MULTI - UNIT RESIDENTIAL BUILDINGS:
STANDARD STA NDARD METHODS METHO DS OF MEA M EASUREMENT SUREMENT
MULTI - UNIT RESIDENTIAL BUILDINGS:
STANDARD STA NDARD METHODS METHO DS OF MEA M EASUREMENT SUREMENT
BOMA International Suite 800 1101 15th Street, NW Washington, DC 20005 202.408.2662 www.boma.org
n American National Standard pprove ppr oved d June J une 7,2 7,2010 010 by Am America erican n National Na tional Stand S tandard ardss Institute, Ins titute, Inc. Inc . Secretariat Building Owner Ownerss and a nd Ma Manag nagers ers Associa Association tion Interna In ternational tional Copyright © 2009 Building Owners and Managers Association (BOMA) Internationa Intern ationa l. All rights rese reserved rved.. No por portion tion of o f this docu d ocument ment may be repr reprodu odu ced without permission.
CONTENTS Part I: Legal Notice Acknowledgements Introduction Section Se ction 1: Scope, Application and Use Section Se ction 2: Read Me First Section Se ction 3: Overview of Measurement Methods Section Se ction 4: Measureme Measurement nt Methods Section Se ction 5: Definitions Section Sectio n 6: Measurement Concepts Section Se ction 7: List of Illustrations Illustra tions and Worksheets Appendix Part II: Illust Illu strations rations and Worksheets
LEGAL NOTICE The Publisher has developed this publication as a service to the real estate industry and to the public. Use of this publication is voluntary and should be undertaken after an independent review of the applicable facts and circumstances of the particular projects. Although the Publisher has made all reasonable efforts to present comprehensive and accurate information, NO GUARANTEES OR WARRANTIES ARE MADE, INCLUDING ANY EXPRESS OR IMPLIED WARRANTIES OF MERCHANTABILITY OR FITNESS WITH RESPECT TO THIS PUBLICATION BY THE PUBLISHER, ITS OFFICERS, DIRECTORS, EMPLOYEES OR AGENTS, WHO ALSO ASSUME NO LEGAL RESPONSIBILITY FOR THE ACCURACY OF THE PRESENTATIONS, COMMENTS, OR OTHER INFORMATION IN THIS PUBLICATION. IN ADDITION, NO LIABILITY IS ASSUMED AND ALL LIABILITY IS EXPRESSLY DISCLAIMED FOR NEGLIGENCE OR DAMAGES OF ANY KIND, ANY DECISIONS, CONTRACTS, COMMITMENTS, OBLIGATIONS OR ANY OTHER ACTIONS UNDERTAKEN OR MADE ON THE BASIS OF THE INFORMATION CONTAINED IN THIS PUBLICATION. This document has important legal consequences and independent consultation with an attorney is advised and encouraged with respect to execution and modification. BOMA International does not certify, approve, or endorse any individual, firm, device or software for the measurement of floor areas.
Copyright © 2010 by BOMA International. All rights reserved. Printed in the United States of America. No part of this publication may be reproduced or distributed in any form or by any means, or stored in a data retrieval system, without prior written permission of BOMA International. Special Note
This American National Standard is a national consensus standard developed under the auspices of the Building Owners and Managers Association (BOMA) International, Institute of Real Estate Management (IREM), National Association of Home Builders (NAHB), and the National Multi Housing Council (NMHC) and certified by the American National Standards Institute (ANSI), of which BOMA International is a member and ANSI Certified Standards Developer. Consensus is defined by ANSI as “substantial agreement reached by directly and materially affected interest categories. This signifies the concurrence of more than a simple majority, but not necessarily unanimity. Consensus requires that all views and objections be considered, and that an effort be made toward their resolution.” BOMA International obtains consensus through participation of its members, associated groups, and public review. Contact the Director of Codes and Standards at BOMA International to: a. Participate in the next review of this or any standard of which BOMA International is the Secretariat, b. Offer constructive criticism for improving the Standard, c. Permission to reprint portions of the Standard, or
d. Register any inquiry concerning this Standard or any other standard of which BOMA International is the Secretariat. The American National Standards Institute does not develop standards and will in no circumstances give an interpretation of any American National Standard. Interpretations of MultiUnit Residential Buildings: Standard Methods of Measurement (ANSI/BOMA Z65.4-2010) may be obtained through the “Floor Measurement Standards Interpretations” in the QuickLink section on the BOMA International website home page at www.boma.org. Interpretations are provided by BOMA Recognized Floor Measurement Standards Interpreters. No person shall have the right or authority to issue an interpretation of this American National Standard in the name of the American National Standards Institute nor in the name of BOMA International, IREM, NAHB, or NMHC except by BOMA Recognized Floor Measurement Standards Interpreters.
ACKNOWLEDGEMENTS This document was developed by: Building Owners and Managers Association International (BOMA) 1101 15th St, NW, Suite 800 Washington, DC 20005 Phone: 202.408.2662 Fax: 202.326.6377 www.BOMA.org Publication orders: www.BOMA.org/BOMAstore or 1.800.426.6292 Institute of Real Estate Management (IREM) 430 North Michigan Avenue Chicago, Illinois 60611 Phone: 1.800.837.0706 Fax: 1.800.338.4736 www.irem.org National Association of Home Builders (NAHB) 1201 15th Street, NW Washington, DC 20005 Toll Free phone: 1.800.368.5242 Local Phone: 202.266.8200 x0 Fax: 202.266.8400 www.nahb.org National Multi Housing Council® (NMHC) 1850 M Street, NW, Suite 540 Washington, DC 20036 Phone: 202.974.2300 Fax: 202.775.0112 www.nmhc.org
The Developers wish to extend its appreciation to those individuals who contributed to the development of Multi-Unit Residential Buildings: Standard Methods of Measurement (2010): Rebecca B. Hanner, CPM, RPA Task Force Chair Cassidy Turley aleigh, North Carolina Fraser Rowe
Task Force Vice-chair merican Building Calculations Land O Lakes, Florida
Dave Collins, FAIA The Preview Group Cincinnati, Ohio Miles Haber onument Construction Inc. Chevy Chase, Maryland Joe McDonnell merican Building Calculations Land O Lakes, Florida Jody Resnick Pace Compumetrics, Inc. Woodland, California Jim Tostado, RPA ibiscus Investments San Diego, California Patrick Connelly, RPA Committee Chair atrix Development Group onroe, New Jersey Bill Tracy, AIA, MBA, NCARB Task Force Vice-chair Building Area Measurement LLC Denver, Colorado Adam Fingret xtreme Measures, Inc. Toronto, Ontario Jim Jonas, CPA EDICO Management Southfield, Michigan Ron Nickson ational Multi Housing Council Washington, DC Peter Stevenson Stevenson Systems, Inc.
