BOMA ANSI Standards-Bebart

2010 Barry Bebart Architecture P.C.
Measuring Office Buildings

A Review of BOMA Standards
A Presentation for:
The National Association
of Realtors.
BARRY BEBART ARCHITECTURE P.C.
Background.
Basic Principles.
Multi-tenant floor example.
Ground floor example.
Calculations.
Common questions.
References and resources.
Solomon Cordwell Buenz & Associates Inc. 2009
Background . Principles . Examples . Questions
BOMA Standard.
Building Owners and Managers Association
and an ANSI Standard.
Used Throughout US and Canada except for New

York City Metro Area and Washington DC Metro
Area.
GSA uses BOMA Standard as a reference with some
slight differences.
ISO 9836 used in Europe.
RICS Standard in UK.
National Standard Method for Measuring Areas in

Office Buildings.
IFMA Standard used for Facility Management in US

but deals mostly with interdepartmental space
allocation.
BOMA Standard Commoditizes Office Real

Estate.
Allows for accurate comparison of office
space costs and expenses across the
country.
Allows lease comparison locally and
regionally.
BOMA Standard allow comparison of energy
costs, maintenance costs, construction
costs.
BOMA Standard allows LEED Energy
Certification system to work.
BOMA Standard Establishes:

Definitions.
Standardized Measurement Methods.
Standardized Calculation Methods.
Standardized Calculation Format.

Definitions.

Definitions.

Definitions.
Gross Measured Area
Gross Measured Area is

measured to the INSIDE
dominant face of the building
and includes all interior area.
Gross Measured Area is

the start point for BOMA
area calculations.
Gross Building Area
Gross Building Area is measured to the

OUTSIDE face of the building and
includes all interior area. It is the total
constructed building area.
Gross Building Area is

NOT used for BOMA area
calculations unless the
entire building is leased.
This area is also called
Construction Area.
Floor Rentable Area
Floor Rentable Area is measured

to the inside face of the building
and includes all interior area
except Vertical Penetrations.
Vertical Penetrations include fire

stairs, elevator shafts, plumbing
and ductwork shafts.
Gross Measured Area Vertical

Penetrations =
Floor Rentable Area
Vertical Penetrations are

excluded from all rentable
area calculations. BOMA
provides no means for
landlord to charge rent on
vertical penetrations.
Floor Common Areas are shared

among the floors tenants and
include toilet rooms, corridors,
electrical rooms, tele/data closets,
etc.
Floor Common Area is

proportionally shared
among the floors
tenants.
Usable Area
Floor Usable Area
Floor Usable Area is the Gross

Measured Area minus the Floor
Common Area and Vertical
Penetrations.
Floor Common Area

Vertical Penetrations
The ratio of Floor Usable
Area to Floor Common
Area is the Floor R/U Ratio;
often referred to as Floor
Loss Factor, Add-On
Factor, Common Area
Factor.
Gross Measured Area Floor

Common Area Vertical
Penetrations =
Floor Usable Area
Floor Rentable Area

Floor Usable Area =
Floor Rentable/Usable
Ratio.
Gross Measured Area
20,000sf
2,000sf
Floor Rentable Area

18,000sf
Also known as Floor

Loss Factor.
Or Add On Factor
18,000/16,000 =
1.125
If the corridor
configuration
changes then the
Floor R/U ratio
changes.
Gross Measured Area
20,000sf
Floor Common Areas +

4,000sf
Floor Useable Area

16,000sf
Example Multi-Tenant Floor Area Calculation.
Floor is comprised of:

Four Tenant Spaces.
Floor Common Areas: Common corridor,
restrooms, elevator lobby, electrical closet,
telephone closets shared by all four tenants.
Vertical Shafts and Penetrations.
Floor Rentable/Usable Ratio is used to allocate the

areas of shared Floor Common Areas to the
tenants.
If a tenant occupies 50% of the Floor Rentable Area
then 50% of the Floor Common Area is allocated to
the tenant as a Add-On Factor.
Every space on the floor is rented.
Floor Loss Factor vs.

