boma ansi standards-bebart
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PPT presentation about BOMA standardsTRANSCRIPT
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1 2010 Barry Bebart Architecture P.C.
BARRY BEBART ARCHITECTURE P.C.
Measuring Office BuildingsA Review of BOMA Standards
A Presentation for:
The National Associationof Realtors.
Solomon Cordwell Buenz & Associates Inc. 2009BARRY BEBART ARCHITECTURE P.C.
2010 Barry Bebart Architecture P.C.
Measuring Office Buildings
Background.
Basic Principles.
Multi-tenant floor example.
Ground floor example.
Calculations.
Common questions.
References and resources.
Background . Principles . Examples . Questions
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2 Solomon Cordwell Buenz & Associates Inc. 2009BARRY BEBART ARCHITECTURE P.C.
2010 Barry Bebart Architecture P.C.
Measuring Office Buildings
BOMA Standard.
Building Owners and Managers Associationand an ANSI Standard.
National Standard Method for Measuring Areas inOffice Buildings.
Used Throughout US and Canada except for NewYork City Metro Area and Washington DC MetroArea.
GSA uses BOMA Standard as a reference with someslight differences.
ISO 9836 used in Europe.
RICS Standard in UK.
IFMA Standard used for Facility Management in USbut deals mostly with interdepartmental spaceallocation.
Background . Principles . Examples . Questions
Solomon Cordwell Buenz & Associates Inc. 2009BARRY BEBART ARCHITECTURE P.C.
2010 Barry Bebart Architecture P.C.
Measuring Office Buildings
BOMA Standard Commoditizes Office RealEstate.
Allows for accurate comparison of officespace costs and expenses across thecountry.
Allows lease comparison locally andregionally.
BOMA Standard allow comparison of energycosts, maintenance costs, constructioncosts.
BOMA Standard allows LEED EnergyCertification system to work.
Background . Principles . Examples . Questions
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3 Solomon Cordwell Buenz & Associates Inc. 2009BARRY BEBART ARCHITECTURE P.C.
2010 Barry Bebart Architecture P.C.
Measuring Office Buildings
BOMA Standard Establishes:
Definitions.
Standardized Measurement Methods.
Standardized Calculation Methods.
Standardized Calculation Format.
Background . Principles . Examples . Questions
Solomon Cordwell Buenz & Associates Inc. 2009BARRY BEBART ARCHITECTURE P.C.
2010 Barry Bebart Architecture P.C.
Measuring Office Buildings
BOMA Standard Establishes:
Definitions.
Standardized Measurement Methods.
Standardized Calculation Methods.
Standardized Calculation Format.
Background . Principles . Examples . Questions
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4 Solomon Cordwell Buenz & Associates Inc. 2009BARRY BEBART ARCHITECTURE P.C.
2010 Barry Bebart Architecture P.C.
Measuring Office Buildings
BOMA Standard Establishes:
Definitions.
Standardized Measurement Methods.
Standardized Calculation Methods.
Standardized Calculation Format.
Background . Principles . Examples . Questions
Solomon Cordwell Buenz & Associates Inc. 2009BARRY BEBART ARCHITECTURE P.C.
2010 Barry Bebart Architecture P.C.
Measuring Office Buildings
BOMA Standard Establishes:
Definitions.
Standardized Measurement Methods.
Standardized Calculation Methods.
Standardized Calculation Format.
Background . Principles . Examples . Questions
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5 Solomon Cordwell Buenz & Associates Inc. 2009BARRY BEBART ARCHITECTURE P.C.
2010 Barry Bebart Architecture P.C.
Gross Measured Area ismeasured to the INSIDEdominant face of the buildingand includes all interior area.
Gross Measured Area isthe start point for BOMAarea calculations.
Gross Measured Area
Background . Principles . Examples . Questions
Measuring Office Buildings
Solomon Cordwell Buenz & Associates Inc. 2009BARRY BEBART ARCHITECTURE P.C.
2010 Barry Bebart Architecture P.C.
Gross Building Area is measured to theOUTSIDE face of the building andincludes all interior area. It is the totalconstructed building area.