Laguna Niguel, California
David P. Tyree, P.E., C.B.O. BOMA International Washington, DC Kent Gibson, CPM Past Committee Chair Property Reserve, Inc. Salt Lake City, Utah Charles A. Achilles nstitute for Real Estate Management Chicago, Illinois Tery Finigan, CPM Stevenson Systems, Inc. Laguna Niguel, California Bruce Lyman City Creek Reserve, Inc. Salt Lake City, Utah Matthew O’Hara nstitute for Real Estate Management Chicago, Illinois Don Surrena, CBO ational Association of Home Builders Washington, DC Davis S. Wright, CPM Property Reserve, Inc. Salt Lake City, Utah
INTRODUCTION Floor measurements for buildings are an integral part of any management or ownership regimen. Floor measurement standards provide those involved in the real estate industry with the ability to communicate and compute on a clear and generally uniform basis. Another contribution of a standard is that it allows the comparison of values on the basis of a generally agreed upon method of measurement. Multi-Unit Residential Buildings: Standard Methods of Measurement (2010) is intended to address these objectives. Over the past few years, the requests for floor measurement standards for all forms of occupancy including office, industrial, retail, multi-unit residential, mixed-use, and campus-style facilities have increased significantly. Furthermore, over the past decade the real estate industry has witnessed the increased mixing of types of building occupancy for the purpose of enhancing their usefulness to tenants, their appeal to the community, and their value to the owner. As a result of this colliding of building occupancies, there is a greater need today for more comprehensive floor measurement standards for all types of occupancies. The development of new floor measurement standards promises to provide the real estate industry with a key measurement benchmark. The recent work to develop MultiUnit Residential Buildings: Standard Methods of Measurement (2010) will advance not only the common understanding of how multi-unit residential buildings can and should be measured but will also be a very innovative and value-added initiative in the real estate industry. The cutting-edge concepts and definitions that it includes will be used by each organization involved in the development of this standard as the basis for future floor measurement standard development. While additional questions may arise and further guidance materials may need to be developed, the Developers of this standard believe that it is a sound document that will meet the needs of architects, space planners, interior designers, engineers, building owners and managers, facility owners and managers, leasing professionals, asset managers, appraisers, and others concerned with the measurement of multi-unit residential buildings.
SECTION 1: SCOPE, APPLICATION AND USE Scope
This standard is intended for measurement of floor areas in new and existing multi-unit residential buildings containing 4 or more living units including not only rental apartments but also residential condominiums, cooperatives, and other types of common interest communities where required or permitted by their declarations and/or local statutes. This standard does not address single unit homes, duplex or triplex residential buildings, townhomes, row houses or cluster houses. Application and Use
This standard is intended to measure floor area only and does not address volume measurements. It also does not perform allocations of any common areas to the areas of living units or storage units. This standard is not intended for application to occupancies other than multi-unit residential buildings, such as retail, office, or industrial buildings. To measure buildings containing these other occupancies, the use of other appropriate measurement standards listed in the appendix is suggested. In mixed-use buildings containing multi-unit residential occupancy, this standard may be applied to the portion of the building containing such occupancy. This standard is intended for use in measurement of individual units as well as for the aggregate area of the building. Further, it provides a method by which floor area is classified for all multiunit residential buildings. These measures of area not only serve the interests of property owners, tenants, shareholders, and managers in different circumstances, but also, because they are succinctly defined, may appeal to others such as realtors, appraisers, assessors, lenders, insurers, design professionals, builders and contractors, and others who need an unequivocal, direct measure of the physical size of the floor area of a multi-unit residential building and the units therein.
SECTION 2: READ ME FIRST This Standard offers two measurement methods: a Gross Method and a Net Method. The Gross Method (called Method A herein) generally measures unit gross area including:
the full thickness of exterior enclosing walls a unit the full thickness of walls between a unit and adjacent common areas half the thickness of demising walls between a unit and adjacent units. It most closely resembles the customary measurement method of single-unit residential buildings and row houses. It yields a larger unit area than the Net Method. The Net Method (called Method B herein) generally measures unit net area to the inside finished surface of the enclosing walls of a unit. It yields smaller unit areas than the Gross Method.
The measurement of common areas of a building is adjusted depending on whether Method A or B is employed so that the construction gross area of the building will be the same whichever method is employed. The Developers make no r ecommendation concerning the application or use of Method A or Method B. CAUTION! Users of this standard are advised to consult with competent legal counsel prior to applying this standard or choosing a method herein. It is not intended to supersede or supplant state or local statutes governing the measurement of multi-unit residential buildings or the living units therein.
Methods A and B may both be used in the same building. However, if both net and gross areas are required, they each must be independently calculated for the entire building (or residential portion thereof in the case of a multi-use building). Users of this standard must clearly and prominently identify which measurement method is employed as part of any presentation of the results of its application. Likewise, any reference to this standard in any context, such as a lease, appraisal, declaration, prospectus or other marketing materials and databases, must cite Method A or Method B in order to be unambiguous. Any reference to “The BOMA Standard”, “The IREM Standard”, the “NAHB Standard” or “The NMHC Standard” is discouraged, particularly since the Developers of this standard now publish other measurement standards, and have plans to publish additional standards for different occupancies in the future. It is common for a floor area calculated from the building plans (paper plans or CAD) to differ from the floor area measured on site using field measurements. It is also common for the field measurement and calculation of floor area by one party to differ from the same field measurement and calculation by another party. The calculation of a floor area, resulting from field measurement
by the building owner or manager, or the seller of a unit, is deemed accurate if a re-measurement gives results with variance of two percent (2%) or less. If the variance is greater than two percent (2%), the Developers recommend that an unbiased professional third party be sought to assist in resolving the matter.
SECTION 3: OVERVIEW OF MEASUREMENT METHODS Consistency in results from the application of this standard will occur only if this sequence of measurement is followed in order for Method A or Method B. The four steps are: I. Determine the construction gross area of the building and all of its floors. II. Within the boundaries of construction gross area (the building perimeter), assign all floor area to one of the following seven classes of space: Major Ver tical Penetration Structured Parking Living Units Restricted Headroom Limited Common Area (private balconies, roof terraces, porches, decks, etc.) Storage Unit Common Area III. Apply the wall priority diagram that applies to the selected method (Chart 1 for Method A, Gross Area or Chart 2 for Method B, Net Area) to determine the boundaries of each class of space. IV. Calculate the areas of each class and category of space and tabulate them using the Global Summary of Areas (Chart 3). Fully complete each step for all floors of the building before considering any subsequent step. For instance, do not consider steps II or III before fully completing Step I. If both unit gr oss area and unit net area ar e required, steps III and IV must be repeated (using Chart 1 for unit gross area and Chart 2 for unit net area) and two Global Summary of Area spreadsheets (Chart 3), one for unit gross area and one for unit net area. The measurement of the common areas of a building is adjusted depending on whether Method A or B is employed so that the construction gross area of the building will be the same whichever method is employed. The following Section presents the measurement methods in more detail.
