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

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2 Cntents Intrductin Disclaimer... 3 Quizzes... 3 FAQs a Questin... 4 Certificate f Cmpletin... 4 Cntinuing Educatin Credits... 4 Technical Supprt... 4 Mdule One - Overview f the Standard... 5 Histry f the Standard... 6 Review Cycle... 6 ANSI... 7 Lease Clauses... 8 Cmparisn f Old and New Standards Mdule Tw - Key Terms and Definitins Grss Building Measurement Grss Measured Area Finished Surface Dminant Prtin Majr Vertical Penetratin Flr Rentable Area Building Cmmn Area Flr Cmmn Area Building Line Flr Useable Area Basic Rentable Area Flr R/U Rati Building R/U Rati Rentable Area Mdule Three - Applicatin f the Methd The Seven-Step Methd Detail f Measurement Key Pints t Remember Appendix 1 - Frmulas...39 Appendix 2 - Case Studies in Flr Measurement...41 Appendix 3 - Key t Building Areas...44 Page # 2 f BOMA Calgary. N reprductin in any frm whatsever withut the prir written cnsent f BOMA Calgary. Nt intended fr use as part f the BOMA Standard. Fr instructinal purpses nly.

3 Disclaimer The dwnladed versin f the BOMA Standard is cpyright material BOMA. All rights reserved. N part f this Standard Methd fr Measuring Flr Area in Office Buildings publicatin may be reprduced r distributed in any frm r by any means, r stred in database r ther cmputer strage and retrieval system, with the prir written permissin f Building Owners and Managers Assciatin Internatinal. BOMA s cpyright in and t this publicatin is prtected under United States cpyright law, and thrughut the wrld under applicable cpyright treaties and cnventins; infringers may be subject t civil and criminal penalties. This e-seminar is intended fr instructinal purpses nly. It is nt intended t amend r alter the Standard in any way. Quizzes After each e-seminar, yu are required t take a brief nline quiz. Each quiz cnsists f 10 multiple chice questins and shuld take a few minutes t cmplete. Yu must pass each quiz befre prceeding t the next mdule. If yu d nt pass the quiz, yu may access the Answer Key and retake the quiz. Then, yu may prceed t the next mdule. Yur persnalized Curse Outline page details yur ptins as yu advance thrugh each Mdule, Quiz, and Answer Key. After yu finish viewing each e- Seminar, yu will be autmatically directed back t the Curse Outline page. FAQs If yu have a questin regarding the curse material, yu may refer t the Frequently Asked Questins (FAQs) buttn lcated n yur Curse Outline page. Page # 3 f BOMA Calgary. N reprductin in any frm whatsever withut the prir written cnsent f BOMA Calgary. Nt intended fr use as part f the BOMA Standard. Fr instructinal purpses nly.

4 a Questin If yu dn t find yur questin in the FAQs sectin, yu can yur questin directly t BOMA by: a. pausing the e-seminar at anytime and clicking n the buttn t the left f the vide screen; r b. if yu are n the Curse Outline page, clicking n the buttn at the tp f the page. A BOMA administratr will respnd t yur questin as sn as pssible. Certificate f Cmpletin Upn successful cmpletin f the e-seminar, yu are entitled t a Certificate f Cmpletin. When yu finish the final quiz, please click n the Certificate f Cmpletin link, which is the final ptin n yur Curse Outline page. BOMA will send yur persnalized certificate in the mail. Cntinuing Educatin Credits If yu are in a jurisdictin fr which cntinuing educatin credits are required, yu may receive credits fr this e-seminar T btain cntinuing educatin credits, yu may use the Certificate f Cmpletin as evidence that yu have successfully cmpleted this prgram. Technical Supprt Befre beginning the e-seminar, we encurage yu t visit the Technical Supprt link lcated n the tp menu f the Web site. This sectin utlines sme cmmn technical difficulties and includes a FAQs sectin. Fr further assistance, please call ur 24/7 Technical Supprt Center at Page # 4 f BOMA Calgary. N reprductin in any frm whatsever withut the prir written cnsent f BOMA Calgary. Nt intended fr use as part f the BOMA Standard. Fr instructinal purpses nly.

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6 Histry f the Standard Develped in st revisin in nd revisin in 1971 t reflect leasing cncepts and practices at the time 3rd revisin in 1980 Clarify measurement t exterir wall Basic methds fr measuring a given flr 4th revisin in 1989 Resulted in French translatin the unfficial Q&A sectin Current versin apprved June 7, The Review Cycle BOMA Internatinal is the Secretariat fr the Standard Five year Cycle Industry cnsultatin ANSI Apprval American Natinal Standards Institute Page # 6 f BOMA Calgary. N reprductin in any frm whatsever withut the prir written cnsent f BOMA Calgary. Nt intended fr use as part f the BOMA Standard. Fr instructinal purpses nly.