Gross Building Area isNOT used for BOMA areacalculations unless theentire building is leased.This area is also calledConstruction Area.
Gross Building Area
Measuring Office Buildings
Background . Principles . Examples . Questions
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6 Solomon Cordwell Buenz & Associates Inc. 2009BARRY BEBART ARCHITECTURE P.C.
2010 Barry Bebart Architecture P.C.
Vertical Penetrations areexcluded from all rentablearea calculations. BOMAprovides no means forlandlord to charge rent onvertical penetrations.
Floor Rentable Area is measuredto the inside face of the buildingand includes all interior areaexcept Vertical Penetrations.
Vertical Penetrations include firestairs, elevator shafts, plumbingand ductwork shafts.
Floor Rentable Area
Gross Measured Area VerticalPenetrations =
Floor Rentable Area
Measuring Office Buildings
Background . Principles . Examples . Questions
Solomon Cordwell Buenz & Associates Inc. 2009BARRY BEBART ARCHITECTURE P.C.
2010 Barry Bebart Architecture P.C.
Floor Common Areas are sharedamong the floors tenants andinclude toilet rooms, corridors,electrical rooms, tele/data closets,etc.
Floor Common Area isproportionally sharedamong the floorstenants.
Measuring Office Buildings
Background . Principles . Examples . Questions
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7 Solomon Cordwell Buenz & Associates Inc. 2009BARRY BEBART ARCHITECTURE P.C.
2010 Barry Bebart Architecture P.C.
Usable AreaFloor Usable Area is the GrossMeasured Area minus the FloorCommon Area and VerticalPenetrations.
The ratio of Floor UsableArea to Floor CommonArea is the Floor R/U Ratio;often referred to as FloorLoss Factor, Add-OnFactor, Common AreaFactor.
Floor Common Area
Vertical Penetrations
Floor Usable Area
Gross Measured Area FloorCommon Area Vertical
Penetrations =
Floor Usable Area
Measuring Office Buildings
Background . Principles . Examples . Questions
Solomon Cordwell Buenz & Associates Inc. 2009BARRY BEBART ARCHITECTURE P.C.
2010 Barry Bebart Architecture P.C.
Gross Measured Area20,000sf
Vertical Penetrations2,000sf
Floor Rentable Area18,000sf
Gross Measured Area20,000sf
Floor Common Areas +Vertical Penetrations
4,000sf
Floor Useable Area16,000sf
Floor Rentable Area Floor Usable Area =Floor Rentable/UsableRatio.
Also known as FloorLoss Factor.
Or Add On Factor
18,000/16,000 =1.125
If the corridorconfigurationchanges then theFloor R/U ratiochanges.
Measuring Office Buildings
Background . Principles . Examples . Questions
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8 Solomon Cordwell Buenz & Associates Inc. 2009BARRY BEBART ARCHITECTURE P.C.
2010 Barry Bebart Architecture P.C.
Measuring Office Buildings
Example Multi-Tenant Floor Area Calculation.
Floor is comprised of:
Four Tenant Spaces.
Floor Common Areas: Common corridor,restrooms, elevator lobby, electrical closet,telephone closets shared by all four tenants.
Vertical Shafts and Penetrations.
Background . Principles . Examples . Questions
Solomon Cordwell Buenz & Associates Inc. 2009BARRY BEBART ARCHITECTURE P.C.
2010 Barry Bebart Architecture P.C.
Floor Rentable/Usable Ratio is used to allocate theareas of shared Floor Common Areas to thetenants.
If a tenant occupies 50% of the Floor Rentable Areathen 50% of the Floor Common Area is allocated tothe tenant as a Add-On Factor.
Every space on the floor is rented.
Floor Loss Factor vs.Add-On factor are thesame number and anindicator of efficiency.What you call it dependsupon your viewpoint.
Background . Principles . Examples . Questions
Measuring Office Buildings
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9 Solomon Cordwell Buenz & Associates Inc. 2009BARRY BEBART ARCHITECTURE P.C.
