BOMA Floor Measurement e-Seminar - Antonio Amaral€ method of measurement contained in the BOMA...

Page # 2 of 45© 2000 BOMA Calgary. No reproduction in any form whatsoever without the prior written consent of BOMA Calgary. Not intended for use as part of the BOMA Standard. For instructional purposes only.

ContentsIntroduction

Disclaimer ................................................................................................. 3Quizzes ..................................................................................................... 3FAQs ......................................................................................................... 3e-Mail a Question ....................................................................................... 4Certificate of Completion ........................................................................... 4Continuing Education Credits .................................................................... 4Technical Support ...................................................................................... 4

Module One - Overview of the Standard ................................................... 5History of the Standard .............................................................................. 6Review Cycle ............................................................................................. 6ANSI ........................................................................................................... 7Lease Clauses .......................................................................................... 8Comparison of “Old” and “New” Standards ............................................. 15

Module Two - Key Terms and Definitions ............................................... 16Gross Building Measurement .................................................................. 18Gross Measured Area .............................................................................. 19Finished Surface...................................................................................... 20Dominant Portion ..................................................................................... 23Major Vertical Penetration ........................................................................ 25Floor Rentable Area ................................................................................. 26Building Common Area ............................................................................ 26Floor Common Area ................................................................................ 26Building Line ............................................................................................ 27Floor Useable Area .................................................................................. 28Basic Rentable Area ................................................................................ 29Floor R/U Ratio ........................................................................................ 29Building R/U Ratio .................................................................................... 29Rentable Area .......................................................................................... 30

Module Three - Application of the Method ............................................. 31The Seven-Step Method .......................................................................... 32Detail of Measurement ............................................................................. 34Key Points to Remember ........................................................................ 36

Appendix 1 - Formulas ...................................................................................39Appendix 2 - Case Studies in Floor Measurement ......................................41Appendix 3 - Key to Building Areas ..............................................................44


Disclaimer

The downloaded version of the BOMA Standard is copyright material.

© 2000 BOMA. All rights reserved. No part of this Standard Method forMeasuring Floor Area in Office Buildings publication may be reproduced ordistributed in any form or by any means, or stored in database or other computerstorage and retrieval system, with the prior written permission of BuildingOwners and Managers Association International. BOMA’s copyright in and tothis publication is protected under United States copyright law, and throughoutthe world under applicable copyright treaties and conventions; infringers may besubject to civil and criminal penalties.

This e-seminar is intended for instructional purposes only. It is not intended toamend or alter the Standard in any way.

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History of the Standard

o Developed in 1915

o 1st revision in 1952

o 2nd revision in 1971 to reflect leasing concepts and practices at the time

o 3rd revision in 1980

o Clarify measurement to exterior wall

o Basic methods for measuring a given floor

o 4th revision in 1989

o Resulted in French translation

o the “unofficial” Q&A section

o Current version approved June 7, 1996.

The Review Cycle

o BOMA International is the Secretariat for the Standard

o Five year Cycle

o Industry consultation

o ANSI Approval

o American National Standards Institute


Lease References

What Standard?

BOMA Floor Measurement StandardCorrect Reference to Use in Leases and Other Legal Documents

When referencing the NEW standard:

ANSI Z65.1 - 1996

When referencing the OLD standard:

ANSI Z65.1 - 1980 (Reaffirmed 1989)


Lease Clauses

Class Exercise

What follows are a number of real world examples of definitions in lease documents.Both examples relate to how area shall be calculated. This exercise involves readingover these two examples for a few minutes, and noting what might be ambiguouswording that might lead to confusion and/or differences of opinion between a tenant anda landlord. Look for references to an authority for determining floor area. Look forreferences to the BOMA Standard. Is that reference clear? Is there any wording, whichmight have the effect of “changing”, or “amending” the Standard? Does measurementget confused with any other concept?

