Rent in Commercial Real Estate is calculated on a per-square-foot basis. Therefore, real estate practitioners such as you need to use general guidelines so that all parties can remain consistent. The Building Owners and Managers Association International (BOMA) sets the standard for measuring commercial real estate space. BOMA has been the traditional way of measuring square footage for over a century. Understanding these standards will help you stand tall feeling confident because you’ve just increased a property's valuation by 10%. My goal for this guide is to give you a simplified overview of what the standards entail. Here we go. Commercial Real Estate Measurement Standards BOMA is your practical guide to commercial space measurement. These guidelines help you consistently measure and report square footage from several types of properties. They are carefully reviewed at least every five years and revised to address the market's changing needs. Therefore, applying the standards appropriately will directly impact the value of a commercial property. Since there are several different types of commercial properties, BOMA created various categories of standards for each. They are: ⦁ Office ⦁ Industrial ⦁ Gross Area ⦁ Multi-Unit Residential ⦁ Retail ⦁ Mixed-Use You don't need to memorize each standard. It is only essential to know the critical differences between them. Office Standards The general methodology for measuring floor space in office buildings. Office buildings are broadly defined as any space where an organization’s workers perform administrative, financial, management, or other professional services for its business. These buildings can house one or multiple tenants in urban or suburban environments. The office standard is the oldest of all the types of standards. However, it wasn’t until 2009 that BOMA included other property types, such as Industrial, Retail, Multi-Unit Residential, and Mixed-Use properties. We also have a guide on the updated standards. You can view them here. Industrial Standards The conventional method for measuring floor area in industrial buildings. Industrial buildings are broadly defined in commercial real estate as any land or buildings used for production, manufacturing, research, assembly, distribution, and storage. Zoning maps from each city designate areas for industrial property so that residencies and businesses are not disrupted. It was not until 2001 that BOMA first launched the Industrial Building standards, and in 2009 officially launched it as its branch. These standards are continuously updated and may be applied to single-tenant, multi-tenant, or multi-building structures. Gross Area Standards The Gross Area Standards is the tool we can use to measure nearly any building accurately. Think of these as the fundamental standards. We can use these methodologies and other BOMA standards to align with best practices. The Gross Area Standards are also congruent with the International Property Measurement Standards. BOMA published its Gross Areas Standard in 2009 to provide a consistent method to measure all building types. There is now a 2018 revision to the Gross Area Standard to make it easier to follow. Multi-Unit Residential Standards BOMA standards are not only measured in office buildings. Multi-unit residential buildings, condominiums, cooperatives, and other communities containing four or more living units can also be measured. These standards are intended to measure individual units and the aggregate area of a building. Retail Standards The conventional method to measuring gross leasable area in retail buildings. Retail spaces include properties used to market and sell consumer goods and services. These types of properties have experienced a significant shift lately due to e-commerce. Retail can be considered single storefronts, strip/shopping centers, malls, department stores, supermarkets, restaurants, and big-box stores. The retail standards were published in 2010 and revised in 2020 to address ambiguities and inconsistencies. Mixed-Use Standards Area measurement standards for combined property types. Mixed-use commercial property is a building or land development that includes two or more property types: office, retail, industrial, single, or multi-tenant residential, entertainment, hospitality, and public and private institutional buildings. An excellent example of this would be residential and commercial space. These would be apartment units on the top floor of a building with office space below. Most mixed-use properties will have the residential portion take up square footage than commercial. BOMA published the first standard for mixed-use properties in 2012. Many real estate practitioners may believe mixed-use property measurement could be complex. Still, BOMA has determined a simplified methodology for allocating the space. Conclusion to Real Estate Measurement My goal with this guide was to give you a simplified overview of the BOMA standards. Each of these standards can get a lot more in-depth. But knowing them will unlock many benefits, such as: ⦁ Helping you add value for your clients. ⦁ Helping you improve your ability to advise. ⦁ Increasing a property's income and the value of its assets. ⦁ Helping protect clients from tenant disputes. Ultimately, calculating the square footage of commercial space could take much work. Therefore, you may need to consider a BOMA expert. Thanks for reading! 🙂 Want to learn how we can increase your leasable income by up to 10%? Click here to learn more about BOMA Drawings. Want to work with Building Data Labs? Check us out!