2010 Barry Bebart Architecture P.C.
Typical Floor Plate with Four Suites:
Suite 1 = 2,000 usfSuite 2 = 4,000 usfSuite 3 = 6,000 usfSuite 4 = 4,000 usf
Total 16,000 usf
Floor Rentable/Usable Ratio is 1.125
Floor Common Areas are 2,000 sq. ft.
Floor Rentable Area is 18,000 sq. ft.
The 1.125 ratio will allocate the floor commonareas to the tenant spaces.
Suite 1
2,000 USF
Suite 2
4,000 USF
Suite 3
6,000 USF
Suite 4
4,000 USF
Measuring Office Buildings
Background . Principles . Examples . Questions
Solomon Cordwell Buenz & Associates Inc. 2009BARRY BEBART ARCHITECTURE P.C.
2010 Barry Bebart Architecture P.C.
Typical Floor Plate with Four Suites:
Suite 1 = 2,000 usf x 1.125 = 2,250 RSFSuite 2 = 4,000 usf x 1.125 = 4,500 RSFSuite 3 = 6,000 usf x 1.125 = 6,750 RSFSuite 4 = 4,000 usf x 1.125 = 4,500 RSF
Total 16,000 usf x 1.125 = 18,000 RSFSuite 1
2,000 USF
Suite 2
4,000 USF
Suite 3
6,000 USF
Suite 4
4,000 USF
Measuring Office Buildings
Background . Principles . Examples . Questions
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10
Solomon Cordwell Buenz & Associates Inc. 2009BARRY BEBART ARCHITECTURE P.C.
2010 Barry Bebart Architecture P.C.
Typical Floor Plate with Four Suites:
Suite 1 = 2,000 usf x 1.125 = 2,250 RSFSuite 2 = 4,000 usf x 1.125 = 4,500 RSFSuite 3 = 6,000 usf x 1.125 = 6,750 RSFSuite 4 = 4,000 usf x 1.125 = 4,500 RSF
Total 16,000 usf x 1.125 = 18,000 RSFSuite 1
2,000 USF
X 1.125 =
2,250 RSF
Suite 2
4,000 USF
X 1.125 = 4,500 RSF
Suite 3
6,000 USF
X 1.125 =
6,750 RSF
Suite 4
4,000 USF
X 1.125 = 4,500 RSF
Measuring Office Buildings
Background . Principles . Examples . Questions
Solomon Cordwell Buenz & Associates Inc. 2009BARRY BEBART ARCHITECTURE P.C.
2010 Barry Bebart Architecture P.C.
Typical Floor Plate with Four Suites:
Suite 1 2,000 usf = 12.5% Floor Usable AreaSuite 2 4,000 usf = 25% Floor Usable AreaSuite 3 6,000 usf = 37.5% Floor Usable AreaSuite 4 4,000 usf = 25% Floor Usable Area
Total 16,000 usfSuite 1
2,000 USF
12.5% FloorUsable
Suite 2 4,000 USF
25% Floor Usable
Suite 3
6,000 USF
37.5% FloorUsable
Suite 4 4,000 USF
12.5% Floor Usable
Measuring Office Buildings
Floor Common Area 2,000SF
Another way to look at itis to proportionallyassign Floor CommonArea to tenant spaces.
Background . Principles . Examples . Questions
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Solomon Cordwell Buenz & Associates Inc. 2009BARRY BEBART ARCHITECTURE P.C.