7 Lease References What Standard? BOMA Flr Measurement Standard Crrect Reference t Use in Leases and Other Legal Dcuments When referencing the NEW standard: ANSI Z When referencing the OLD standard: ANSI Z (Reaffirmed 1989) Page # 7 f BOMA Calgary. N reprductin in any frm whatsever withut the prir written cnsent f BOMA Calgary. Nt intended fr use as part f the BOMA Standard. Fr instructinal purpses nly.

8 Lease Clauses Class Exercise What fllws are a number f real wrld examples f definitins in lease dcuments. Bth examples relate t hw area shall be calculated. This exercise invlves reading ver these tw examples fr a few minutes, and nting what might be ambiguus wrding that might lead t cnfusin and/r differences f pinin between a tenant and a landlrd. Lk fr references t an authrity fr determining flr area. Lk fr references t the BOMA Standard. Is that reference clear? Is there any wrding, which might have the effect f changing, r amending the Standard? Des measurement get cnfused with any ther cncept? Example 1: Rentable Area means, in respect f any leaseable premises in the Building, the area in square metres f all flr space therein measured in accrdance with the BOMA Standard. Fr the purpses f this Lease, BOMA Standard means the Standard Methd fr Measuring Flr Area in Office buildings, American Natinal Standard ANSI Z (Reaffirmed 1989) published by the Building Owners and Managers Assciatin (BOMA). Fr the purpse f determining Rentable Area under this Lease, the main flr and +15 prtins f the Building r Premises, as the case may be, shall be measured in accrdance with the methd f measurement fr determinatin f usable area n a multi-tenant flr as set ut in the BOMA Standard. Fr the purpses f simplicity, any reference t the Rentable Area f the Building r Premises, r any prtin theref, which cntains space n the main flr r +15 prtins f the Building, usable area f that prtin f the Building r Premises shall be understd. Except fr the main flr and +15 prtins f the Building, the ffice space prtin f the Building r Premises, as the case may be, shall be measured in accrdance with the Rentable Area methd f measurement cntained in the BOMA Standard. Any measurement f the Premises r Building after the cmmencement date shall als be in accrdance with this Sectin. Thrughut the Lease, in any references t the area f the Building r the Premises, it shall be understd that such area was r will be measured in accrdance with this Sectin. Page # 8 f BOMA Calgary. N reprductin in any frm whatsever withut the prir written cnsent f BOMA Calgary. Nt intended fr use as part f the BOMA Standard. Fr instructinal purpses nly.

9 Example 2: Fr the purpses f this lease, the Standard Methd fr Measuring Flr Area in Office Buildings, American Natinal Standard ANSI Z (Reaffirmed 1989) published by the Building Owners and Managers Assciatin (BOMA) (the BOMA Standards ). The main flr prtin f the Building r the Demised Premises, as the case may be, has been measured in accrdance with the usable area methd f measurement set ut in the BOMA Standards. Except fr the main flr f the Building, the ffice space prtin f the Building r the Demised Premises, as the case may be, has been measured in accrdance with the rentable area methd f measurement set ut n page 8 f the BOMA Standards. Fr the purpses f simplicity, any reference t the rentable area f the Building r Premises, r any prtin theref, which cntains space n the main flr f the Building, usable area f that prtin f the Building r Demised Premises lcated n the main flr f the Building shall be understd. Further, any measurement f the Demised Premises r Building carried ut after the Cmmencement Date shall als be in accrdance with this sectin. The Landlrd and Tenant agree t the area set ut in sectin 1.01 abve and that same has been measured in accrdance with this sectin. Thrughut the lease, references t the area f the Demised Premises r Building, it shall be understd that such area was measured as prvided abve in this sectin. Page # 9 f BOMA Calgary. N reprductin in any frm whatsever withut the prir written cnsent f BOMA Calgary. Nt intended fr use as part f the BOMA Standard. Fr instructinal purpses nly.

10 Example 3: (m) Rentable Area means: i. ii. in respect f the Premises, the area expressed in square feet f all flrs and mezzanines f all streys in the Premises multiplied by the Rentable/ Useable Rati determined in accrdance with the BOMA (Building Owners and Managers Assciatin) Standard Methd fr Measuring Flr Area in Office Buildings, (the BOMA Revised 1989 Standard ); in respect f the Building, the aggregate area expressed in square feet f all flrs and mezzanines f all streys in each interir leaseable premises in the Building calculated in accrdance with the BOMA Standard (inclusive f the Premises) as determined by the Landlrd frm time t time acting reasnably and subject always t change in accrdance with this Lease; Page # 10 f BOMA Calgary. N reprductin in any frm whatsever withut the prir written cnsent f BOMA Calgary. Nt intended fr use as part f the BOMA Standard. Fr instructinal purpses nly.