Today, we're sharing the newly revised office standards and rules of the Building Owners and Managers Association (BOMA). This is important because if you're involved in leasing office space, and you were able to include square footage, wouldn't you? BOMA is a critical resource for property owners, managers, architects, contractors, and many others. They are the go-to standard for measuring floor space within your building. In addition, BOMA promotes consistent measurement of rentable square footage, the most important term for real estate leases. Using their standards will help all participants in your real estate transactions. Now, let's dive in. Updated BOMA 2017 Office Standards The world of real estate continues to evolve. Trends in commercial real estate are in constant flux. That is why BOMA revises the standards once every five years. BOMA has been the standard for measuring office floor space since 1915. And right now, there is a growing demand for amenity-rich buildings. The new BOMA 2017 Office Standard reflects the changes in your typical office building. In addition, it is congruent with the International Property Measurement Standard for Office Buildings. Inclusion of Balconies, Covered Galleries, and Finished Rooftop Terraces Commercial Real Estate tenants need to attract and retain talent. Part of how they do this is to provide more amenities at work for their employees. That is why BOMA now allows any exterior area used exclusively by the tenant and enjoyed by people to be included in the rentable square footage calculation. Major Vertical Penetrations at Lowest Level Included in Rentable Area Since the objective of BOMA is to provide a consistent rule of measure, major vertical penetrations at the lowest level of the building are included in the rentable area. The lowest level of major vertical penetrations includes floor openings for elevators, escalators, stairs, pipe shafts, flues, and vertical ventilation ducts. Vertical service areas and mechanical shafts were included in the previous standard, but not vertical circulation areas like stairwells and elevator shafts. This will allow an increase in rentable square footage for many buildings. Amenity and Service Areas A modification was set in place to the “Inter-Building Area” standard by BOMA. This standard allocates rentable square footage to tenants for an entire floor or building. The revision allows leases to add rentable square footage to tenants that use these amenity and service areas. This alteration ensures tenants don’t pay for a space in the building they don’t use. BOMA’s Inter-Building Area standard now intends to distribute area more equitably. Public Pedestrian Thoroughfare As mentioned, BOMA aims to provide a more precise and transparent standard. Because of this, the new BOMA 2017 Office Standards remove public pedestrian thoroughfare in calculating rentable square footage. Public pedestrian thoroughfares are generally meant as the ground-level sidewalks around the edge of the building in which the public has free access and complimentary use. While the new standard may decrease the rentable square footage for some office buildings, multiple-floor office buildings will still have benefits that exceed the loss here. Capped Load Factor The load factor breaks down the proportion of common area rent each tenant shares. The new trend is having amenity areas such as outdoor spaces, fitness centers, conference rooms, and more. New common areas will bring up load factors, and some tenants may or may not want to pay for them. The new standard allows the load factor to be capped on a tenant-by-tenant basis. This enables landlords to target specific tenants. And negotiate leases appropriate to their market. Conclusion In summary, BOMA’s 2017 updated standards are as follows: ⦁ Inclusion of Balconies, Covered Galleries, and Finished Rooftop Terraces ⦁ Major Vertical Penetrations at Lowest Level Included in Rentable Area ⦁ Amenity and Service Areas ⦁ Public Pedestrian Thoroughfare ⦁ Capped Load Factor We hope this article was simple enough to give you a beautifully laid-out overview of the new updated standards. These updated standards give you the tools to market your properties successfully. With all that said, if you’re having trouble assessing how much rentable square footage your buildings have, we feel for you. One of the ways you can make this process so simple is by conducting Building Information Modeling (BIM). You can also look for BIM services a company can offer you. What you’re looking for is a BIM firm that specializes in BOMA and Lidar Scanning. The Lidar uses eye-safe laser beams to create an accurate as-built condition of your building. It generates a 3D model digital representation of your commercial space. Most importantly, it helps you create a detailed BOMA drawing so that you can uncover your actual square footage. Using these, you’ll discover an average of 8% more rentable area. If you would like to learn more about these BOMA drawings, click here.