2010 Barry Bebart Architecture P.C.
Typical Floor Plate with Four Suites:
Suite 1 2,000 usf = 12.5% Floor Usable AreaSuite 2 4,000 usf = 25% Floor Usable AreaSuite 3 6,000 usf = 37.5% Floor Usable AreaSuite 4 4,000 usf = 25% Floor Usable AreaTotal 16,000 usf
Suite 1 2,000 usf 12.5%Floor Common Area 2,000 usf x 12.5% = 2502,000 usf + 250 = 2,250 RSF
Suite 2 4,000 usf 25%Floor Common Area 2,000 x 25% = 5004,000 usf + 500 = 4,500 RSF
Suite 3 6,000 usf 37.5%Floor Common Area 2,000 x 37.5% = 7506,000 + 750 = 6,750 RSF
Suite 4 4,000 usf 25%Floor Common Area 2,000 x 25% = 5002,000 + 500 = 4,500 RSF
Suite 1
2,000 USF
12.5% FloorUsable
2,250 RSF
Suite 2 4,000 USF
25% Floor Usable
4,500 RSF
Suite 3
6,000 USF
37.5% FloorUsable
6,750 RSF
Suite 4 4,000 USF
12.5% Floor Usable
4,500 RSF
Measuring Office Buildings
Background . Principles . Examples . Questions
Solomon Cordwell Buenz & Associates Inc. 2009BARRY BEBART ARCHITECTURE P.C.
2010 Barry Bebart Architecture P.C.
Input Areas IntoBOMA StandardCalculationFormat.
Measuring Office Buildings
Background . Principles . Examples . Questions
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Solomon Cordwell Buenz & Associates Inc. 2009BARRY BEBART ARCHITECTURE P.C.
2010 Barry Bebart Architecture P.C.
Measuring Office Buildings
Excel Version of BOMA Format:
Background . Principles . Examples . Questions
Solomon Cordwell Buenz & Associates Inc. 2009BARRY BEBART ARCHITECTURE P.C.
2010 Barry Bebart Architecture P.C.
Measuring Office Buildings
Excel Version of BOMA Format:
BOMA Format spreadsheet indicatesformulas and calculations thatcorrespond with Column Numbers
Background . Principles . Examples . Questions
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Solomon Cordwell Buenz & Associates Inc. 2009BARRY BEBART ARCHITECTURE P.C.
2010 Barry Bebart Architecture P.C.
Measuring Office Buildings
Excel Version of BOMA Format:
Quantities from multi-tenant floor exampleinserted into BOMAFormat spreadsheet
Background . Principles . Examples . Questions
Solomon Cordwell Buenz & Associates Inc. 2009BARRY BEBART ARCHITECTURE P.C.
2010 Barry Bebart Architecture P.C.
Measuring Office Buildings
Excel Version of BOMA Format:
Notice that GrossBuilding Area is NOTused in the calculations
Background . Principles . Examples . Questions
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Solomon Cordwell Buenz & Associates Inc. 2009BARRY BEBART ARCHITECTURE P.C.
2010 Barry Bebart Architecture P.C.
Measuring Office Buildings
Excel Version of BOMA Format:
Building Common Areasand Building R/U Ratioare not yetaccommodated.
Background . Principles . Examples . Questions
Solomon Cordwell Buenz & Associates Inc. 2009BARRY BEBART ARCHITECTURE P.C.
2010 Barry Bebart Architecture P.C.
Measuring Office Buildings
Excel Version of BOMA Format:
Building Common Areas are sharedamong all of the buildings tenantsjust as Floor Common area are sharedamong a Floors tenants.
Background . Principles . Examples . Questions
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Solomon Cordwell Buenz & Associates Inc. 2009BARRY BEBART ARCHITECTURE P.C.
2010 Barry Bebart Architecture P.C.
Measuring Office Buildings
Excel Version of BOMA Format:
The buildings Rentable Area toUsable Area Ratio is calculated andthen multiplied against a tenantsBasic Rentable Area to determineTotal Rentable Area .
Background . Principles . Examples . Questions
Solomon Cordwell Buenz & Associates Inc. 2009BARRY BEBART ARCHITECTURE P.C.
2010 Barry Bebart Architecture P.C.
Building Common Areas arespaces that provide services to allbuilding tenants including theLobby, Mechanical Rooms,Building Management Office, FirePump Rooms, Exit Corridors thatserve the stairs, etc.
Measuring Office Buildings
Building Common Area isproportionally sharedamong the buildingstenants.
Example Building Ground FloorArea Calculation:
BuildingLobby
BuildingManagement
Office Fire Pump Room
BuildingTelephone
Room
BuildingMechanical
Room
BuildingElectrical Room
Stairwell ExitCorridor
Background . Principles . Examples . Questions
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Solomon Cordwell Buenz & Associates Inc. 2009BARRY BEBART ARCHITECTURE P.C.