Add-On factor are the
same number and an
indicator of efficiency.
What you call it depends
upon your viewpoint.
Suite 4
Typical Floor Plate with Four Suites:
4,000 USF
Suite 3
Suite
Suite
Suite
Suite
Suite 1
6,000 USF
2,000 USF
1
2
3
4
=
=
=
=
Total
2,000 usf
4,000 usf
6,000 usf
4,000 usf
16,000 usf
Floor Rentable/Usable Ratio is 1.125

Floor Common Areas are 2,000 sq. ft.
Floor Rentable Area is 18,000 sq. ft.
The 1.125 ratio will allocate the floor common
areas to the tenant spaces.
Suite 2
4,000 USF
Suite 4
4,000 USF
Suite
Suite
Suite
Suite
Suite 3
Suite 1
6,000 USF
2,000 USF
Total
1
2
3
4
=
=
=
=
2,000 usf x 1.125 =

4,000 usf x 1.125 =
6,000 usf x 1.125 =
4,000 usf x 1.125 =
2,250 RSF
4,500 RSF
6,750 RSF
4,500 RSF
16,000 usf x 1.125 = 18,000 RSF
Suite 2
4,000 USF
Suite 4
4,000 USF
X 1.125 = 4,500 RSF
Suite 3
Suite 1
6,000 USF
2,000 USF
X 1.125 =
X 1.125 =
6,750 RSF
2,250 RSF
Suite
Suite
Suite
Suite
1
2
3
4
Total
=
=
=
=
2,000 usf x 1.125 =

4,000 usf x 1.125 =
6,000 usf x 1.125 =
4,000 usf x 1.125 =
2,250 RSF
4,500 RSF
6,750 RSF
4,500 RSF
16,000 usf x 1.125 = 18,000 RSF
Suite 2
4,000 USF
X 1.125 = 4,500 RSF
Suite 4 4,000 USF

12.5% Floor Usable

Suite
Suite
Suite
Suite
Suite 3
Suite 1
6,000 USF
2,000 USF
37.5% Floor
Usable
12.5% Floor
Usable
Suite 2 4,000 USF

25% Floor Usable
Total
1
2
3
4
2,000 usf = 12.5% Floor Usable Area

4,000 usf = 25% Floor Usable Area
16,000 usf
Floor Common Area 2,000

SF
Another way to look at it

is to proportionally
assign Floor Common
Area to tenant spaces.
10
Suite 4 4,000 USF

12.5% Floor Usable
Suite 1
Suite 2
Suite 3
Suite 4
Total
4,500 RSF
Suite 3
Suite 1
6,000 USF
2,000 USF
37.5% Floor
Usable
12.5% Floor
Usable
6,750 RSF
2,250 RSF
Suite 2 4,000 USF

25% Floor Usable
4,500 RSF

16,000 usf
Suite 1 2,000 usf 12.5%

Floor Common Area 2,000 usf x 12.5% = 250
2,000 usf + 250 = 2,250 RSF
Suite 2 4,000 usf 25%
Floor Common Area 2,000 x 25% = 500
4,000 usf + 500 = 4,500 RSF
Suite 3 6,000 usf 37.5%
Floor Common Area 2,000 x 37.5% = 750
6,000 + 750 = 6,750 RSF
Suite 4 4,000 usf 25%
Floor Common Area 2,000 x 25% = 500
2,000 + 500 = 4,500 RSF
Input Areas Into

BOMA Standard
Calculation
Format.
11
Excel Version of BOMA Format:
BOMA Format spreadsheet indicates

formulas and calculations that
correspond with Column Numbers
12
Quantities from multitenant floor example

inserted into BOMA
Format spreadsheet
Notice that Gross

Building Area is NOT
used in the calculations
13
Building Common Areas

and Building R/U Ratio
are not yet
accommodated.
Building Common Areas are shared

among all of the buildings tenants
just as Floor Common area are shared
among a Floors tenants.
14
The buildings Rentable Area to