SECTION 4: MEASUREMENT METHODS Step I: Determine the construction gross area of the building and all of its floors.
The construction gross area is measured to the building perimeter, a closed line that encompasses all structured elements of a building at every level including basements and penthouses but excluding roofs (unless they are used for structured parking). It includes all fully enclosed areas including stairs, elevators, HVAC shafts, pipes, flues, as well as structured unenclosed areas such as balconies, roof terr aces, plazas, decks, porches, exterior stairs and corridors. Areas with restr icted headroom are included. Non-structural protrusions, including eaves, cornices, canopies, awnings, sills, ledges, chimneys, casing, wainscoting, gutters, downspouts, signs, shutters, attached electrical or mechanical systems or decorative projections, are ignored when locating the building perimeter. No deduction is made for columns and projections necessary to the building. Voids and crawl space are not included in construction gross area. Refer to Illustrations #4, 7 & 10. For a detailed and fully illustrated guide to determining the construction gross area of a building, refer to the BOMA publication The Gross Areas of a Building: Methods of Measurement (2009). Note that permanent and unclassified mezzanines as defined in that standard should be listed in this standard as a separate level when they occur within living units and not included in the area of the floor immediately below. Step II: Within the boundaries of construction gross area (the building perimeter), assign all floor area to one of the following seven classes of space:
Major Vertical Penetration Str uctured Parking Living Units Restricted Headroom (within living units) Storage Units Limited Common Area (private balconies, roof terraces, porches, decks, etc.) Common Area Do not omit any space within the building perimeter or include any space outside the building perimeter. Any floor area may be included in only one class of space. Space classes may not overlap and there should be no gaps between adjacent space classifications. Space classifications are the same for Methods A (unit gross area) and Method B (unit net area). Voids are not included in this list of space classes because they are not included in construction gross area. Step III: Use the Wall Priority Diagram that applies to the selected method (Chart 1 for Method A, Gross Area or Chart 2 for Method B, Net Area) to determine the boundaries of each class of space.
Boundaries (shown as 2-dimensional lines on a floor plan depicting the locations of vertical planes in space) between these major space classes within the building perimeter always occur on a face of a wall. Boundaries within each class of space (such as demising walls between units) always occur on a wall centerline. Since a wall has two surfaces, one must determine which wall surface constitutes the boundary between the two adjacent major classes of space. This determination is made though the use of a tool called the Wall Priority Diagram. Two versions of the Wall Priority Diagram are shown below, one (Chart 1) for use in conjunction with the unit gross area and the other (Chart 2) for use in conjunction with the unit net area.
Chart 1 – Wall Priority Diagram Method A: Unit Gross Within construction gross area, the boundary of the m aj or spac e cla ss below is the indica ted surfa ce or centerline of the wall between it and the adjacent major space class to the right: FS: Far side finished surface of wall CL: Centerline of wall NS : N ear side finished surfa ce of wall
MAJOR VERTICAL PENETRATION
LIVING UNI T GROSS AREA STORAGE UNIT GROSS AREA
RESTRICTED HEADROOM
LIMITED COMMON AREAS (BALCONY, ROOF TERRACE, DECK, PORCH…)
COMMON AREAS
STRUCTURED PARKING
MAJOR VERTICAL PENETRATION
CL
FS
FS
FS
FS
FS
LIVING UNIT GROSS AREA STORAGE UNIT GROSS AREA
FS
CL
FS
FS
FS
FS
RESTRICTED HEA DROOM
FS
FS
CL
FS
FS
FS
LIMITED COMMON AREAS (BALCONY, ROOF TERRACE, DECK, PORCH…)
FS
FS
FS
CL
FS
FS
COMMON AREAS
FS
FS
FS
FS
CL
FS
STRUCTURED PA RKING
FS
FS
FS
FS
FS
CL
When computing unit gross areas, the boundary of all classes of space adjacent to the perimeter of the building is the building perimeter. Refer to Illustrations # 5, 8 & 11.
Chart 2 – Wall Priority Diagram Method B: Unit Net Within construction gross area, the boundary of the m aj or spac e cla ss below is the indica ted surfa ce or centerline of the wall between it and the adjacent major space class to the right: FS: Far side finished surface of wall CL: Centerline of wall NS : N ear side finished surfa ce of wall
MAJOR VERTICAL PENETRATION
STRUCTURED PARKING
COMMON AREAS (INCLUDING DEMISING WALLS & EXTERIOR ENCLOSURES)
LIMITED COMMON AREAS (BALCONY, ROOF TERRACE, DECK, PORCH…)
RESTRICTED HEADROOM
LIVING UNIT NET AREA STORAGE UNIT NET AREA
MAJOR VERTICAL PENETRATION
CL
FS
FS
FS
FS
FS
STRUCTURED PA RKING
FS
CL
FS
FS
FS
FS
COMMON AREAS (INCLUDING DEMISING WALLS & EXTERIOR ENCLOSURES)
FS
FS
CL
FS
FS
FS
LIMITED COMMON AREAS (BALCONY, ROOF TERRACE, DECK, PORCH…)
FS
FS
FS
*
FS
FS
RESTRICTED HEA DROOM
FS
FS
FS
FS
*
FS
LIVING UNIT N ET AREA STORAGE UNIT NET AREA
FS
FS
FS
FS
FS
*
*NOTE: In Method B, units, restricted headroom & limited common areas are generally separated by demising walls, which are common area, so they generally do not share common boundaries .
When computing unit net area, all exterior enclosing walls at the perimeter of the building are classified as common area. Refer to Illustrations #6, 9 & 12 When this Step III is completed, the spaces classification and boundaries are established and the area of each class of space is computed. This constitutes the raw square footage data that is required for the computations in Step IV below. Step IV: Calculate the areas of each class and category of space and tabulate them using the Global Summary of Areas (Chart 3).
Following completion of Step III above, the final step is to tabulate the areas of each class of space and each individual unit area on all levels of the building. Using the Global Summary of Areas is the easiest and most reliable way to implement this tabulation. The Global Summary of Areas is the same form for both Methods A and B except that: The check boxes for “Gross” or “Net” in the columns titled “Living Unit Area” and “Restricted Headroom” will be checked to indicate whether the contents of all column are computed in accordance with Method A (unit gross area) or Method B (unit net area). The square footage data shown on all rows and columns will conform to the Method (A or B that is indicated by the above referenced check boxes. The measurement of common areas of a building is adjusted depending on whether Method A or B is employed so that the construction gross area of the building will be the same whichever method is employed. The Column IDs cited in the steps below refer to the Column IDs in the Global Summary of Areas. A. Enter the level identification for each floor level of the building. B. Measure and enter the construction gross area of each floor level of the building.