2010 Barry Bebart Architecture P.C.
Only areas that serve the entirebuilding are Building CommonAreas.
Measuring Office Buildings
Example Building Ground FloorArea Calculation:
Corridor serving a tenantis NOT a BuildingCommon Area.
Floor Telephone Closetsare NOT Building CommonAreas.
If this corridor did NOTserve the stair as an exitpath it would be FloorCommon Area.
Background . Principles . Examples . Questions
Solomon Cordwell Buenz & Associates Inc. 2009BARRY BEBART ARCHITECTURE P.C.
2010 Barry Bebart Architecture P.C.
Just like with multi-tenant floors,the Ground Floor GrossMeasured Area is measured tothe inside dominant face of thebuilding and includes all interiorarea.Gross Measured Area
Measuring Office Buildings
Background . Principles . Examples . Questions
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Solomon Cordwell Buenz & Associates Inc. 2009BARRY BEBART ARCHITECTURE P.C.
2010 Barry Bebart Architecture P.C.
Dominant Face of the buildingperimeter establishes the boundaryof Gross Measured Area.
Gross Measured Area
Measuring Office BuildingsThis floor has a smaller GrossMeasured Area because the windowwall is located inside of the perimetercolumns.
Background . Principles . Examples . Questions
Solomon Cordwell Buenz & Associates Inc. 2009BARRY BEBART ARCHITECTURE P.C.
2010 Barry Bebart Architecture P.C.
Dominant Face of the buildingperimeter establishes theboundary of Gross MeasuredArea.
Gross Measured Area
Measuring Office Buildings
Background . Principles . Examples . Questions
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Solomon Cordwell Buenz & Associates Inc. 2009BARRY BEBART ARCHITECTURE P.C.
2010 Barry Bebart Architecture P.C.
Like a multi-tenant floor, GroundFloor Rentable Area is measured tothe inside face of the building andincludes all interior area exceptVertical Penetrations.
Measuring Office Buildings
Gross Measured Area VerticalPenetrations =
Floor Rentable Area
Floor Rentable Area
Building Common Areasare included in the groundfloor rentable area.
Background . Principles . Examples . Questions
Solomon Cordwell Buenz & Associates Inc. 2009BARRY BEBART ARCHITECTURE P.C.
2010 Barry Bebart Architecture P.C.
Just like multi tenant floors,ground Floor Common Areas areshared among the floors tenantsand include toilet rooms,corridors, electrical rooms,tele/data closets, etc.
Measuring Office Buildings
Building Lobby,Management Office andother building equipmentrooms beneficially use thefloor common areas
For allocating Floor CommonArea purposes the BuildingCommon Areas are consideredas just another tenant.
Background . Principles . Examples . Questions
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Solomon Cordwell Buenz & Associates Inc. 2009BARRY BEBART ARCHITECTURE P.C.
2010 Barry Bebart Architecture P.C.
Ground Floor Usable Area is theGross Measured Area minus theFloor Common Area and VerticalPenetrations.
Measuring Office Buildings
Gross Measured Area FloorCommon Area Vertical
Penetrations =
Floor Usable Area
Floor Usable Area
Vertical Penetrations
Floor Common Area
Background . Principles . Examples . Questions
Solomon Cordwell Buenz & Associates Inc. 2009BARRY BEBART ARCHITECTURE P.C.
2010 Barry Bebart Architecture P.C.
Building Rentable/Usable Ratiodistributes the Building CommonAreas among all of the tenantspaces.
Measuring Office Buildings
The ratio of BuildingUsable Area to BuildingCommon Area is theBuilding R/U Ratio; oftenreferred to as BuildingLoss Factor or BuildingAdd-On Factor.
Background . Principles . Examples . Questions
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Solomon Cordwell Buenz & Associates Inc. 2009BARRY BEBART ARCHITECTURE P.C.