Example 1:

“Rentable Area” means, in respect of any leaseable premises in the Building, the areain square metres of all floor space therein measured in accordance with the BOMAStandard. For the purposes of this Lease, “BOMA Standard” means the StandardMethod for Measuring Floor Area in Office buildings, American National Standard ANSIZ65.1-1980 (Reaffirmed 1989) published by the Building Owners and ManagersAssociation (BOMA). For the purpose of determining Rentable Area under this Lease,the main floor and +15 portions of the Building or Premises, as the case may be, shallbe measured in accordance with the method of measurement for determination ofusable area on a multi-tenant floor as set out in the BOMA Standard. For the purposesof simplicity, any reference to the Rentable Area of the Building or Premises, or anyportion thereof, which contains space on the main floor or +15 portions of the Building,usable area of that portion of the Building or Premises shall be understood. Except forthe main floor and +15 portions of the Building, the office space portion of the Buildingor Premises, as the case may be, shall be measured in accordance with the “RentableArea” method of measurement contained in the BOMA Standard. Any measurement ofthe Premises or Building after the commencement date shall also be in accordancewith this Section. Throughout the Lease, in any references to the area of the Building orthe Premises, it shall be understood that such area was or will be measured inaccordance with this Section.


Example 2:

For the purposes of this lease, the Standard Method for Measuring Floor Area in OfficeBuildings, American National Standard ANSI Z65.1-1980 (Reaffirmed 1989) publishedby the Building Owners and Managers Association (BOMA) (the “BOMA Standards”).The main floor portion of the Building or the Demised Premises, as the case may be,has been measured in accordance with the “usable area” method of measurement setout in the BOMA Standards. Except for the main floor of the Building, the office spaceportion of the Building or the Demised Premises, as the case may be, has beenmeasured in accordance with the “rentable area” method of measurement set out onpage 8 of the BOMA Standards. For the purposes of simplicity, any reference to therentable area of the Building or Premises, or any portion thereof, which contains spaceon the main floor of the Building, usable area of that portion of the Building or DemisedPremises located on the main floor of the Building shall be understood. Further, anymeasurement of the Demised Premises or Building carried out after theCommencement Date shall also be in accordance with this section. The Landlord andTenant agree to the area set out in section 1.01 above and that same has beenmeasured in accordance with this section. Throughout the lease, references to the areaof the Demised Premises or Building, it shall be understood that such area wasmeasured as provided above in this section.


Example 3:

(m) “Rentable Area” means:

in respect of the Premises, the area expressed in square feet of all floorsand mezzanines of all storeys in the Premises multiplied by the Rentable/Useable Ratio determined in accordance with the BOMA (BuildingOwners and Managers Association) Standard Method for MeasuringFloor Area in Office Buildings, (the “BOMA Revised 1989 Standard”);

in respect of the Building, the aggregate area expressed in square feet ofall floors and mezzanines of all storeys in each interior leaseablepremises in the Building calculated in accordance with the BOMAStandard (inclusive of the Premises) as determined by the Landlord fromtime to time acting reasonably and subject always to change inaccordance with this Lease;

i.

ii.


Example 4:

It is understood and agreed that the aforesaid annual rent (hereinafter referred to as“the Basic Rent”) is calculated on the basis of xxxx square feet more or less (hereinafterreferred to as “the Rentable Area”), leased at the rate of $XX per square foot ofRentable Area and that the Rentable Area shall be calculated in accordance with theBOMA Method of Floor Measurement as determined in ANSI/BOMA – Z65.1-1996 withthe final measurement to be determined by the superintending architect for the Landlordexpeditiously following the commencement of the Term of this Lease, whose decisionshall be communicated to the Tenant and shall be final and binding on the partieshereto. In the event that such final measurement shall result in an increase or adecrease in Rentable Area the Basic Rent and the equal monthly installments payableunder this Lease shall be correspondingly adjusted on the basis of the rate per squarefoot as aforesaid and the Tenant shall thereafter pay the landlord, at the times and in themanner aforesaid, as Basic Rent, the amount resulting from such payment.