Usable Area Ratio is calculated and
then multiplied against a tenants
Basic Rentable Area to determine
Total Rentable Area .
Example Building Ground Floor

Area Calculation:
Stairwell Exit
Corridor
Building
Mechanical
Room
Building
Electrical Room
Building
Telephone
Room
Building
Management
Office
Fire Pump Room
Building
Lobby
Building Common Areas are

spaces that provide services to all
building tenants including the
Lobby, Mechanical Rooms,
Building Management Office, Fire
Pump Rooms, Exit Corridors that
serve the stairs, etc.
Building Common Area is

proportionally shared
among the buildings
tenants.
15
If this corridor did NOT

serve the stair as an exit
path it would be Floor
Common Area.
Example Building Ground Floor

Area Calculation:
Only areas that serve the entire

building are Building Common
Areas.
Floor Telephone Closets
are NOT Building Common
Areas.
Corridor serving a tenant

is NOT a Building
Common Area.
Gross Measured Area
Just like with multi-tenant floors,

the Ground Floor Gross
Measured Area is measured to
the inside dominant face of the
building and includes all interior
area.
16
This floor has a smaller Gross

Measured Area because the window
wall is located inside of the perimeter
columns.
Dominant Face of the building

perimeter establishes the boundary
of Gross Measured Area.
Gross Measured Area
Dominant Face of the building

perimeter establishes the
boundary of Gross Measured
Area.
Gross Measured Area
17
Floor Rentable Area
Gross Measured Area Vertical

Penetrations =
Like a multi-tenant floor, Ground

Floor Rentable Area is measured to
the inside face of the building and
includes all interior area except
Vertical Penetrations.
Building Common Areas

are included in the ground
floor rentable area.
Floor Rentable Area
Just like multi tenant floors,

ground Floor Common Areas are
shared among the floors tenants
and include toilet rooms,
corridors, electrical rooms,
tele/data closets, etc.
For allocating Floor Common
Area purposes the Building
Common Areas are considered
as just another tenant.
Building Lobby,
Management Office and
other building equipment
rooms beneficially use the
floor common areas
18
Floor Common Area

Ground Floor Usable Area is the
Gross Measured Area minus the
Floor Common Area and Vertical
Penetrations.
Floor Usable Area
Gross Measured Area Floor

Common Area Vertical
Penetrations =
Floor Usable Area
Building Rentable/Usable Ratio

distributes the Building Common
Areas among all of the tenant
spaces.
The ratio of Building

Usable Area to Building
Common Area is the
Building R/U Ratio; often
referred to as Building
Loss Factor or Building
Add-On Factor.
19
2,000 USF
Floor Common Area

2,000 USF
Suite 1
Example Ground Floor:

Suite 1 = 12,000 usf
Suite 2 = 3,000 usf
Suite 3 = 10,000 usf
Suite 2
12,000 USF
Suite 3
3,000 USF
10,000 USF
Total
25,000 usf
Floor Rentable/Usable Ratio is 1.13

Floor Common Areas are 2,000 sq.
ft.
Building Common Areas are 5,000
sq. ft.
Floor Rentable Area is 30,000 sq. ft.
Vertical Penetrations are 2,000 sq.
ft.
Building Common Area

USF
5,000
Rentable Area to Usable Area Ratio

is the Building Rentable Area
divided by the sum of the floor
rentable areas less Building
Common Areas.
20
Like the Floor R/U Ratio, the Building

R/U Ratio proportionally applies
Building Common Areas among the
buildings tenants .
Every space in the building is

rented.
The buildings Rentable Area to

Usable Area Ratio is then multiplied
against a tenants Basic Rentable Area
to determine Total Rentable Area .
21
Generating the Building R/U

Ratio requires calculating the
areas of the entire building.
Common questions regarding BOMA:

Q. Why does the Floor Loss Factor vary within a
building?
A. The configuration of corridors varies from
floor to floor. Floor Loss Factor differs
depending upon corridor arrangement.
Q. How are Atrium Spaces accommodated?