C. Measure and enter the total floor area of major vertical penetrations on each floor level of the building. D. Measure and enter the total floor area of structured parking on each floor level of the building. E. Enter the Unit ID for each unit (living units and storage units) on each floor level of the building. F. Measure and enter the unit gross area or unit net area (depending on whether Method A or B is checked) of each living unit on each level of the building. Restricted headroom area within any living unit is NOT included but entered separately in column G. G. Measure and enter the restricted headroom area (if any) associated with each living unit in the same row as the Unit ID. H. Measure and enter the areas of any storage unit in a row that includes the Unit ID of that storage unit. A storage area that is on the same level as, and is part of, a living unit is generally included in the area of the living unit. I. Measure and enter the areas of any limited common area (balcony, roof terrace, porch or deck used exclusively by the occupant of any living unit in the same row as the Unit ID Area. Exclude the areas of any balcony, roof terrace, porch or deck that is common area. J. Calculate the total common areas on each level of the building by subtracting the floor totals of columns C, D, F, G, H & I from the construction gross area (Column B). While it is not necessary to directly measure the common areas of each floor, this is a recommend qualitycontrol measurement to compare with this calculated value.
Shaded areas are not intended for entry of data . ote (1): Storage Units do not include storage areas that are contiguous to the living unit. Please refer to the definition of a Storage Unit . ote (2): On-grade patios, parking spaces, and similar site improvements that are not included
in construction gross area but are deeded to or leased to unit occupants are accounted for separately.
SECTION 5: DEFINITIONS balcony –A horizontal extension of an adjacent floor outside the exterior enclosure of a building that is not a roof, roof terrace, plaza or deck.
Discussion: Private balconies that are used exclusively by an occupant of a living unit are classified as limited common areas. Public balconies that provide circulation or services to multiple occupants are classified as common areas. Only unenclosed exterior balconies are included in this definition. The areas of interior balconies that project into upper levels of enclosed multi-story atriums, or voids, are included in the area of the adjacent floor levels. Exterior sun shades, whose purpose is only to provide shade, are not considered to be balconies. building –A contiguous and undivided shelter comprising a partially or totally enclosed space, erected by means of a planned process of forming and combining materials.
Discussion: The intent of this definition is to distinguish between individual buildings that each function as a unit and a group of separate buildings that are joined or may be attached by connectors, and which should be separately measured. A building may be divided by fire walls for the purpose of limiting allowable floor areas or separating occupancies under building code constraints, and it may be divided into separate physical structures separated by expansion joints. These features do not necessarily divide a structure into separate buildings. Land improvements generally consist of two major components, Buildings and site improvements. Site improvements, which can include infrastructure, sidewalks, driveways, on-grade parking, landscaping, drainage structures, patios and garden centers, amphitheatres, helipads and many similar features, are not measured as part of a building. W hen mea surement of such site im provements are required for leasing or valuation purposes, they are to be measured and stated se parately from the area(s) of building (s) on the site. building perimeter –A horizontal line forming a perimeter that encompasses all the constructed elements, both enclosed and unenclosed (except roofs), of a given floor of a building and other areas covered by a roof. Non-structural protrusions, including eaves, cornices, canopies, awnings, sills, ledges, casing, wainscoting, gutters, downspouts, signs, shutters, attached electrical or mechanical systems or decorative projections, are ignored.
Discussion: The building perimeter constitutes the outside boundary of construction gross area and encompasses all constructed unenclosed elements of a building, including balconies, colonnades, covered connectors, porches, decks, plazas, and roof terraces. The building perimeter is drawn at the exterior edge (or drip line, in the case of unenclosed areas having a roof) of these elements. Where a party wall constitutes a part of an exterior enclosure, the centerline of the party wall (or property line, if applicable) is deemed to be the building perimeter. Refer to Illustrations #4,7 & 10 and also the BOMA publication The Gross Areas of a Building: Standard Methods of Measurement (2009).
The building perimeter is established on a floor-by floor basis without reference to floors above or below. centerline –A line that is equidistant from the finished surfaces of a wall.
Discussion: The centerline is employed as a boundary between areas that have the same space classifications and that are equivalent in the wall hierarchy and in Method A (unit gross area), between adjacent units. Refer to Illustration #1. common area –Areas within the construction gross area of a multi-unit residential building that are designated for use by two or more occupants of living units in the building and/or that serve two or more of the living units in the building.
Discussion: Common elements include, but are not limited to, corridors providing access to and egress from living and storage units, mechanical, electrical and plumbing areas that serve more than a single living unit, building lobbies and amenities, management offices & concierge facilities and the like. See also limited common area. When using Method B (unit net area), the thickness of exterior enclosures and demising walls are included as common area. Common Areas under this standard exclude public stairs, elevators and similar elements that are classified herein as major vertical penetrations. See discussion under definition of major vertical penetrations . connector –A covered or enclosed bridge, walk-way, tunnel or other similar connecting element between two separate buildings.
Discussion: Enclosed connectors, unenclosed connectors that have a roof, or are structured bridges or decks are included in construction gross area. Unenclosed sidewalks on grade are not Connectors but site improvements not included in construction gross area. Connectors are generally classified as common areas. A connector between two or more buildings on the same property, whether structurally independent of said buildings or not, should be measured as part of the building that it primarily serves. If this determination cannot be made, or if any contract or agreement exists regarding a connector, the area of a connector shall be equitably allocated based upon the benefit to each building or the terms of said contract or agreement. Where any connector crosses a property line, that property line is deemed to constitute a building perimeter. construction gross area (CGA) –The total of all the horizontal floor areas (as viewed on a floor plan) of all floors of a building contained within their building perimeters excluding voids (except for occupant voids), roofs, unexcavated areas, crawl spaces, un-structured on-grade parking and other site improvements. Make no deductions for columns or any structural elements within the building perimeter.
Discussion: The construction gross area of a building includes the construction gross area of every floor in the building, including basements, mechanical floors, certain mezzanines, penthouses, and structured parking. It also includes unenclosed areas such as balconies, roof terraces, porches and decks. Refer to Illustrations #4, 7 & 10
and the BOMA publication The Gross Areas of a Building: Methods of Measurement (2009). deck –An unenclosed floor surface contiguous to a building that is suitable for use by an occupant and supported above the ground on at least two opposing sides by an adjacent structure, and/or posts, piers or other independent supports.
Discussion: A porch is included in the definition of a deck, as is a structured patio area. A Deck may be covered or uncovered. demising wall –A wall between two adjacent units, restricted headroom areas or limited common areas.
Discussion: When using Method A (unit gross area), the centerline of a demising wall constitutes the common boundary of the adjacent units. When using Method B (unit net area), the finished surfaces of a demising wall constitute the boundary of the adjacent units and the thickness of the demising wall is classified as common area. See Illustrations #1 and 2. enclose(d) –To separate the inside of a building from the outside, affording protection from the elements appropriate to the occupancy and the local climate.