Example 5:

“Rentable Area” means the area of the Leased Premises, the Building or any partthereof as determined by the Landlord and which may be adjusted from time to time togive effect to any structural or functional change and any change in the leasing pattern inthe Building, and which shall be calculated in accordance with the BOMA ANSIstandards (except to the extent altered by this definition) as follows:

in the case of premises occupying the whole of one or more floors, the RentableArea of such premises shall be determined by measuring to and from the insidefinish of permanent outer Building walls or from the glass line, whichever extendsfurther, but shall not include stairs and elevator shafts (except stairs andelevators exclusively serving the Tenant where the Leased Premises consist ofmore than one floor), flues, stacks, pipe shafts and vertical ducts with theirenclosing walls. Washrooms, air-conditioning equipment rooms, fan rooms,janitors’ closets, electrical closets, and other closets serving that floor or floorsshall be included in the Rentable Area of such premises. No deductions shall bemade for columns and projections necessary to the Building.

a.


Example 5 (continued):

in the case of premises occupying part of a floor, the Rentable Area of suchpremises shall be determined by measuring from and to whichever of thefollowing form the boundaries of such premises: the inside finish of permanentouter Building walls or from the glass line, whichever extends further; the centreof partitions which separate such premises from adjoining premises or publicand/or service areas; and the office side of the corridor walls or other permanentpartitions, without in any case, deduction for columns and projections necessaryto the Building, and includes washrooms, air-conditioning equipment rooms, fanrooms, janitors’ closets, electrical closets and other closets within and servingthe Leased Premises exclusively, but does not include stairs and elevator shaftssupplied by the Landlord for use in common with other tenants, and flues, stacks,pipe shafts or vertical ducts with their enclosing walls within the LeasedPremises; the Rentable Area as so determined shall have added thereto aportion of the area of the public and/or service areas on such floor which, withoutlimitation, shall include corridors, elevator lobbies, washrooms, air-conditioningequipment rooms, fan rooms, janitors’ closets, electrical closets and otherclosets serving that floor. The portion of such area of the public and/or serviceareas so added shall be that portion from time to time which the Rentable Areaof such premises bears to the Rentable Area of all premises leased or set asidefrom time to time for leasing by the Landlord on that floor (including suchpremises).

b.


Example 6 (Industrial Lease)

“Leaseable Area”: the area of the Leased Premises expressed in square feetmeasured from (a) the exterior face of exterior walls, doors and windows; (b) theexterior face of interior walls, doors and windows, separating the Leased Premisesfrom Common Elements, if any; and (c) the centre line of interior party walls separatingthe Leased Premises from adjoining leaseable premises, all as determined by theLandlord’s architect. Leaseable Area includes interior space even if it is occupied byprojections, structures or columns (which may even be Common Elements). TheLeaseable Area of the Building will be equal to the aggregate of the Leaseable Area ofall leaseable premises in the Building, calculated on the foregoing basis.


ITEM ANSI Z65.1 - 1980 ANSI Z65.1 - 1996(Revised 1989)

Floor by floor ..................... Yes Yes, ......... but in the context of a “whole” building.Whole Building ................... No NEW ......... YesUseable Area .................... Yes Yes ......... ModifiedRentable Area ................... Yes Yes ......... ModifiedOffice Area........................ Yes Yes ......... ModifiedStore Area ........................ Yes Yes ......... ModifiedConstruction Area ............. Yes No ......... See Gross Building Area.Finished Surface ............... Yes Yes ......... Minor clarificationMajor Vertical Penetration . Yes Yes ......... But greater clarity givenDominant Portion .............. Yes Yes ......... Greater clarity to definition and

application givenGross Building Area ........... No NEW ......... Means, essentially Construction area

and measures to the outside of buildingoutside finished surfaces.

Gross Measured Area ........ No NEW ......... Total area enclosed by DominantPortion. There are some exclusions.

Floor Rentable Area ........... No NEW ......... Method to determine rentable areaon each floor.