Let’s get to the point: It’s well known by negotiation experts that the party who enters the negotiation most prepared walks away with the better deal. Information can be powerful. That’s why today we’re going to share calculations all commercial real estate investors and managers need to know for lease negotiations with tenants. These calculations are used by the Building Owners and Managers Association (BOMA), which sets the standard for measuring commercial real estate space. They are reusable, rentable, and gross square feet. And knowing how they work is important because: You’ll know where your rents should be at You’re leasing team will be more prepared to sell Good tenants likely to renovate will respect your organization Let us begin. Usable Square Feet Usable square feet is the space the tenant occupies from wall to wall. Another way to think about it is the space you can use and measure the interior dimensions. The usable square footage calculation is different depending on full-floor tenant leasing vs. partial-floor. For partial floor commercial leasing, the calculation generally includes all office space only that a specific tenant may use. It does not include common areas of the building. Common areas include but are not limited to hallways, lobbies, elevators, public bathrooms, and stairwells. Most areas except for elevators and stairwells could be counted as usable square feet for full-floor commercial tenants. Lastly, an important tip is that usable square footage is not the number used to calculate the rent; it’s rentable square feet. Rentable Square Feet In commercial real estate, rentable square feet is the key term. The best way to think about this calculation is to remember that tenants share the common areas of the building. These areas need to function appropriately and be regularly maintained. Tenants need these areas clean and well-kept to continue conducting business. It can get quite expensive, and since landlords and managers are responsible for the upkeep, they charge common area expenses to the tenants. You should find shared area expenses in commercial leases under the common area maintenance provision. To understand rentable square feet, we must know the load factor. When leasing a retail space, the load factor breaks down the proportion of common area rent each tenant shares. For example, suppose you have a 10,000-square-foot building with a few offices that total 8,000 usable square feet. We would divide 10,000 by 8,000 and get a load factor of 1.25. Rentable square footage is a tenant’s usable square feet multiplied by the load factor. In this case, what they pay is not usable square footage but the thickness of their walls and percentage share of the common areas of the building. If we used the previous example and a prospective individual wants to lease an office with 2,000 usable square feet, you’d take 2,000 multiplied by 1.25 and get 2,500 rentable square footage. Rentable square footage multiplied by the price per square foot gets us annual base rent. Gross Square Feet There is no universal definition of gross square feet for commercial properties. Several different standards, codes, and jurisdictions have their own definition for this measurement area. Adopting the right one in any situation can help you make better decisions. In real estate finance, it refers to the total square footage of the building. It does not include any area outside the exterior walls and should not be used to calculate rental payments. Instead, we use it as a term in planning and budgeting. Commercial owners and managers should know consistent methodologies for measuring their floor space in lease negotiations. Like Generally Accepted Accounting Principles (GAAP) is the universal standard to communicate financial language for business owners, BOMA is the way to communicate square footage in your lease contracts. Here you can find BOMA’s standards for gross square footage. Wrapping It Up The lease is your number one tool to protect yourself against risk. But now you’re armed with some of the most critical measurements in lease negotiation. Next, you’ll want your leases to include what spaces are rentable vs. usable specifically. As we mentioned, BOMA is the way to communicate square footage in your lease contracts. This will ensure both you and the tenant are on the same page. But let’s face it, complex rules in calculating the square footage of commercial space can be a headache. If you’re unsure how to guarantee accurate measurements, you may need to consider a BOMA professional. If that’s something you’d be interested in, read this blog post.

The case study A commercial property manager was preparing for tenant turnover in one of his retail spaces. When his company bought the building, no as-built drawings were provided, so he didn't have tenant area breakdowns for this property. His challenge was that he didn't have the proper tools to engage in lease negotiation after his current tenants move out. Most importantly, he needed proof that the space is as large as his documents show. The approach Our solution: BOMA drawings. (The Building Owners and Managers Association standardizes what areas of a commercial building are included in rentable areas.) Click here to know more. Our workflow First, we use a LiDAR scanner to take millions of measurements in the space - we can scan over 200,000 square feet in just one day. We then create a set of drawings in CAD. The usages and square footages are included on a chart for easy reference. Later on, when a tenant moves in, the floor plans can be used to help visualize how to lay out the space, or they can be used by builders and architects to work on renovations, repairs, or additions. Click here to know more. The outcome and benefits So how did we help the client earn an extra $200,000 per year? We uncovered that the former building owner didn't include a 3000 square foot storage room in the rentable area. With lease rates in the area at an average of $65 per square foot per year, that's an extra $200k!