Discussion: Enclosure is generally achieved by an exterior enclosure but may also be achieved by other means such as an air curtain. All enclosed space must have a roof. exterior enclosure –The wall or roof that defines the separation necessary to enclose a building.
Discussion: If the occupancy is human habitation, an exterior enclosure must provide appropriate ability to control the interior environment. If the occupancy is mechanical (as on mechanical floors) then wall mounted louvers constitute exterior enclosure. If the occupancy is structured parking, loading docks, or similar occupancy that requires limited environmental regulation, partial enclosing walls would constitute appropriate exterior enclosure. Where a wall does not exist to provide the exterior enclosure, the drip line would constitute the building perimeter. By convention, an exterior enclosure that is within 15 degrees of being perpendicular is deemed to be a wall. An exterior enclosure that is sloped more than 15 degrees from perpendicular is a roof if the exterior is oriented upwards and a soffit if the exterior is oriented downwards. external circulation –Unenclosed pedestrian circulation providing the minimum path for access to living units and storage units, egress stairs, elevators, refuge areas, building entrances and commo areas, and required by local building code to meet egress requirements.
Discussion: External circulation is included in construction gross area and is generally classified as common area. finished surface –the face of a wall or window wall that is provided as part of the base building for the general use of occupants, excluding the thickness of any special surfacing materials, or furred out space for plumbing, conduit and the like, serving the particular needs of specific occupants. The location of the finished surface is determined at the floor level without regard for windows with sill heights above the level of the floor, or walls that are not vertical.
Discussion: The finished surface of a wall normally consists of gypsum wall board, glass, plaster, concrete, brick or masonry units. Special surfacing materials include furring strips, paneling or casework, tile, mirrors and any materials referred to as “wall coverings” that are applied over base building finished walls or windows. The finished surface of an exterior floor-to-ceiling window wall is the glass surface that is in direct contact with the interior environment of the building. The inside finished surface of the perimeter walls of a unit may occur in one of two locations depending upon whether the occupant leases or owns the unit: If the occupant leases the unit (as in an apartment) the inside finished surface is the surface of the material as described above that the occupant generally can touch. If the occupant owns the unit (as in as condominium) the finished surface is deemed to additionally encompass within the unit area the full thickness of gypsum wall board, plasterboard, plaster, lath, wallpaper, paint, paneling or tile at the perimeter of the unit. In the event that there is more than one layer of gypsum wall board (for acoustical or fire rating purposes) all layers are included in the adjacent unit net area. This distinction in finished surfaces applies only to units and not to common areas. Refer to Illustrations #1 and 2 for graphical depictions of finished surfaces in various demising wall types between units, and to additional discussion of finished surfaces under Measurement Concepts. floor –is a generally horizontal, supporting structure and constituting the bottom level of each story in a building.
Discussion: In the case of a sloped floor measure the floor area in the horizontal plane as depicted on a floor plan. limited common area –Areas that are within the construction gross area of a multi-unit residential building but are outside the measure line and designated for sole use by the adjacent occupant of a specific living unit in the building and/or exclusively serving the living unit.
Discussion: Private balconies, roof terraces, porches, and decks that are adjacent to living units are examples of limited common elements. A structured floor area for an air conditioning condenser unit is a limited common element but a pad for the same unit that sits on the ground or on a roof is outside the building perimeter is not a limited common area. Specifically excluded from limited common area are elements that are shared between two or more occupants, which are classified as common area. living unit –A portion of the construction gross area of a building used exclusively by the occupant for residential purposes, exclusive of limited common area, and restricted headroom area.
Discussion: This standard makes no distinction between finished and unfinished areas of living unit, or between units that are above or below the ground level. Living units that are leased by the occupant are generally called apartments. Those that are owned by the occupant are generally called condominiums, cooperatives or the like. The boundaries of a living unit are determined by those specifics in the definitions for either unit gross area or unit net area.
load bearing –The ability of a generally horizontal structure to support live loads imposed by occupants plus static loads imposed by furniture, equipment, machinery, partitions and the like on a surface designed for occupancy.
Discussion: Neither the dead weight of the structure itself nor environmental loads like wind or snow are considered. A horizontal structure that is not load bearing, like a skylight, canopy or sun shade, does not constitute a floor surface. major vertical penetration –a floor opening in excess of 1 square foot (0.1square meter) that serves vertical building systems or vertical occupant circulation functions.
Discussion: Major Vertical Penetrations shall include stairs, elevator shafts, flues, pipe shafts, vertical ventilation ducts and their enclosing walls. Stairs and elevator shafts shall be considered major vertical penetrations for all affected floors, even the lowest level at which they originate. Not included in this category are occupant voids. Stair landings do not count as floor area, but as part of the major vertical penetration. Major vertical penetrations are not voids (see discussion in Measurement Concepts). While public stairs and elevators are usually considered common areas in multi-unit residential buildings, they are classified herein for measurement purposes as major Vertical Penetrations. Major vertical penetrations may be found anywhere within the construction gross area of a building, including within the units and common areas of the building. measure line –A horizontal line on the outermost structural or architectural surface of the exterior face of the exterior enclosure, or at the exterior edge of any external circulation, of a given floor of a building. In determining the measure line, do not consider overhangs, pilasters, columns, awnings, eaves, cornices, sills, ledges, casing, wainscoting, gutters, downspouts, chimneys, signs, shutters, attached electrical or mechanical systems, decorative projections and the like that protrude beyond such surface or edge.
Discussion: The measure line does not encompass any space that is not fully enclosed with the exception of external circulation and the top level of a parking structure. It is always on or inside the building perimeter. Refer to Illustrations #5, 8 & 11 . Where a party wall defines a portion of the building perimeter, the centerline of the party wall (or property line, if applicable) is deemed to be the measure line. mezzanine –An intermediate horizontal load bearing structure that is between a floor level and the floor level or roof immediately above.