Building Common Area ...... No NEW ......... Defines the areas normally used forGrossing up lease. Deals specificallywith main building lobbies, which theprevious version of the Standard did not.

Floor Useable Area. ........... No NEW ......... Determines useable areas on each floor.Floor Common Area .......... No NEW ......... Method of determining common areas

unique to a particular floor.Basic Rentable Area .......... No NEW ......... Method for allocating common areas to

tenant premises.Building Rentable Area ...... No NEW ......... Reflects shift to “total” building approach

to measurement.Building R/U Ratio .............. No. NEW ......... Conversion factor that distributes the

Building Common Area

Summary and Comparison of New Elements in the1980(1989) and 1996 Versions of the Standard

Table 1.1


Key Terms, Definitions and Concepts

In this Module we will discuss these Key Terms, Definitions and Concepts:

o GROSS BUILDING MEASUREMENT

o GROSS MEASURED AREA

o FINISHED SURFACE

o DOMINANT PORTION

o MAJOR VERTICLE PENTRATION

o FLOOR RENTABLE AREA

o BUILDING COMMON AREA

o FLOOR COMMON AREA

o BUILDING LINE

o FLOOR USEABLE AREA

o BASIC RENTABLE AREA

o FLOOR R/U RATIO

o BUILDING R/U RATIO

o BUILDING RENTABLE AREA

o RENTABLE AREA

As a visual cue for learners, all the key terms and definitions are expressed inUPPERCASE text. These terms you will see repeatedly and you should be familiarwith them.


GROSS BUILDING MEASUREMENT

o Same as CONSTRUCTION AREA in old standard

o Sum of all areas enclosed by building envelope

o Only time building measured to exterior

o Not used for leasing

o Used for valuation

Illustration 2.1


o Total area enclosed by DOMINANT PORTION

o Starting point for subsequent measurements

o Include all areas in a building

GROSS MEASURED AREAIllustration 2.2


o Tangible surfaces

o Walls

o Ceilings

FINISHED SURFACE

Illustration 2.3


o DOMINANT PORTION 50% or more to be a FINISHED SURFACE

o Perimeter heating cabinet not a FINISHED SURFACE

FINISHED SURFACEIllustration 2.4 A


FINISHED SURFACE

o If no DOMINANT PORTION

o 50% or more guideline

o Point where wall intersects the floor

Illustration 2.4 B


DOMINANT PORTION

o DOMINANT PORTION may change along a wall.

o No deductions for columns

Illustration 2.4 C

Illustration 2.4 D


Note how the line of the FINISHEDSURFACE passes through the column.


Note how the dominant portion shifts as thetransition from a solid outer wall is made to aglass wall. (DOMINANT PORTION is 50% ormore of the vertical dimension from theFINISHED SURFACE of the floor to theFINISHED SURFACE of the ceiling.)

o Area of column shared equally

as determined by DOMINANT

PORTION

FINISHED SURFACE

Note how the DOMINANT PORTION isshared in instances where solid wallsintersect and where glass wall intersect.Where would the DOMINANT PORTIONoccur in a situation where a glass wallintersects with a solid wall?

Illustration 2.6

Illustration 2.5

Illustration 2.8 A Illustration 2.8 B

Illustration 2.7


Major Vertical Penetration

FLOOR RENTABLE AREA means the total area of the floor surface minus any MAJORVERTICAL PENTRATIONS.

Definition: GROSS MEASURED AREA minus MAJOR VERTICAL PENETRATIONSequals FLOOR RENTABLE AREA

o Stairwells

o Elevator shafts

o Flues

o Pipe shafts

o Vertical ducts

o Atrium

o And their support structures

o 1 Sq. Ft. Guideline.