If you are an owner or manager of a commercial building, you know that measuring the square footage of a retail, office, or warehouse space is not as simple as multiplying the width by the length of the building. Sure, you'll get the rough gross area of the building, but you can't do much with it. It doesn't draw the difference between usable and rentable area, between common areas, service areas, or any other kind of spaces designated in the building. Measuring square footage of a commercial building can be difficult. Measuring square footage of a commercial building can be difficult. There are many ways to measure it, and each method has its advantages and disadvantages. The size and complexity of your building will affect how you choose to measure the space. For example, a warehouse or wide-open retail space will be less complicated to measure than an office building with multiple suites and subdivisions within each suite. The reason that it's complex is that there are finely-written standards from the Building Owners and Managers Association (BOMA) that need to be consulted. Why follow these standards? Because they help you determine the same standardized square footage information for all the areas of the building that tenants, competitors, and the government will want to know: Gross Building Area, Total Rentable Area, Usable Areas, and more. Check out our glossary of terms to better understand the definitions of these areas. The best way to guarantee accurate measurements is to go with a professional who can handle scanning and modeling the building in CAD. Your BOMA expert will be able to make the most accurate measurements by using LiDAR scanning and CAD software to create a model of your building. Using BOMA standards, they will calculate how much usable space there is per floor, making it easier for you to get an idea of what can be done with each one.

You can't monetize what you don't measure, so it's important that you know exactly how much space your tenants are using. That way, if the lease says they're paying for 1,000 square feet and they're actually using 1,200 square feet, you'll be able to use this information to renegotiate when the time comes for renewal. The first benefit is that by updating your information, you’re putting yourself at the best advantage in negotiating leases. Even if it’s been only 5 years since the last time you did measurements for leasing, you should still do it again. We have updated technology for quickly capturing more exact measurements than in the past, using scanners instead of tape measure. Additionally, BOMA updates their standards regularly, most recently in 2017, and each update brings new clarity on what parts of your building are included in Rentable Areas. 2017 includes several areas that were previously excluded, so you stand to benefit from a new set of drawings! You will also benefit from doing BOMA drawings again if any of your buildings or suites have undergone renovations. Reconfiguring a space results in different calculations for the various use types. It’s possible that renovations an outgoing tenant performed will result in a higher lease - take advantage when negotiating with your next tenant. With more information to provide about your space, you can get a good tenant too. Think about it – who is a better tenant, someone who accepts that the space they’re paying for is “about 5000 square feet” versus someone who wants to know exactly what they’ll be working with? Having an up to date and accurate floor plan of their space will also give new tenants a leg up to get moved in and cash flowing faster, ensuring a stable rental income. One last benefit to mention here is that your relationship with Uncle Sam is rock solid when you have clear and accurate information about your building’s size, and which areas bring income and which don’t. Accurate numbers have an impact on your building valuation, taxes and audit reports, and more. Use this information to build a strong case when communicating with the government. The best part - you get all of these benefits from just a single set of drawings! A good company will provide not only the drawings with the measurements of all spaces, but also a tabular chart with all the data for your use. See the previous posts in the series: Intro to BOMA Part 1: Challenges of Leasing Without Complete Information Part 2: Process of Measuring and Creating Drawings Glossary of Concepts in Real Estate Measurement

Part 1: Challenges Whether you are a small landlord with one commercial building or the asset manager of an expansive real estate portfolio, improving the lease income from each property is the most important aspect of your job. This isn’t as simple a task as it may seem. There are many challenges related to determining the correct numbers in a lease and negotiating those numbers with your tenant. First, if you are operating with old information, you are guaranteed to be leaving money on the table. If you’re working with old rent rolls dating back to when the building was built, you stand to gain the most by updating your measurements. But even if your measurements are only 5 years old, you still have a chance to increase your Rentable Area by up to 10%! The reason for this is that BOMA updated the calculations for