11 Example 4: It is understd and agreed that the afresaid annual rent (hereinafter referred t as the Basic Rent ) is calculated n the basis f xxxx square feet mre r less (hereinafter referred t as the Rentable Area ), leased at the rate f $XX per square ft f Rentable Area and that the Rentable Area shall be calculated in accrdance with the BOMA Methd f Flr Measurement as determined in ANSI/BOMA Z with the final measurement t be determined by the superintending architect fr the Landlrd expeditiusly fllwing the cmmencement f the Term f this Lease, whse decisin shall be cmmunicated t the Tenant and shall be final and binding n the parties heret. In the event that such final measurement shall result in an increase r a decrease in Rentable Area the Basic Rent and the equal mnthly installments payable under this Lease shall be crrespndingly adjusted n the basis f the rate per square ft as afresaid and the Tenant shall thereafter pay the landlrd, at the times and in the manner afresaid, as Basic Rent, the amunt resulting frm such payment. Page # 11 f BOMA Calgary. N reprductin in any frm whatsever withut the prir written cnsent f BOMA Calgary. Nt intended fr use as part f the BOMA Standard. Fr instructinal purpses nly.

12 Example 5: Rentable Area means the area f the Leased Premises, the Building r any part theref as determined by the Landlrd and which may be adjusted frm time t time t give effect t any structural r functinal change and any change in the leasing pattern in the Building, and which shall be calculated in accrdance with the BOMA ANSI standards (except t the extent altered by this definitin) as fllws: a. in the case f premises ccupying the whle f ne r mre flrs, the Rentable Area f such premises shall be determined by measuring t and frm the inside finish f permanent uter Building walls r frm the glass line, whichever extends further, but shall nt include stairs and elevatr shafts (except stairs and elevatrs exclusively serving the Tenant where the Leased Premises cnsist f mre than ne flr), flues, stacks, pipe shafts and vertical ducts with their enclsing walls. Washrms, air-cnditining equipment rms, fan rms, janitrs clsets, electrical clsets, and ther clsets serving that flr r flrs shall be included in the Rentable Area f such premises. N deductins shall be made fr clumns and prjectins necessary t the Building. Page # 12 f BOMA Calgary. N reprductin in any frm whatsever withut the prir written cnsent f BOMA Calgary. Nt intended fr use as part f the BOMA Standard. Fr instructinal purpses nly.

13 Example 5 (cntinued): b. in the case f premises ccupying part f a flr, the Rentable Area f such premises shall be determined by measuring frm and t whichever f the fllwing frm the bundaries f such premises: the inside finish f permanent uter Building walls r frm the glass line, whichever extends further; the centre f partitins which separate such premises frm adjining premises r public and/r service areas; and the ffice side f the crridr walls r ther permanent partitins, withut in any case, deductin fr clumns and prjectins necessary t the Building, and includes washrms, air-cnditining equipment rms, fan rms, janitrs clsets, electrical clsets and ther clsets within and serving the Leased Premises exclusively, but des nt include stairs and elevatr shafts supplied by the Landlrd fr use in cmmn with ther tenants, and flues, stacks, pipe shafts r vertical ducts with their enclsing walls within the Leased Premises; the Rentable Area as s determined shall have added theret a prtin f the area f the public and/r service areas n such flr which, withut limitatin, shall include crridrs, elevatr lbbies, washrms, air-cnditining equipment rms, fan rms, janitrs clsets, electrical clsets and ther clsets serving that flr. The prtin f such area f the public and/r service areas s added shall be that prtin frm time t time which the Rentable Area f such premises bears t the Rentable Area f all premises leased r set aside frm time t time fr leasing by the Landlrd n that flr (including such premises). Page # 13 f BOMA Calgary. N reprductin in any frm whatsever withut the prir written cnsent f BOMA Calgary. Nt intended fr use as part f the BOMA Standard. Fr instructinal purpses nly.