Illustration 2.9


FLOOR RENTABLE AREA

o OFFICE AREAs

o STORE AREAs

o BUILDING COMMON AREAs

BUILDING COMMON AREAs

BUILDING COMMON AREA is comprised of those areas of the building that provideservices to all building tenants, but which are not either an OFFICE AREA or STOREAREA. Common areas are external to the tenant premises and all tenants have accessto them.

o Lobbies

o Atrium

o Concierge area

o Security desk

o Conference rooms

o Lounge, vending area

o Food service facilities

o Health or fitness center

o Daycare facility

o Locker or Shower

Exclusions from BUILDING COMMON AREAs

o FLOOR COMMON AREAs

o Parking space

o Portions of loading docks outside the building line

o MAJOR VERTICAL PENETRATIONS


o Take note of special

circumstance effecting

building line.

BUILDING LINE

Illustration 2.11

Illustration 2.12


BUILDING COMMON AREAs

o Exclusive to tenants in building

o Do they pay rent?

o Does building subsidize?

FLOOR USEABLE AREA = SUM(USEABLE AREAs of OFFICE AND STOREAREAs) + (USEABLE AREAs OF BUILDING COMMON AREAs)

o Determine DOMINANT PORTION of outer building wall

o Centre of demising walls.

o Inside (tenant area) of corridor walls.


Floor Useable Area

Shall mean the sum of useable areas of office areas, store areas and building commonareas of a floor. The amount of floor useable area can vary over the life of a building ascorridors expand and contract and as floors are remodeled.


Basic Rentable Area

BASIC RENTABLE AREA of an OFFICE AREA, STORE or BUILDING COMMONAREA shall mean the USABLE AREA of that OFFICE AREA, STORE AREA orBUILDING COMMON AREA and its share of the FLOOR COMMON AREAs on thatfloor. BASIC RENTABLE AREA is determined by multiplying the USABLE AREA ofthat OFFICE AREA, STORE AREA or BUILDING COMMON AREA by the FLOOR R/URATIO. The total BASIC RENTABLE AREAs on a floor shall equal the FLOORRENTALBE AREA of that same floor.

Floor R/U Ratio

Shall mean the conversion factor that, when applied to useable area, gives the basicrentable area of the office area, store area or building common area. To calculate theFloor R/U RATIO, divide the FLOOR RENTABLE AREA by the FLOOR USEABLEAREA. The floor r/u ratio is important since it is used to calculate other spatialrelationships such as BUILDING R/U RATIO, RENTABLE AREA and others that will bediscussed later in this presentation.

Building R/U Ratio

Shall mean the conversion factor that distributes the building common area of abuilding. This is calculated dividing BUILDING RENTABLE AREA by the difference ofBUILDING RENTABLE AREA MINUS BASIC RENTABLE AREA of the BUILDINGCOMMON AREA.


Rentable Area

RENTABLE AREA shall mean the USABLE AREA of an OFFICE AREA or STOREAREA with its associated share of FLOOR COMMON AREAs and BUILDINGCOMMON AREAs. RENTABLE AREA is determined by multiplying the USEABLEAREA of an OFFICE AREA or STORE AREA by the R/U RATIO. The total of allRENTABLE AREAs equals the BUILDING RENTABLE AREA for the building.RENTABLE AREA is determined by dividing the product of USABLE AREA timesFLOOR R/U RATIO by the BUILDING R/U RATIO.

What we have done here is to first distribute, or “gross up” a floor by a factor of thecommon area on that floor, then factor in a proportionate share of the building commonareas, thereby equitably distributing all common areas of the building to all other areas.

All the ratios and formulas used in conjunction with the Standard Method of FloorMeasurement are include in the Standard Document and in Appendix One of yourworkbook.


Applications

o The Seven-Step Method

o Detail of Measurement

o Store Areas on the Ground Floor

o Distribution of Common Areas

o Measuring Building Common Areas

o Key Points to Remember

The Seven Step Method

The following steps must be followed to obtain the Rentable Area of an office Area orStore Area. Please note that an Office Area located in a Store Area is measured asStore Area.

1. Determine, for record keeping, the overall GROSS BUILDING AREA.

2. Ascertain the GROSS MEASURED AREA of each floor of the

building, applying the concepts of FINISHED SURFACE

and DOMINANT PORTION.