Rentable Area in 2017, and have included several areas that were previously excluded. Additionally, the standards for measurement have been improved in the last 10, 20, 30 years, and the square footage might have been incorrect all along. Another challenge to consider is that the floor plans and related measurements must reflect up-to-date information on tenant occupancy and include any changes made since the original floor plan was created. If your building has undergone renovations since its initial construction—or even just last year—it's likely that some floors have adopted new layouts or been reorganized in some fashion that impacts the Rentable Area. A final challenge that pops up from operating off of old information is getting a good tenant. A scrupulous tenant will ask about the measurements and may even hire a 3rd party to audit their Rentable Area. Additionally, most tenants need to renovate or make improvements, and having outdated or nonexistent floor plans will result in a longer time frame for their renovations. This lack of information may result in a good tenant choosing to rent elsewhere, and a less careful tenant choosing your space. The good news is that you can easily avoid all of these challenges by having a single set of drawings developed. A good service provider will not only provide you with your BOMA drawings with each area and its use marked, but also a tabular chart for easy reference. Having the drawings and data clears up a lot of uncertainty when it comes to negotiating a lease with a new tenant, making the process quicker and smoother. Check out the next article in the series, What is the process for having BOMA drawings done? Check out our Master list of BOMA concepts

Part 2: Process for creating BOMA drawings Scan planning The scanning technician coordinates with the building owner or manager to agree on a scanning date. The building owner ensures that the technician will be provided access to all areas, including those that are normally locked or out of bounds. The building owner ensures that the space is as clear of obstructions and personnel as possible. The design manager prepares the modeling team to be ready when the raw data is sent over. Scanning On the day of scanning, the technician arrives as early as possible. They open all doors and turn on all lights, and set up the scanner. Then, they move from one room to another to scan and 360 photograph every measurement of every space. Each scan contributes to making a digital representation of the building made up of millions of points of measurement, called a point cloud. Depending on the needs of the building owner, the technician sometimes scans the exterior of the building. After returning to the office, the technician checks on the quality of the scan file and makes any necessary adjustments. Then, they send it to the design manager for modeling. 3D modeling The modeling team refers to the point cloud to create a 3D model of the space. The design manager checks in on the progress of the team every day to make sure that there are no doubts about details of the scan. The team can also refer to the 360 photographs taken at the same time as the scan to do a visual check against the point cloud. After the modeling team is finished, the design manager labels the categories of each area. This includes vertical penetrations such as stairs, common areas such as lobbies, and various usable and rentable areas. Finally, the team delivers the BOMA drawings to the building owner. Check out the next article in the series, The Benefits of BOMA drawings Check out our Master list of BOMA concepts

ANSI American National Standards Institute- helps to develop marketplace standards for safety, health, environment, etc. To participate in BOMA measurement standards development, a company must be ANSI accredited. Area Analysis A review, calculation and determination of the floor area in a building or portion of a building. An area analysis is normally produced as a tabular chart with accompanying floor plans and performed according to a specific method of measuring, most often a BOMA standard. Area Certification A document that definitively states the square footage of a building or space according to a standardized measuring methodology with references to supporting documentation such as a specific floor plan or area chart. Area Chart A tabular data chart that shows all calculated areas from a building area analysis. Area Dispute Resolution The process of hiring a neutral party to resolve a conflict over square footage between 2 or more parties. As-Built A floor plan illustrating the current conditions of a space or building, and if applicable, the build-out of a space within a building. AutoCAD The most widely used Computer Aided Design (aka CAD) software for 2D and 3D design and drafting, developed and sold by Autodesk. Base Building Wall A wall that is part of the building structure and can’t be removed or structurally changed. It is present for the lifetime of the building. Basic Rentable Area A specific step in calculating a tenant's Total Rentable Area according to BOMA 1996 Standard, in which the floor’s r/u ratio is applied to the usable area of the tenant. Blue Print A large format, scaled hard copy of an architectural drawing. Blue