14 Example 6 (Industrial Lease) Leaseable Area : the area f the Leased Premises expressed in square feet measured frm (a) the exterir face f exterir walls, drs and windws; (b) the exterir face f interir walls, drs and windws, separating the Leased Premises frm Cmmn Elements, if any; and (c) the centre line f interir party walls separating the Leased Premises frm adjining leaseable premises, all as determined by the Landlrd s architect. Leaseable Area includes interir space even if it is ccupied by prjectins, structures r clumns (which may even be Cmmn Elements). The Leaseable Area f the Building will be equal t the aggregate f the Leaseable Area f all leaseable premises in the Building, calculated n the freging basis. Page # 14 f BOMA Calgary. N reprductin in any frm whatsever withut the prir written cnsent f BOMA Calgary. Nt intended fr use as part f the BOMA Standard. Fr instructinal purpses nly.

15 Summary and Cmparisn f New Elements in the 1980(1989) and 1996 Versins f the Standard Table 1.1 ITEM ANSI Z ANSI Z (Revised 1989) Flr by flr... Yes Whle Building... N Useable Area... Yes Rentable Area... Yes Office Area... Yes Stre Area... Yes Cnstructin Area... Yes Finished Surface... Yes Majr Vertical Penetratin. Yes Dminant Prtin... Yes Grss Building Area... N Grss Measured Area... N Flr Rentable Area... N Building Cmmn Area... N Flr Useable Area.... N Flr Cmmn Area... N Basic Rentable Area... N Building Rentable Area... N Building R/U Rati... N. Yes,... but in the cntext f a whle building. NEW... Yes Yes... Mdified Yes... Mdified Yes... Mdified Yes... Mdified N... See Grss Building Area. Yes... Minr clarificatin Yes... But greater clarity given Yes... Greater clarity t definitin and applicatin given NEW... Means, essentially Cnstructin area and measures t the utside f building utside finished surfaces. NEW... Ttal area enclsed by Dminant Prtin. There are sme exclusins. NEW... Methd t determine rentable area n each flr. NEW... Defines the areas nrmally used fr Grssing up lease. Deals specifically with main building lbbies, which the previus versin f the Standard did nt. NEW... Determines useable areas n each flr. NEW... Methd f determining cmmn areas unique t a particular flr. NEW... Methd fr allcating cmmn areas t tenant premises. NEW... Reflects shift t ttal building apprach t measurement. NEW... Cnversin factr that distributes the Building Cmmn Area Page # 15 f BOMA Calgary. N reprductin in any frm whatsever withut the prir written cnsent f BOMA Calgary. Nt intended fr use as part f the BOMA Standard. Fr instructinal purpses nly.

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17 Key Terms, Definitins and Cncepts In this Mdule we will discuss these Key Terms, Definitins and Cncepts: GROSS BUILDING MEASUREMENT GROSS MEASURED AREA FINISHED SURFACE DOMINANT PORTION MAJOR VERTICLE PENTRATION FLOOR RENTABLE AREA BUILDING COMMON AREA FLOOR COMMON AREA BUILDING LINE FLOOR USEABLE AREA BASIC RENTABLE AREA FLOOR R/U RATIO BUILDING R/U RATIO BUILDING RENTABLE AREA RENTABLE AREA As a visual cue fr learners, all the key terms and definitins are expressed in UPPERCASE text. These terms yu will see repeatedly and yu shuld be familiar with them. Page # 17 f BOMA Calgary. N reprductin in any frm whatsever withut the prir written cnsent f BOMA Calgary. Nt intended fr use as part f the BOMA Standard. Fr instructinal purpses nly.

18 GROSS BUILDING MEASUREMENT Illustratin 2.1 Same as CONSTRUCTION AREA in ld standard Sum f all areas enclsed by building envelpe Only time building measured t exterir Nt used fr leasing Used fr valuatin Page # 18 f BOMA Calgary. N reprductin in any frm whatsever withut the prir written cnsent f BOMA Calgary. Nt intended fr use as part f the BOMA Standard. Fr instructinal purpses nly.

19 GROSS MEASURED AREA Illustratin 2.2 Ttal area enclsed by DOMINANT PORTION Starting pint fr subsequent measurements Include all areas in a building Page # 19 f BOMA Calgary. N reprductin in any frm whatsever withut the prir written cnsent f BOMA Calgary. Nt intended fr use as part f the BOMA Standard. Fr instructinal purpses nly.

20 FINISHED SURFACE Illustratin 2.3 Tangible surfaces Walls Ceilings Page # 20 f BOMA Calgary. N reprductin in any frm whatsever withut the prir written cnsent f BOMA Calgary. Nt intended fr use as part f the BOMA Standard. Fr instructinal purpses nly.

21 FINISHED SURFACE Illustratin 2.4 A DOMINANT PORTION 50% r mre t be a FINISHED SURFACE Perimeter heating cabinet nt a FINISHED SURFACE Page # 21 f BOMA Calgary. N reprductin in any frm whatsever withut the prir written cnsent f BOMA Calgary. Nt intended fr use as part f the BOMA Standard. Fr instructinal purpses nly.