The Seven Step Method (continued)

3. Establish the FLOOR RENTABLE AREA for each floor by deducting

from each floor gross measured area of the area of its major vertical

penetrations.

4. Measure the USEABLE AREA of Office areas, store areas and

BUILDING COMMON AREAS on each floor to determine each

FLOOR USEABLE AREA.

5. Determine the FLOOR COMMON AREA of every floor by subtracting

from each FLOOR RENTABLE AREA its FLOOR USEABLE AREA.

6. The FLOOR COMMON AREA is allocated to each USEABLE AREA

on that floor by applying that floor R/U RATIO. The result is the

BASIC RENTABLE AREA.

7. The BUILDING COMMON AREA is allocated to each

BASIC RENTABLE AREA by applying the Building R/U Ratio.

The result is the Rentable area.

Note that the RENTABLE AREA can be calculated by applying to the USABLE AREAof Office Area and Store Area the R/U RATIO (Building R/U Ratio x Floor R/U Ratio).See charts on pages 26 – 27 of the Standard Document for a summary of theinterrelationship of areas.


Measuring Tenant Areas

Measure area enclosed by:

o FINISHED SURFACE of office side of corridor walls

o DOMINANT PORTION of permanent outer walls

o Centre line of walls separating other tenants

o Centre line separating BUILDING COMMON AREAs

Illustration 3.1


Measuring BUILDING COMMON AREA

o Measured like an office or store area

o Will have a USEABLE and BASIC RENTABLE AREA.

o Areas that provide services to all building tenantsIllustration 3.2


BUILDING COMMON AREAs may convert to tenant areas.

o E.g. conference rooms

o Share of FLOOR COMMON AREA and

BUILDING COMMON AREA already calculated

o Area summary chart is a valuable record

Calculating RENTABLE AREA

o Key concept:

o BUILDING RATIO

Summary

Points to remember:

o Standard is not law

o Be consistent and accurate in applying principles.

o Keep detailed records.

o 2% variance is acceptable

o Know all the detail of the Standard vis a vis the building

o The guidelines are a set, not to be modified

o Whole building measurement on a floor by floor basis

o Insist on copy of CAD file of building drawings used for

measurement purposes.

o Notify tenants if converting to different form of measurement.

o Provide explanation of why it is better.


Workbook Table 3.1Comparison of Revenue Calculations for Hypothetical BuildingArea Calculations Using “Old” and “New” Methods of Measurement 1

RENTABLE Areas

(BASIC RENTABLE AREA in 1996 Standard) Calculation Based on 1980 (1989) StandardOffice ...................................... 83,298 SFStore ...................................... 13,440 SFTotal Area .............................. 96,738 SF

Total RevenueRent @ $10.00/SF .................. $967,380Op. Costs @ $5.00/SF ........... $483,690$15.00/SF .............................. $1,451,070

BASIC RENTABLE AreasCalculation Based on 1996 Standard

Office ...................................... 95,559 SFStore ...................................... 15,978 SFTotal Area .............................. 110,978 SF

Total RevenueRent @ $8.72/SF .................... $967,380Op. Costs @ $4.36/SF ........... $483,690$13.08/SF .............................. $1,451,070

1 This hypothetical building is calculated using the methodology for the “Old” Standard ANSIZ65.1-1980 (Revised 1898) and the “New” Standard ANSI Z65.1-1996.



In these two examples, the assumption is “revenue neutral” result when changing fromthe Old method of measurement, to the new method of measurement. The 1996Standard provides mechanisms to account for all areas in a building whereas theprevious version did not. Note what happens to the unit costs for rent and operatingcosts. Theoretically, the tenant will see more space, but the same total occupancy costfor their space. Experience suggests some tenants do not understand why there isadditional space. The new Standard provides the mechanism to identify and accountfor all areas within the building envelope. Care should be taken to communicate thisdifference to tenants.