There are three types of Mezzanines that are measured as follows: 1. Temporary Mezzanines are non-permanent (built with the intention of being removed or relocated), often occupant improvements, and are supported upon the floor but otherwise not part of building structure. Such Mezzanines are not measured as part of the construction gross area and are not included in unit net area or unit gross area or the common area of a building. 2. Permanent Mezzanines are not built with the intention of being removed and share building systems (HVAC, lighting, power, etc.). In a multi-story building containing elevators, the existence of an elevator stop at a mezzanine indicates that it is permanent. Such mezzanines are always measured as part of the construction gross area of a building and are included in both
unit net area and unit gross area AS SEPARATE FLOOR LEVELS WITHIN LIVING UNITS. 3. Unclassified Mezzanines cannot be classified as either temporary or permanent, are included in construction gross area and the areas of common areas and living units, but must be disclosed when presenting area measurements. Discussion: A mezzanine within a living unit is sometimes referred to as a loft. The procedures outlined in the BOMA standard The Gross Areas of a Building: Methods of Measurement (2009) for measuring construction gross area includes the area of permanent or unclassified Mezzanine in the area of the floor immediately below it, whereas this standard calls them out as separate floor levels if they are within a living unit . The purpose of the Unclassified mezzanine is to require disclosure if there could be any doubt or possible disagreement between the parties to a lease or transaction whether a mezzanine is clearly permanent and included in, or temporary and excluded from, the area of a unit. In considering the classification of a mezzanine, one might consider whether it was constructed as part of the original building, whether it is permitted by the local jurisdiction, and, in a living unit, whether it is suitable for use as living area, including access, egress, floor load capacity, lighting, power, HVAC and a level of finish comparable to the rest of the living unit. multi-unit residential building –A building containing four or more living units plus ancillary areas such as building lobbies, corridors, stairs, lounges, storage units, structured parking and the like intended primarily for the use of the occupants of the living units in the building.
Discussion: Multi-unit residential buildings are distinguished from attached singleunit residential buildings, townhouses, row houses, duplexes and triplexes that generally lack common areas such as enclosed lobbies and corridors, and have independent foundations, roofs and utility services. A building that is occupied at ground level primarily by retail occupants that serve the public is a mixed-use building, not a multi-unit residential building. occupant –One who has certain legal rights to or legal control over the premises occupied.
Discussion: An occupant may be a tenant of a living unit or storage unit (as is generally the case in apartment buildings) or the owner/user of a living unit or storage unit (as is generally the case in common interest communities such as condominiums or cooperatives.) occupant void –A floor opening for a stair, elevator, dumbwaiter and the like between two or more adjacent floors of a single unit that occupies space on more than one floor.
Discussion: Occupant voids are different from voids in that occupant voids are included in construction gross area, unit gross area and unit net area whereas voids are excluded. Occupant voids do not include voids within units such as the upper portion of a 2-story space within a living unit. Where the floor opening for a stair is larger than the vertical projection of the stair treads at the level of the floor opening, only the vertical projection of the stair treads is an occupant void and the remaining portion of the opening is a void. See discussion under Measurement Concepts. overhangs –An upper floor or roof of a building that extends, protrudes, or is cantilevered above
an unenclosed area below. Discussion: Overhangs above a given floor are not considered in locating the building perimeter for that floor unless the building perimeter for an overhung floor or roof immediately above falls within the building perimeter of the floor immediately below. plaza –An unenclosed horizontal load bearing floor surface intended for use and located at or near ground level, which constitutes the roof of below-ground space.
Discussion: Plazas may be covered or uncovered. Plazas may be usable to specific occupants, provide circulation or services to multiple occupants. A Plaza is similar to a roof terrace but located at or near ground level. A Plaza is distinguished from a deck or paved ground surface that does not constitute the roof of below-ground space. A paved ground surface is generally a site improvement, not a plaza that is part of the construction gross area of a building, even if it is referred to as a plaza. porch –See definition of deck. restricted headroom –Space within a living unit (except as noted below) that does not meet the requirement of the International Building Code section 1208.2 Minimum Ceiling Heights, including subsections thereof.
Discussion: Enclosed floor area that is classified as restricted headroom is included in construction gross area of a building but shall be measured separately from unit net area or unit gross area. The exceptions are:
• In conditions where the exterior enclosure of a building slopes inward between 0° and 15° from vertical, such enclosures are not deemed to give rise to restricted headroom . • Space in a multi-story living unit under a stair within the living unit is not deemed to give rise to restricted headroom. roof –A permanent exterior enclosure oriented more than 15° from vertical that encloses the interior of a building below it, affording protection from the elements appropriate to the occupancy and the local climate.
Discussion: In addition to structural roofs and skylights, this is intended to include permanent fabric roofs supported by structural elements like cables or by air pressure, but excludes tents and awnings that are temporary, seasonal or have service lives significantly less than those of other building elements. Exterior sun shades, whose purpose is only to function either like blinds to provide shade or as decorative elements, are not considered to be roofs. A canopy that covers unenclosed areas but otherwise meet the definition of a roof is considered to be a roof. roof terrace –An unenclosed horizontal roof (other than a plaza) with a load bearing surface intended for use along with other appropriate and required features such as railings.
Discussion: Roof terraces may be covered or uncovered. A private roof terrace is exclusively used or controlled by a specific occupant and is classified as limited common area. A public roof terrace provides circulation or services to multiple occupants or the public and is classified as common area. Portions of a roof used for
communications gear, window washing, HVAC equipment, exhaust fans and the like are not considered to be roof terraces. storage unit –a fully enclosed area that may be unfinished, have restricted headroom or limited building services but is suitable for storage. A storage unit is not suitable for use as a living unit and is not contiguous to a living unit occupied by the occupant of the storage unit.
Discussion: Storage units are typically leased and accounted for separately from living units. Storage areas within living units are included in the area of the living unit. The boundaries of a storage unit are determined by those specifics in the definitions for either unit gross area or unit net area. structured parking –Enclosed, structured floor area used for transient storage of motor vehicles, including associated circulation and building services (such as exhaust fans and ducts that serve the parking area) but not including loading docks, sally ports and building service areas such as enclosed auxiliary lobbies used to enter a building from the parking areas.
Discussion: Structured parking is often referred to as a Garage. Structured parking excludes non-structured on-grade parking even if such parking is sheltered (as in a car port or under a building that is elevated on piers above on-grade parking). A stand-Alone adjacent parking garage structure that is structurally independent from a building is measured as a separate building. Open bicycle storage in a parking area is part of the parking area but a separate room for shared bicycle storage is not considered parking and is part of the common area of a building. unit –A living unit or a storage unit. unit gross area –The area of a unit generally bounded by the centerline of demising walls that separate a unit from adjacent units, the measure line of adjacent exterior enclosures, the finished surface of the unit side of walls that separate a unit from an adjacent major vertical penetration, and the finished surface of the common element side of a wall between the unit and an adjacent common area.
Discussion: Refer to Chart 1 “Wall Priority Diagram: Unit Gross Area” for detailed guidance in locating the perimeter boundary of unit gross area, and to Illustrations #5, 8 & 11. Unit gross area excludes the area of limited common areas such as balconies and does not include any restricted headroom area. Unit gross area specifically includes all interior walls and columns, whether load bearing or not, within the perimeter of the unit. Also included are all conduits, pipes, shafts, ducts, flues and the like that occupy floor area of less than 1 square foot (0.1 square meter – eg., not major vertical penetrations) within the perimeter of the unit. No distinction is made between finished or unfinished space within units, or between units that are above or below the ground level. Recessed doorways (door set-backs) in the perimeter walls of a unit are not included in unit gross area. unit net area –The area of a unit that is bounded by the inside finished surface of the perimeter walls of that unit.