22 FINISHED SURFACE Illustratin 2.4 B If n DOMINANT PORTION 50% r mre guideline Pint where wall intersects the flr Page # 22 f BOMA Calgary. N reprductin in any frm whatsever withut the prir written cnsent f BOMA Calgary. Nt intended fr use as part f the BOMA Standard. Fr instructinal purpses nly.

23 DOMINANT PORTION Illustratin 2.4 C Illustratin 2.4 D DOMINANT PORTION may change alng a wall. N deductins fr clumns Page # 23 f BOMA Calgary. N reprductin in any frm whatsever withut the prir written cnsent f BOMA Calgary. Nt intended fr use as part f the BOMA Standard. Fr instructinal purpses nly.

24 FINISHED SURFACE Illustratin 2.5 Nte hw the line f the FINISHED SURFACE passes thrugh the clumn. N deductins fr clumns Nte hw the dminant prtin shifts as the transitin frm a slid uter wall is made t a glass wall. (DOMINANT PORTION is 50% r mre f the vertical dimensin frm the FINISHED SURFACE f the flr t the FINISHED SURFACE f the ceiling.) Illustratin 2.6 Area f clumn shared equally as determined by DOMINANT PORTION Illustratin 2.7 Nte hw the DOMINANT PORTION is shared in instances where slid walls intersect and where glass wall intersect. Where wuld the DOMINANT PORTION ccur in a situatin where a glass wall intersects with a slid wall? Illustratin 2.8 A Illustratin 2.8 B Page # 24 f BOMA Calgary. N reprductin in any frm whatsever withut the prir written cnsent f BOMA Calgary. Nt intended fr use as part f the BOMA Standard. Fr instructinal purpses nly.

25 Majr Vertical Penetratin FLOOR RENTABLE AREA means the ttal area f the flr surface minus any MAJOR VERTICAL PENTRATIONS. Definitin: GROSS MEASURED AREA minus MAJOR VERTICAL PENETRATIONS equals FLOOR RENTABLE AREA Illustratin 2.9 Stairwells Elevatr shafts Flues Pipe shafts Vertical ducts Atrium And their supprt structures 1 Sq. Ft. Guideline. Page # 25 f BOMA Calgary. N reprductin in any frm whatsever withut the prir written cnsent f BOMA Calgary. Nt intended fr use as part f the BOMA Standard. Fr instructinal purpses nly.

26 FLOOR RENTABLE AREA OFFICE AREAs STORE AREAs BUILDING COMMON AREAs BUILDING COMMON AREAs BUILDING COMMON AREA is cmprised f thse areas f the building that prvide services t all building tenants, but which are nt either an OFFICE AREA r STORE AREA. Cmmn areas are external t the tenant premises and all tenants have access t them. Lbbies Atrium Cncierge area Security desk Cnference rms Lunge, vending area Fd service facilities Health r fitness center Daycare facility Lcker r Shwer Exclusins frm BUILDING COMMON AREAs FLOOR COMMON AREAs Parking space Prtins f lading dcks utside the building line MAJOR VERTICAL PENETRATIONS Page # 26 f BOMA Calgary. N reprductin in any frm whatsever withut the prir written cnsent f BOMA Calgary. Nt intended fr use as part f the BOMA Standard. Fr instructinal purpses nly.

27 BUILDING LINE Take nte f special circumstance effecting building line. Illustratin 2.11 Illustratin 2.12 Page # 27 f BOMA Calgary. N reprductin in any frm whatsever withut the prir written cnsent f BOMA Calgary. Nt intended fr use as part f the BOMA Standard. Fr instructinal purpses nly.

28 BUILDING COMMON AREAs Exclusive t tenants in building D they pay rent? Des building subsidize? FLOOR USEABLE AREA = SUM(USEABLE AREAs f OFFICE AND STORE AREAs) + (USEABLE AREAs OF BUILDING COMMON AREAs) Determine DOMINANT PORTION f uter building wall Centre f demising walls. Inside (tenant area) f crridr walls. N deductins fr clumns Flr Useable Area Shall mean the sum f useable areas f ffice areas, stre areas and building cmmn areas f a flr. The amunt f flr useable area can vary ver the life f a building as crridrs expand and cntract and as flrs are remdeled. Page # 28 f BOMA Calgary. N reprductin in any frm whatsever withut the prir written cnsent f BOMA Calgary. Nt intended fr use as part f the BOMA Standard. Fr instructinal purpses nly.