Print Digitization The process by which a blue print or other type of large format print on paper is converted to a digital file and stored on a computer, server, or a database. Digitization may involve document scanning to pdf just for archiving, or manual re-drafting into CAD software for editing. BOMA The "Building Owners and Managers Association" is the primary source of information on all the standards related to commercial real estate: office building development, leasing and contracts, building operational costs, energy consumption patterns, local and national building codes, old and new legislation, occupancy statistics, tech developments, and more. For more information, go to http//www.boma.org/About. BOMA Standard ANSI-approved measuring standards published by the Building Owners and Managers Association. The standards are updated about once every 15 years. BOMA / SIOR Industrial 2004 This is the "Standard Methods For Measuring Floor Area in Industrial Buildings." BOMA/SIOR 2004 is a collaborative effort between three organizations that set standards for building measurement: BOMA, SIOR (Society of Industrial and Office Realtors) and AIR (The American Industrial Real Estate Association). Together, they produced a publication that outlines a standard method of measuring industrial buildings. This standard provides building owners with two methodologies. One is the Exterior Wall Methodology and the other is the Drip Line Methodology. Both methodologies are fundamentally similar to the BOMA 1996 office standard. BOMA/SIOR 2004 has been replaced with the ANSI approved "Industrial Buildings: Standard Methods of Measurement (ANSI/BOMA Z65.2-2009)". For more information, go here. Building Amenity Area Building Amenity Areas were introduced in the BOMA 2010 office standard. They are areas that provide a benefit or convenience to all occupants in the building. Examples include; vending areas, cafeterias, gyms, conference rooms, etc. Building Amenity Areas could become Occupant Areas easily if necessary. Building Common Area Areas within a building not specifically occupied by tenants but which serve and benefit all of the tenants in the building. Building Service Area Introduced in the BOMA 2010 office standard, Building Service Areas are those that provide a mandatory service to all tenants. Examples include: main lobbies, mechanical rooms, egress corridors, etc. Building Service Areas are permanent and unlikely to change over the lifetime of a building. Building Core The central area of a floor in an office building which generally contains the stairwells, elevator shafts, service shafts, mechanical areas and washrooms. CAD or CADD "Computer Aided Design" or "Computer Aided Drafting and Design" is the most popularly used term to refer to computer software which allows the user to draft scalable architectural or engineering drawings. CAD Plan A floor plan saved in any digital CAD format, but usually in AutoCAD’s .dwg format. Saving a CAD plan offers the ability to edit the floor plan using CAD software. CAFM Integration Computer Aided Facility Management uses IT systems and software to support facilities management. Existing conditions floor plans are usually integrated with CAFM software in the client's facilities management program. Capped Gross-Up Determining a maximum, or "not-to-exceed" gross-up factor for the rentable area. As an example: in lease offers, the landlord might say that the rentable area of the premises will be determined in reference to BOMA standards but with a capped gross-up of 15%. If the total gross-up under BOMA 1996 is more than 15%, the tenant will only pay for 15% gross-up and no more. Color Schematics A floor plan that incorporates color and legend to indicate certain aspects of the property. By providing color schematics, we illustrate how we have identified and calculated the different areas of a building according to BOMA measuring methodology. Common Area An area in a building that is not occupied by tenants but which serves and provides a benefit to the tenants in some way. Complex Common Area Areas in a building complex that serve and benefit all tenants in the complex. Construction Area Also known as Gross Building Area, the Construction Area is the full area of a building, measured to the outside walls, without deducting any area. Database A computer system which stores a number of individual sets of data in order to make the data conveniently discoverable. Demising Wall A wall that separates one tenant space from another. Disto Laser A type of laser measuring devices, also referred to as a laser tape or laser tape measure. The Disto Laser determines distance by calculating the time it takes for the laser to make a round trip from the device to the wall (or any reflective surface) and back. It is a good intermediary tool between the traditional tape measure and the many LiDAR scanners available on the market. Dominant Portion Indicates which portion of a wall is vertically dominant. An example: if a wall from floor to ceiling is 40% glass and 60% drywall, the dominant portion is the drywall. If it is 60% glass and 40% drywall, the dominant portion is glass. Drip Line Methodology Drip Line Methodology is also known as "Method B" in the Industrial Buildings: Standard Methods of