Discussion: Refer to Chart 2 “Wall Priority Diagram: Unit Net Area” for detailed guidance in locating the perimeter boundary of unit net area, and to Illustrations #6, 9 & 12. Unit net area excludes the area of limited common elements such as balconies
and does not include any restricted headroom area. Unit net area specifically includes all interior walls and columns, whether load bearing or not, within the perimeter of the unit. Also included are all conduits, pipes, shafts, ducts, flues and the like that occupy floor area of less than 1 square foot (0.1 square meter) (eg., not major vertical penetrations) within the perimeter of the unit. No distinction i s made between finished or unfinished space within units, or between units that are above or below the ground level. Recessed doorways (door set-backs) in the perimeter walls of a unit are not included in unit net area. void –An absence of a floor where a floor might otherwise be expected or measured, typically in the horizontal plane of the upper floor levels, in multi-story atria, lobbies, light wells, units, or the open-to-below area adjacent to a mezzanine.
Discussion: Only the lowest floor of a multi-story space in an atrium, lobby unit, light well, or lobby, is included in construction gross area. Major verti cal penetrations, by definition, are not void areas (see discussion under Measurement Concepts). Include the area of any enclosing walls or partial height walls as part of the void, and if there are no enclosing walls, measure the void to the edge of the adjacent floor slab. void, occupant –See: occupant void
SECTION 6: MEASUREMENT CONCEPTS This section provides further clarification of certain defined terms and supplements the discussion of those terms, as well as other measurement concepts. There are 4 subsections addressing: 1. Exterior areas 2. Major vertical penetrations and voids 3. Stairs within living units 4. Finished surfaces in owned units using Method B (unit net area) Exterior Areas: External circulation occurs only when access to (and egress from) living units and storage units is only by means of unenclosed pedestrian circulation areas. External circulation provides the same functionality as enclosed corridors in other multi-unit residential buildings. While most common in warm climates, external circulation may occur in any climate. External circulation is generally classified as common area. Where there is no enclosing wall at the exterior edge of external circulation, the edge of the floor constitutes its exterior boundary. Disregard r ailings and toe rails.
It is common in high-rise multi-unit residential buildings to find mechanical floors containing building systems that require movement of outside air into a building along one or more entire sides of the building perimeter. In such conditions, the requirement for full enclosure would negate the operation of such building systems. To validate the common practice of including such mechanical floors as common areas, the definition for enclosure recognizes that a certain type of enclosure is required for a particular use of space. Accordingly, the use of louvers is considered enclosure on mechanical floors (where they would not normally be adequate enclosure for a living unit). This logic can be extended to other common areas like building loading docks that do not need the same level of environmental control as areas occupied by office functions. Note that loading docks that extend past the building line are excluded from construction gross area. This standard is applied in many areas around the world, including some tropical climates where architectural design is heavily influenced by the climate and local customs. To make the standard applicable to buildings in such climates, the requirement for enclosure requires “…protection from the elements appropriate to the occupancy and the local climate.” This is intended only as an accommodation to the needs of those in tropical climates and is not intended for application to buildings in temperate climates like those prevailing over most of North America. Note that the requirement for air conditioning in tropical climates generally makes full enclosure as critical for living units located there as it is for living units located in temperate climates. Major Vertical Penetrations and Voids: Walls that are required by code to enclose a major vertical penetration are included in its area. Additional enclosing walls outside code-required enclosing walls, as well as the space between them, are not included in the area of a major vertical penetration, but may be included in the area of adjacent common areas or units. Refer to
the appropriate Wall Priority Diagram to locate the boundaries between adjacent major vertical penetrations, common areas and units. Major vertical penetrations are different than voids by definition. They are distinguished from voids in that: 1. Major vertical penetrations have a functional purpose, such as allowing passage of building services (HVAC ducts, flues, chutes, dumb-waiters, plumbing, electrical, etc.), or building access and egress, (stairs, elevators, etc.) whereas voids only accommodate the need for certain spaces such as atriums, 2-story high living rooms, and the like to have significantly higher ceilings than other areas on a floor. 2. Major vertical penetrations are included in construction gross area but voids are excluded from construction gross area. However, neither voids nor major vertical penetrations are included in the unit net area or the unit gross area of a unit. 3. The bottom level of a multi-story major vertical penetration such as a stairwell, HVAC or elevator shaft is a major vertical penetration whereas the bottom level of a multi-story void, such as a 2-story high living room, is included in its unit net area and unit gross area. In a 2story high building lobby, the upper level would constitute a void and the bottom level would be part of the common area of the building. Monumental stairs (interior stairs that have no enclosing walls) and escalators that occur only in multi-story common area atriums are considered to be part of the void through which they pass. They are not measured on their upper level(s). On their bottom level, they are included in the measurement of the common area of the building. Stairs within Living Units are classified as occupant voids which are included in unit gross area and unit net area. This standard is compatible in this respect to the National Association of Home Builders Research Center publication Square Footage – Method for Calculating ANSI Z7652003 – American National Standard for Single-Family Residential Buildings. The area of each tread of a stair is projected up to the upper floor level served by the stair. This projected area of the treads at the upper level is considered part of the unit net area and unit gross area at that upper level. Any additional floor opening in the upper level is a void that is excluded from both unit net area and unit gross area. This concept can be applied to linear stars such as the one depicted in illustrations #11 and 12 as well as spiral or winding stairs.
Also, on the lower level served by a stair, there is no deduction for restricted headroom in the space under the stair. Finished surfaces in owned units using Method B (unit net area): Owned units encompass condominiums, cooperatives and planned unit developments and are in contrast to leased units that are generally called apartments. Both the Uniform Condominium Act (UCA) and the Uniform Common Interest Ownership Act (UCIOA) contain specifications for unit boundaries that include the thickness of “…lath, furring, wall-board, plasterboard, plaster, paneling, tiles, wallpaper, paint…” within the boundary of a living unit. Neither the UCA nor the UCIOA define the area of a living unit except indirectly by defining unit boundaries, and those unit boundaries also extend to
elements that penetrate a unit, such as interior columns, conduit, wires, pipes, flues and the like whose purpose is to serve other units or common areas. It is not the intent of this standard to define a unit net area that complies with all of the boundaries defined by the UCA or the UCIOA. However, since these uniform acts have been widely adopted in the United States, this standard incorporates their perimetric boundaries for owned units. Specifically, when a unit is owned, the thickness of gypsum wall board (drywall) or similar surfacing material at the perimeter of a unit is included in its unit net area. If there is more than one layer of drywall, then all layers are included in the unit net area. Where the drywall is affixed to wood or metal studs or furring, this means that the boundary of unit net area in owned units occurs at the surface of such wood or metal studs or furring, not the visible face of the drywall that is the boundary in leased units of unit net area. This is illustrated for several different wall types on illustrations #1 and 2. Several states (California, for one) have condominium statutes that are not based upon the UCA or the UCIOA. Therefore, it is critical, when measuring owned units, to research and comply with the state and local statutes in the jurisdiction in which the property exists. In addition, the declaration may over-ride provisions of a local condominium statutes in the definition of unit boundaries and must be reviewed by those who determine unit net area. To measure unit net area in owned units, engagement of competent legal counsel is strongly suggested.