29 Basic Rentable Area BASIC RENTABLE AREA f an OFFICE AREA, STORE r BUILDING COMMON AREA shall mean the USABLE AREA f that OFFICE AREA, STORE AREA r BUILDING COMMON AREA and its share f the FLOOR COMMON AREAs n that flr. BASIC RENTABLE AREA is determined by multiplying the USABLE AREA f that OFFICE AREA, STORE AREA r BUILDING COMMON AREA by the FLOOR R/U RATIO. The ttal BASIC RENTABLE AREAs n a flr shall equal the FLOOR RENTALBE AREA f that same flr. Flr R/U Rati Shall mean the cnversin factr that, when applied t useable area, gives the basic rentable area f the ffice area, stre area r building cmmn area. T calculate the Flr R/U RATIO, divide the FLOOR RENTABLE AREA by the FLOOR USEABLE AREA. The flr r/u rati is imprtant since it is used t calculate ther spatial relatinships such as BUILDING R/U RATIO, RENTABLE AREA and thers that will be discussed later in this presentatin. Building R/U Rati Shall mean the cnversin factr that distributes the building cmmn area f a building. This is calculated dividing BUILDING RENTABLE AREA by the difference f BUILDING RENTABLE AREA MINUS BASIC RENTABLE AREA f the BUILDING COMMON AREA. Page # 29 f BOMA Calgary. N reprductin in any frm whatsever withut the prir written cnsent f BOMA Calgary. Nt intended fr use as part f the BOMA Standard. Fr instructinal purpses nly.

30 Rentable Area RENTABLE AREA shall mean the USABLE AREA f an OFFICE AREA r STORE AREA with its assciated share f FLOOR COMMON AREAs and BUILDING COMMON AREAs. RENTABLE AREA is determined by multiplying the USEABLE AREA f an OFFICE AREA r STORE AREA by the R/U RATIO. The ttal f all RENTABLE AREAs equals the BUILDING RENTABLE AREA fr the building. RENTABLE AREA is determined by dividing the prduct f USABLE AREA times FLOOR R/U RATIO by the BUILDING R/U RATIO. What we have dne here is t first distribute, r grss up a flr by a factr f the cmmn area n that flr, then factr in a prprtinate share f the building cmmn areas, thereby equitably distributing all cmmn areas f the building t all ther areas. All the ratis and frmulas used in cnjunctin with the Standard Methd f Flr Measurement are include in the Standard Dcument and in Appendix One f yur wrkbk. Page # 30 f BOMA Calgary. N reprductin in any frm whatsever withut the prir written cnsent f BOMA Calgary. Nt intended fr use as part f the BOMA Standard. Fr instructinal purpses nly.

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32 Applicatins The Seven-Step Methd Detail f Measurement Stre Areas n the Grund Flr Distributin f Cmmn Areas Measuring Building Cmmn Areas Key Pints t Remember The Seven Step Methd The fllwing steps must be fllwed t btain the Rentable Area f an ffice Area r Stre Area. Please nte that an Office Area lcated in a Stre Area is measured as Stre Area. 1. Determine, fr recrd keeping, the verall GROSS BUILDING AREA. 2. Ascertain the GROSS MEASURED AREA f each flr f the building, applying the cncepts f FINISHED SURFACE and DOMINANT PORTION. Page # 32 f BOMA Calgary. N reprductin in any frm whatsever withut the prir written cnsent f BOMA Calgary. Nt intended fr use as part f the BOMA Standard. Fr instructinal purpses nly.

33 The Seven Step Methd (cntinued) 3. Establish the FLOOR RENTABLE AREA fr each flr by deducting frm each flr grss measured area f the area f its majr vertical penetratins. 4. Measure the USEABLE AREA f Office areas, stre areas and BUILDING COMMON AREAS n each flr t determine each FLOOR USEABLE AREA. 5. Determine the FLOOR COMMON AREA f every flr by subtracting frm each FLOOR RENTABLE AREA its FLOOR USEABLE AREA. 6. The FLOOR COMMON AREA is allcated t each USEABLE AREA n that flr by applying that flr R/U RATIO. The result is the BASIC RENTABLE AREA. 7. The BUILDING COMMON AREA is allcated t each BASIC RENTABLE AREA by applying the Building R/U Rati. The result is the Rentable area. Nte that the RENTABLE AREA can be calculated by applying t the USABLE AREA f Office Area and Stre Area the R/U RATIO (Building R/U Rati x Flr R/U Rati). See charts n pages f the Standard Dcument fr a summary f the interrelatinship f areas. Page # 33 f BOMA Calgary. N reprductin in any frm whatsever withut the prir written cnsent f BOMA Calgary. Nt intended fr use as part f the BOMA Standard. Fr instructinal purpses nly.