Measurement (ANSI/BOMA Z65.2-2009). This method calls for measurement to the most exterior drip line at the perimeter of the roof system for area calculations. Due Diligence Strategically acting to avoid potential future liability by proactively making sure all provided information is accurate. DWG Plan An AutoCAD file of a floor plan or 3D model of the space. DWG files are useful for architects, designers, engineers or any party that needs the ability to edit a floor plan. Exterior Wall Methodology Also known as "Method A" in the Industrial Buildings: Standard Methods of Measurement (ANSI/BOMA Z65.2-2009). This method measures to the outside of exterior walls for area calculations. Feasibility Study When a tenant wants to move into a building, they must take into consideration the amount of area required and what is currently available - is it feasible for them to rent this space given their needs? Feature Sheet A document that highlights important features and amenities of a space. Feature sheets frequently include as-built floor plans, feasibility plans and site plans, as well as maps and key contact information. Finished Mezzanine A finished mezzanine is possible to use for personnel. For a mezzanine to be considered finished, it must be full height, have HVAC, and be finished to comply with local occupancy codes. Finished mezzanines are specified in the Industrial Buildings: Standard Methods of Measurement (ANSI/BOMA Z65.2-2009) as being included in the Rentable Area of the building as long as all parties agree. Fixed Gross-Up Determining the rentable area of a tenant by applying an unchanging and pre-determined gross-up to the tenant's usable area. This practice can be used on a suite by suite, floor by floor or building-wide basis and is often used to avoid high and fluctuating BOMA 1996 gross-ups. Floor Amenity Area Floor Amenity Area was introduced in the BOMA 2010 office standard. It is a common area providing conveniences to the occupants only on that floor. Floor Common Area Similar to Floor Amenity Area, the Floor Common Areas are areas of a floor in a building that are not specifically occupied by tenants, but which serve and benefit that floor’s tenants only. Floor Service Area Floor Service Areas were introduced in the BOMA 2010 office standard. They provide mandatory services to the occupants on that floor, which includes bathrooms, electrical closets, mechanical rooms, etc. Floor Plate The Floor Plate is a floor plan containing common and repeating attributes of a multiple story building. It can be used as a template when measuring multiple floors of a building, but only if that building repeats the same floor plan on multiple floors. Gross Building Area Also referred to as the Construction Area, the Gross Building Area is the entire area of a building measured to the outside walls without any deductions. Gross-Up A Gross-Up is a pro-rata or predetermined fixed increase in a tenant's area, usually expressed as a percentage. Normally a Gross-Up is applied to the usable area of a tenant in order to compensate for the operating expenses in a building. Key Plan A graphic, or key, that’s incorporated within a floor plan illustrating the location of a suite, unit or other type of space. Load Factor Also described as Gross-Up Factor or R/U Ratio (Rentable over Usable), the Load Factor represents the prorated common areas that a tenant must pay for - expressed as a ratio or percentage. To determine the tenant’s Rentable Area, the Usable Area is multiplied by the Load Factor. See the definition for R/U Ratio for more information. Loss Factor The Loss Factor is the percentage difference between the Rentable Area (the number of square feet that tenants pay for) and the Usable Area (the number of square feet each tenant physically occupies). Major Vertical Penetration The areas in a building which penetrate the floor slab: this includes stairs, elevator shafts, flues, pipe shafts, vertical ducts, etc. BOMA standards specify that these areas and their enclosing walls are explicitly excluded from the rentable area of a building. Modified BOMA A client might request an adjustment of a BOMA area analysis if the strict application of BOMA ends up with unfavorable results - such as a gross-up factor that is larger than what the market will allow for. Occupant Area The real tenant-occupied space in a building, without alteration or gross-up applied. This concept was introduced by the latest BOMA standards, where Occupant Area replaces the BOMA 1996 Usable Area. Partition Wall A wall placed to break up a tenant's space inside the boundary walls of their Rentable Area. Private Common Area Similar to a Common Area, the Private Common Areas of a building are exclusively and proportionately shared between one or multiple tenants. Pro-Rata The calculation used to determine the correct proportionate allocation of space in the premises. R/U Ratio The R/U Ratio is the Rentable Area divided by Usable Area. It is a method of calculating proportionate share allocations, and therefore the rentable areas of tenants. It is often used to determine the amount of common area space that a tenant has to pay for, keeping in consideration the amount of usable area that each tenant occupies. The result from dividing the total rentable area