Table 3.1 provides information on a hypothetical building measured using the “old” and“new” Standards. Note the increase in area by some 14,200 sq. ft. There is anincrease in area because the 1996 Standard provides a mechanism to include allareas within the building envelope. In the earlier versions of the Standard, no specificprovision was made to measure such things as mechanical penthouses, and main floorareas.

Notice what happens to the distribution of rent and operating costs on a unit basisunder the new Standard. This assumes, of course, a “revenue neutral” scenario. Itbecomes a question of ethics, among other things, to use the conversion to effectivelyraise rent. Some reports indicate this has happened and it has not been well receivedby tenants. Remember: measurement is a concept distinct from business decisions.



APPENDIX 1Formulas

Ratios and Formulas

o FLOOR R/U RATIO = FLOOR RENTABLE AREA)FLOOR USEABLE AREA

o BASIC RENTABLE AREA = USABLE AREA x FLOOR R/U RATIO

o BUILDING R/U = BUILDING RENTABLE AREA ) (BUILDING RENTABLE

AREA - BASIC RENTABLE AREA OF BULDING COMMON AREA)

o RENTABLE AREA = BASIC RENTABLE AREA x BUILDING R/U RATIO

o R/U RATIO = FLOOR R/U RATIO x BUILDING R/U RATIO

o RENTABLE AREA = USABLE AREA x R/U RATIO

BUILDING R/U RatioDefinition:

Ratio that distributes the BUILDING COMMON AREA


APPENDIX 1RENTABLE AREA

Definition:The USABLE AREA of the office plus its share of FLOOR COMMON AREA and

BUILDING COMMON AREA

R/U RatioDefinition:

Ratio that distributes the FLOOR COMMON AREA and the BUILDING

COMMON AREA

Calculations

1) USABLE AREA X FLOOR R/U RATIO = BASIC RENTABLE

2) BASIC RENTABLE X BUILDING R/U RATIO = RENTABLE AREA


Appendix 2

Case Studies in Floor Measurement

“Where Does the Line Go?”

The following three diagrams are real world example showing where a contractor hadproposed to locate a line to where measurement would be taken. On Drawing No. 1this line is the dark or heavy dotted-line defined as “Building Common Area Line”.Using the principles, terms and definitions you learned in the BOMA e-Seminar onFloor Measurement, study this line and determine if you think this line is correct. If youwere to change it, to what points would you take the measurement, and why? (Hint:There are several different errors on this drawing.)


On Drawing No. 2 is the detail of a main entry lobby to a building. Again a contractorhad proposed to locate a line to where measurement would be taken. On Drawing No.2 this line is the dark or heavy line defined as “Building Common Area Line”. “. Usingthe principles, terms and definitions you learned in the BOMA e-Seminar on FloorMeasurement, study this line and determine if you think this line is correct. If you wereto change the placement of this line, to what points would you take the measurementand why? (Hint: There are several different errors on this drawing.)

Appendix 2



On Drawing No. 3 we see a detail of a floor area showing a section of a permanentouter building wall on a typical floor. The consultant has shown a dark line labeled“Useable Area Line of Upper Floors”. Given the principles of BOMA FloorMeasurement do you think this line is correct? What factors would you take intoaccount in determining the correct points of measurement in this situation?

Appendix 2



Appendix 3

Key to Building Areas

The following are descriptive references to numbered areas on drawings used inthis e-Seminar.

1 ....... Lobby

2 ....... Elevator

3 ....... Electricity

4 ....... Janitor

5 ....... Fire Command

6 ....... Building Maintenance

7 ....... Fan Room

8 ....... Ventilation Shaft

9 ....... Trash Dumpster

10 ..... Loading Dock

11 ..... Electrical Room

12 ..... Fire Pump

13 ..... Vending Machines

14 ..... Exercise Club

15 ..... Exit Corridor

16 ..... Retail Service Corridor

17 ..... Store Area

18 ..... Security

19 ..... Restaurant

Illustration 2.10

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