34 Measuring Tenant Areas Measure area enclsed by: FINISHED SURFACE f ffice side f crridr walls DOMINANT PORTION f permanent uter walls Centre line f walls separating ther tenants Centre line separating BUILDING COMMON AREAs Illustratin 3.1 Page # 34 f BOMA Calgary. N reprductin in any frm whatsever withut the prir written cnsent f BOMA Calgary. Nt intended fr use as part f the BOMA Standard. Fr instructinal purpses nly.

35 Measuring BUILDING COMMON AREA Measured like an ffice r stre area Will have a USEABLE and BASIC RENTABLE AREA. Areas that prvide services t all building tenants Illustratin 3.2 Page # 35 f BOMA Calgary. N reprductin in any frm whatsever withut the prir written cnsent f BOMA Calgary. Nt intended fr use as part f the BOMA Standard. Fr instructinal purpses nly.

36 BUILDING COMMON AREAs may cnvert t tenant areas. E.g. cnference rms Share f FLOOR COMMON AREA and BUILDING COMMON AREA already calculated Area summary chart is a valuable recrd Calculating RENTABLE AREA Key cncept: BUILDING RATIO Summary Pints t remember: Standard is nt law Be cnsistent and accurate in applying principles. Keep detailed recrds. 2% variance is acceptable Knw all the detail f the Standard vis a vis the building The guidelines are a set, nt t be mdified Whle building measurement n a flr by flr basis Insist n cpy f CAD file f building drawings used fr measurement purpses. Ntify tenants if cnverting t different frm f measurement. Prvide explanatin f why it is better. Page # 36 f BOMA Calgary. N reprductin in any frm whatsever withut the prir written cnsent f BOMA Calgary. Nt intended fr use as part f the BOMA Standard. Fr instructinal purpses nly.

37 Calculating RENTABLE AREA Wrkbk Table 3.1 Cmparisn f Revenue Calculatins fr Hypthetical Building Area Calculatins Using Old and New Methds f Measurement 1 RENTABLE Areas (BASIC RENTABLE AREA in 1996 Standard) Calculatin Based n 1980 (1989) Standard Office... 83,298 SF Stre... 13,440 SF Ttal Area... 96,738 SF Ttal Revenue $10.00/SF... $967,380 Op. $5.00/SF... $483,690 $15.00/SF... $1,451,070 BASIC RENTABLE Areas Calculatin Based n 1996 Standard Office... 95,559 SF Stre... 15,978 SF Ttal Area ,978 SF Ttal Revenue $8.72/SF... $967,380 Op. $4.36/SF... $483,690 $13.08/SF... $1,451,070 1 This hypthetical building is calculated using the methdlgy fr the Old Standard ANSI Z (Revised 1898) and the New Standard ANSI Z Page # 37 f BOMA Calgary. N reprductin in any frm whatsever withut the prir written cnsent f BOMA Calgary. Nt intended fr use as part f the BOMA Standard. Fr instructinal purpses nly.

38 Calculating RENTABLE AREA Table 3.1 prvides infrmatin n a hypthetical building measured using the ld and new Standards. Nte the increase in area by sme 14,200 sq. ft. There is an increase in area because the 1996 Standard prvides a mechanism t include all areas within the building envelpe. In the earlier versins f the Standard, n specific prvisin was made t measure such things as mechanical penthuses, and main flr areas. Ntice what happens t the distributin f rent and perating csts n a unit basis under the new Standard. This assumes, f curse, a revenue neutral scenari. It becmes a questin f ethics, amng ther things, t use the cnversin t effectively raise rent. Sme reprts indicate this has happened and it has nt been well received by tenants. Remember: measurement is a cncept distinct frm business decisins. In these tw examples, the assumptin is revenue neutral result when changing frm the Old methd f measurement, t the new methd f measurement. The 1996 Standard prvides mechanisms t accunt fr all areas in a building whereas the previus versin did nt. Nte what happens t the unit csts fr rent and perating csts. Theretically, the tenant will see mre space, but the same ttal ccupancy cst fr their space. Experience suggests sme tenants d nt understand why there is additinal space. The new Standard prvides the mechanism t identify and accunt fr all areas within the building envelpe. Care shuld be taken t cmmunicate this difference t tenants. Page # 38 f BOMA Calgary. N reprductin in any frm whatsever withut the prir written cnsent f BOMA Calgary. Nt intended fr use as part f the BOMA Standard. Fr instructinal purpses nly.