2010 Barry Bebart Architecture P.C.
Measuring Office Buildings
Example Ground Floor:
Suite 1 = 12,000 usfSuite 2 = 3,000 usfSuite 3 = 10,000 usf
Total 25,000 usf
Floor Rentable/Usable Ratio is 1.13
Floor Common Areas are 2,000 sq.ft.
Building Common Areas are 5,000sq. ft.
Floor Rentable Area is 30,000 sq. ft.
Vertical Penetrations are 2,000 sq.ft.
Suite 1
12,000 USF
Suite 2
3,000 USF
Suite 3
10,000 USF
Floor Common Area2,000 USF
Building Common Area 5,000USF
Vertical Penetrations2,000 USF
Background . Principles . Examples . Questions
Solomon Cordwell Buenz & Associates Inc. 2009BARRY BEBART ARCHITECTURE P.C.
2010 Barry Bebart Architecture P.C.
Measuring Office Buildings
Excel Version of BOMA Format:
Rentable Area to Usable Area Ratiois the Building Rentable Areadivided by the sum of the floorrentable areas less BuildingCommon Areas.
Background . Principles . Examples . Questions
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Solomon Cordwell Buenz & Associates Inc. 2009BARRY BEBART ARCHITECTURE P.C.
2010 Barry Bebart Architecture P.C.
Measuring Office Buildings
Excel Version of BOMA Format:
Like the Floor R/U Ratio, the BuildingR/U Ratio proportionally appliesBuilding Common Areas among thebuildings tenants .
Every space in the building isrented.
Background . Principles . Examples . Questions
Solomon Cordwell Buenz & Associates Inc. 2009BARRY BEBART ARCHITECTURE P.C.
2010 Barry Bebart Architecture P.C.
Measuring Office Buildings
Excel Version of BOMA Format:
The buildings Rentable Area toUsable Area Ratio is then multipliedagainst a tenants Basic Rentable Areato determine Total Rentable Area .
Background . Principles . Examples . Questions
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Solomon Cordwell Buenz & Associates Inc. 2009BARRY BEBART ARCHITECTURE P.C.
2010 Barry Bebart Architecture P.C.
Generating the Building R/URatio requires calculating theareas of the entire building.
Measuring Office Buildings
Background . Principles . Examples . Questions
Solomon Cordwell Buenz & Associates Inc. 2009BARRY BEBART ARCHITECTURE P.C.
2010 Barry Bebart Architecture P.C.
Common questions regarding BOMA:
Q. Why does the Floor Loss Factor vary within abuilding?
A. The configuration of corridors varies fromfloor to floor. Floor Loss Factor differsdepending upon corridor arrangement.
Q. Does BOMA apply to Retail Spaces?
A. BOMA is intended for measurement of Officebuildings. A method to measure Store areaswithin office buildings is included for mixeduse arrangements. For this purpose, Stores aremeasured the same as office areas.
Q. Does BOMA apply to Industrial Spaces?
A. No. A different standard, 2004 BOMA-SIOR, isused for industrial buildings.
Measuring Office Buildings
Q. How are Atrium Spaces accommodated?
A. The lowest level of a building lobby atrium iscalculated as Building Common Area. Theupper levels of space are not included inRentable Area and are treated as shafts andvertical penetrations.
Q. Is parking included as rentable space?
A. No.
Q. For a full floor tenant are the elevator lobbyand restrooms Usable Area?
A. The elevator lobby is Usable Area. TheRestrooms are included as Rentable Area. Forfull floor tenants the Floor R/U Ratio isessentially zero.
Background . Principles . Examples . Questions
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Solomon Cordwell Buenz & Associates Inc. 2009BARRY BEBART ARCHITECTURE P.C.
2010 Barry Bebart Architecture P.C.
Measuring Office Buildings
References and Resources:
Copies of ANSI/BOMA 1996 are available at:www.boma.org.
Or at: www.bomachicago.org.
Another useful document is:
Answers to 25 Key Questions aboutANSI/BOMA Standard
Available from BOMA or BOMA Chicago.
Background . Principles . Examples . Questions
2010 Barry Bebart Architecture P.C.
BARRY BEBART ARCHITECTURE P.C.