A. The lowest level of a building lobby atrium is
calculated as Building Common Area. The
upper levels of space are not included in
Rentable Area and are treated as shafts and
vertical penetrations.
Q. Does BOMA apply to Retail Spaces?

A. BOMA is intended for measurement of Office
buildings. A method to measure Store areas
within office buildings is included for mixed
use arrangements. For this purpose, Stores are
measured the same as office areas.
Q. Is parking included as rentable space?
Q. Does BOMA apply to Industrial Spaces?
A. The elevator lobby is Usable Area. The

Restrooms are included as Rentable Area. For
full floor tenants the Floor R/U Ratio is
essentially zero.
A. No. A different standard, 2004 BOMA-SIOR, is

used for industrial buildings.
A. No.
Q. For a full floor tenant are the elevator lobby
and restrooms Usable Area?
22
References and Resources:
Copies of ANSI/BOMA 1996 are available at:

www.boma.org.
Or at: www.bomachicago.org.
Another useful document is:

Answers to 25 Key Questions about
ANSI/BOMA Standard
Available from BOMA or BOMA Chicago.
23

BOMA ANSI Standards-Bebart

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2010 Barry Bebart Architecture P.C.

Measuring Office Buildings

BARRY BEBART ARCHITECTURE P.C.

2010 Barry Bebart Architecture P.C.

Measuring Office Buildings

BARRY BEBART ARCHITECTURE P.C.

Solomon Cordwell Buenz & Associates Inc. 2009

Background . Principles . Examples . Questions

2010 Barry Bebart Architecture P.C.

Measuring Office Buildings

BARRY BEBART ARCHITECTURE P.C.

Used Throughout US and Canada except for New

ISO 9836 used in Europe.

RICS Standard in UK.

Solomon Cordwell Buenz & Associates Inc. 2009

National Standard Method for Measuring Areas in

IFMA Standard used for Facility Management in US

Background . Principles . Examples . Questions

2010 Barry Bebart Architecture P.C.

Measuring Office Buildings

BOMA Standard Commoditizes Office Real

BARRY BEBART ARCHITECTURE P.C.

Solomon Cordwell Buenz & Associates Inc. 2009

Background . Principles . Examples . Questions

2010 Barry Bebart Architecture P.C.

Measuring Office Buildings

BOMA Standard Establishes:

BARRY BEBART ARCHITECTURE P.C.

Solomon Cordwell Buenz & Associates Inc. 2009

Background . Principles . Examples . Questions

2010 Barry Bebart Architecture P.C.

Measuring Office Buildings

BOMA Standard Establishes:

BARRY BEBART ARCHITECTURE P.C.

Solomon Cordwell Buenz & Associates Inc. 2009

Background . Principles . Examples . Questions

2010 Barry Bebart Architecture P.C.

Measuring Office Buildings

BOMA Standard Establishes:

BARRY BEBART ARCHITECTURE P.C.

Solomon Cordwell Buenz & Associates Inc. 2009

Background . Principles . Examples . Questions

2010 Barry Bebart Architecture P.C.

Measuring Office Buildings

BOMA Standard Establishes:

BARRY BEBART ARCHITECTURE P.C.

Solomon Cordwell Buenz & Associates Inc. 2009

Background . Principles . Examples . Questions

2010 Barry Bebart Architecture P.C.

Measuring Office Buildings

Gross Measured Area

Gross Measured Area is

Gross Measured Area is

BARRY BEBART ARCHITECTURE P.C.

Solomon Cordwell Buenz & Associates Inc. 2009

Background . Principles . Examples . Questions

2010 Barry Bebart Architecture P.C.

Measuring Office Buildings

Gross Building Area

Gross Building Area is measured to the

Gross Building Area is

BARRY BEBART ARCHITECTURE P.C.

Solomon Cordwell Buenz & Associates Inc. 2009

Background . Principles . Examples . Questions