39 Frmulas APPENDIX 1 Ratis and Frmulas FLOOR R/U RATIO = FLOOR RENTABLE AREA)FLOOR USEABLE AREA BASIC RENTABLE AREA = USABLE AREA x FLOOR R/U RATIO BUILDING R/U = BUILDING RENTABLE AREA ) (BUILDING RENTABLE AREA - BASIC RENTABLE AREA OF BULDING COMMON AREA) RENTABLE AREA = BASIC RENTABLE AREA x BUILDING R/U RATIO R/U RATIO = FLOOR R/U RATIO x BUILDING R/U RATIO RENTABLE AREA = USABLE AREA x R/U RATIO BUILDING R/U Rati Definitin: Rati that distributes the BUILDING COMMON AREA Page # 39 f BOMA Calgary. N reprductin in any frm whatsever withut the prir written cnsent f BOMA Calgary. Nt intended fr use as part f the BOMA Standard. Fr instructinal purpses nly.

40 APPENDIX 1 RENTABLE AREA Definitin: The USABLE AREA f the ffice plus its share f FLOOR COMMON AREA and BUILDING COMMON AREA R/U Rati Definitin: Rati that distributes the FLOOR COMMON AREA and the BUILDING COMMON AREA Calculatins 1) USABLE AREA X FLOOR R/U RATIO = BASIC RENTABLE 2) BASIC RENTABLE X BUILDING R/U RATIO = RENTABLE AREA Page # 40 f BOMA Calgary. N reprductin in any frm whatsever withut the prir written cnsent f BOMA Calgary. Nt intended fr use as part f the BOMA Standard. Fr instructinal purpses nly.

41 Appendix 2 Case Studies in Flr Measurement Where Des the Line G? The fllwing three diagrams are real wrld example shwing where a cntractr had prpsed t lcate a line t where measurement wuld be taken. On Drawing N. 1 this line is the dark r heavy dtted-line defined as Building Cmmn Area Line. Using the principles, terms and definitins yu learned in the BOMA e-seminar n Flr Measurement, study this line and determine if yu think this line is crrect. If yu were t change it, t what pints wuld yu take the measurement, and why? (Hint: There are several different errrs n this drawing.) Page # 41 f BOMA Calgary. N reprductin in any frm whatsever withut the prir written cnsent f BOMA Calgary. Nt intended fr use as part f the BOMA Standard. Fr instructinal purpses nly.

42 Appendix 2 Case Studies in Flr Measurement On Drawing N. 2 is the detail f a main entry lbby t a building. Again a cntractr had prpsed t lcate a line t where measurement wuld be taken. On Drawing N. 2 this line is the dark r heavy line defined as Building Cmmn Area Line.. Using the principles, terms and definitins yu learned in the BOMA e-seminar n Flr Measurement, study this line and determine if yu think this line is crrect. If yu were t change the placement f this line, t what pints wuld yu take the measurement and why? (Hint: There are several different errrs n this drawing.) Page # 42 f BOMA Calgary. N reprductin in any frm whatsever withut the prir written cnsent f BOMA Calgary. Nt intended fr use as part f the BOMA Standard. Fr instructinal purpses nly.

43 Appendix 2 Case Studies in Flr Measurement On Drawing N. 3 we see a detail f a flr area shwing a sectin f a permanent uter building wall n a typical flr. The cnsultant has shwn a dark line labeled Useable Area Line f Upper Flrs. Given the principles f BOMA Flr Measurement d yu think this line is crrect? What factrs wuld yu take int accunt in determining the crrect pints f measurement in this situatin? Page # 43 f BOMA Calgary. N reprductin in any frm whatsever withut the prir written cnsent f BOMA Calgary. Nt intended fr use as part f the BOMA Standard. Fr instructinal purpses nly.

44 Appendix 3 Key t Building Areas The fllwing are descriptive references t numbered areas n drawings used in this e-seminar Lbby 2... Elevatr 3... Electricity 4... Janitr 5... Fire Cmmand 6... Building Maintenance 7... Fan Rm 8... Ventilatin Shaft 9... Trash Dumpster Lading Dck Electrical Rm Fire Pump Vending Machines Exercise Club Exit Crridr Retail Service Crridr Stre Area Security Restaurant Illustratin 2.10 Page # 44 f BOMA Calgary. N reprductin in any frm whatsever withut the prir written cnsent f BOMA Calgary. Nt intended fr use as part f the BOMA Standard. Fr instructinal purpses nly.

45 Cngratulatins n cmpleting yur BOMA Flr Measurement e-seminar. We hpe yu enjyed yur experience. Please take a mment t cmplete ur nline feedback frm. Keep in tuch... we re just a click away!