SECTION 7: LIST OF ILLUSTRATIONS AND WORKSHEETS The Illustrations provide graphic support for users of this standard. However, the text governs in the event that there is any conflict between the text and the illustrations. This document is intended for distribution in an electronic format and the illustrations listed below are referred to from within the text using hyperlinks indicated by text that is colored and underlined. Some illustrations are referenced from many locations within the text. For readers who prefer to use a printed version of this standard, the Developers recommend printing the illustrations in color and binding them separately from the text so that they can be viewed side-by-side. Alternatively, the text may be read in printed form and the illustrations viewed electronically where they can be enlarged for increased resolution of details.
List of Illustrations and Worksheets ILLUSTRATION ID
ILLUSTRATION DESCRIPTION
1
Demising Wall Detail Boundaries Methods A&B
2
Demising Wall Detail Boundaries Methods A&B
3
Reserved
4
Plan A Construction Gross Area
5
Plan A Method A (Gross)
6
Plan A Method B (Net)
7
Plan B Construction Gross Area
8
Plan B Method A (Gross)
9
Plan B Method B (Net)
10
Plan C – Construction Gross Area
11
Plan C – Method A (Gross)
12
Plan C – Method B (Net)
Chart 3
Global Summary of Areas Worksheet
APPENDIX About the Developers of Multi-Unit Residential Buildings: Standard Methods of easurement (2010): Building Owners and Managers Association (BOMA) International was founded in 1907 as the National Association of Building Owners and Managers. The association assumed its present name in 1968 as it broadened its reach to include Canada and other affiliates around the globe. Today, BOMA International represents 91 local associations throughout the United States and 13 affiliates in Australia, Brazil, Canada, Finland, Indonesia, Japan, Korea, Mexico, New Zealand, the Philippines, Russia and South Africa. BOMA’s 16,500-plus members own or manage more than nine billion square feet of commercial properties in North America.
BOMA International is a primary source of information on office building development, leasing, building operating costs, energy consumption patterns, local and national building codes, legislation, occupancy statistics and technological developments. Throughout BOMA International’s 100-plus year history, it’s goal has always focused on actively and responsibly representing and promoting the interests of the commercial real estate industry through effective leadership and advocacy, through the collection, analysis and dissemination of information, and through professional development. Institute of Real Estate Management (IREM) has been the source for education, resources, information, and membership for real estate management professionals for more than 75 years. An affiliate of the National Association of Realtors ®, IREM is the only professional real estate management association serving both the multi-family and commercial real estate sectors. With 80 U.S. chapters, 10 international chapters and several other partnerships around the globe, IREM is an international organization that also serves as an advocate on issues affecting the real estate management industry.
Membership includes more than 18,000 individual members and 515 corporate members. IREM promotes ethical real estate management practices through its credentialed membership programs, including the Certified Property Manager (CPM) designation, the Accredited Residential Manager (ARM) certification, the Accredited Commercial Manager (ACoM) certification and the Accredited Management Organization (AMO) accreditation. These esteemed credentials certify competence and professionalism for those engaged in real estate management. In addition, IREM offers Associate, Student and Academic memberships. Collectively, IREM CPM Members in the United States manage over $1.5 trillion in real estate assets, including 8.4 million residential units and 8.4 billion net square feet of commercial space. An additional 977,400 residential units are managed by IREM ARM Members. IREM Members are employed by some of the most prestigious real estate firms in the world and nearly 70% hold upper-level management positions. Due to their professionalism and vast experience, property owners and investors worldwide continually seek out the management services of IREM Members.
To learn more about the Institute of Real Estate Management and its chapter network, call (800) 837-0706, Ext. 4650 (outside the U.S. call (312) 329-6000) or visit www.irem.org. National Association of Home Builders (NAHB) is a Washington, DC-based trade association representing more than 200,000 members involved in home building, remodeling, multifamily construction, property management, subcontracting, design, housing finance, building product manufacturing and other aspects of residential and light commercial construction. Known as “the voice of the housing industry,” NAHB is affiliated with more than 800 state and local home builders associations around the country. NAHB’s builder members construct about 80 percent of the housing units built per year. National Multi Housing Council® (NMHC) is a national association based in Washington, D.C., representing the interests of the larger and most prominent apartment firms in the U.S. NMHC’s members are the principal officers of firms engaged in all aspects of the apartment industry, including ownership, development, management, and financing. NMHC advocates on behalf of rental housing, conducts apartment-related research, encourages the exchange of strategic business information, and promotes the desirability of apartment living. Nearly one-third of American households rent, and over 14 percent of households live in a rental apartment (buildings with five or more units). Related Floor Area Measurement Standards and Other Publications
Office Buildings: Standard Methods of Measurement (2010) Building Owners and Managers Association International Gross Areas of a Building: Standard Methods of Measurement (2009) Building Owners and Managers Association International etail Buildings: Standard Method of Measurement (2010) Building Owners and Managers Association International ndustrial Buildings: Standard Methods of Measurement (ANSI/BOMA Z65.2-2009) Building Owners and Managers Association International Society of Industrial and Office Realtors ® Square Footage – Method for Calculating ANSI Z765-2003 merican National Standard for Single-Family Residential Buildings National Association of Home Builders Research Center ncome/Expense Analysis: Office Buildings ncome/Expense Analysis: Conventional Apartments ncome/Expense Analysis: Shopping Centers ncome/Expense Analysis: Federally Assisted Apartments ncome/Expense Analysis: Condominiums, Cooperatives and Planned Unit Developments Institute of Real Estate Management
ILLUSTRATION 1 METHODS A & B DEMISING WALL DETAIL BOUNDARIES
ILLUSTRATION 2 METHODS A & B DEMISING WALL DETAIL BOUNDARIES
ILLUSTRATION 4 PLAN A – CONSTRUCTION GROSS AREA
ILLUSTRATION 5 PLAN A – METHOD A (GROSS)
ILLUSTRATION 6 PLAN A – METHOD B (NET)
ILLUSTRATION 7 PLAN B – CONSTRUCTION GROSS AREA
ILLUSTRATION 8 PLAN B – METHOD A (GROSS)
ILLUSTRATION 9 PLAN B – METHOD B (NET)
ILLUSTRATION 10 PLAN C – CONSTRUCTION GROSS AREA
ILLUSTRATION 11 PLAN C – METHOD A (GROSS)
ILLUSTRATION 12 PLAN C – METHOD B (NET)