of a floor or building by the total usable area of a floor or building provides a gross-up factor that converts to a percentage, then multiplied to each individual tenant’s usable area, which defines each individual tenant’s rentable area. Reflected Ceiling Plan "RCP" or Ceiling Plan is a scaled drawing of the ceiling as if you are above the ceiling, looking down. RCP's will show elements like lights, drop-ceiling tiles, emergency lighting, exit signs, exhaust fans / hoods, air diffusers / vents, access panels, speakers, sprinklers, fire alarms, etc. Separation Plan The plan of an individual unit extracted from the full floor plan. Separation plans include a key plan: a graphic in the plan that illustrates the location of the unit in the building. Separation plans are often used for marketing to potential tenants. SIOR The "Society of Industrial and Office Realtors" is an association of commercial and industrial real estate professionals. When it comes to building measurement, SIOR is known for developing a standard method of measuring industrial buildings. For more information, go to http://www.sior.com/about.asp Space Plan A floor plan that shows options for potential wall or furniture layouts. Storage Mezzanine Different from a Finished Mezzanine, the Storage Mezzanine is built to comply with local building codes for storage use only - no personnel. Storage Mezzanines are specified in the Industrial Buildings: Standard Methods of Measurement (ANSI/BOMA Z65.2-2009) as being included in the Rentable Area of the building as long as all parties agree. Total Rentable Area The area of a premises with all gross-ups applied, also known as the total area of a premises in which the landlord will charge rent to a tenant. Unfinished Mezzanine A mezzanine which is not suitable for use by personnel and can only be used for storage. Normally, an unfinished mezzanine is not included in the rentable area of a building. Usable Area The actual tenant-occupied area of a premises without any alterations or gross-ups applied.

If you want to renovate or put an addition on your house, it’s really important to choose the right contractor. Because renovations are expensive, a good general contractor can make your life a lot easier. From managing all the moving parts of the reno, to helping you prepare for all the major expenses, a good contractor is well worth the cost. But how do you determine who is the best contractor for the job? It's not as easy as choosing the lowest-priced option – in fact, that's a dangerous move if the quote is significantly lower than the other quotes. To begin your search, you first need to consider recommendations from friends and neighbors, and then do an online search. Here are a few tips to help you choose the right one. Get as many bids as you can Get the best bid by conducting a walk-through of your renovation prior to receiving an estimate. Explain all changes you want to make and give the contractor a detailed list of materials you plan on using. Low or high bids raise red flags, so be sure to ask why there might be such difference in price between them. Once you have bids in hand, compare them carefully and ferret out any differences in quality. Lastly, don't forget to review the warranties offered by each contractor. Assess your needs The best way to determine the right contractor for you is to consider the needs of your specific project. The square footage of your home, for example, will determine the size and number of rooms that need to be remodeled. A contractor who specializes in kitchen-renovation projects won't necessarily be the best choice for building a patio or porch area, or renovating an attic space. You'll also want to consider the expertise of the contractor. You should request photos and references from previous jobs. A reputable contractor should be able to give you these elements without refusing to do so. Demand a construction schedule As you search for the right contractor, be sure to research a company’s availability. Also, demand a construction schedule and get it in writing. A good contractor will let you know when they can start your project and how long it will take them to complete it. Before you pick a contractor, be sure to have a written, detailed proposal from them. Research the credibility of the company When choosing a contractor, prioritize research. Be sure to check references, gather competitive bids and compare rates. By checking with the Better Business Bureau, you will be able to obtain information about a contractor’s complaint history and customer reviews. Check their insurance and licenses When you’re shopping for construction contractors, be sure to check their insurance and licenses. A good contractor will have ensured that they have proper liability insurance to protect your home and belongings in the event of damage to your residential or commercial property. They will also be bonded while working on any of your property, and certain states even require contractors to be bonded while working on vacant properties. Make sure they hold a license as well – this protects you in the event that a worker becomes injured while on the job, or causes damage while doing repairs or renovations. It also protects against theft and vandalism in the instance that work being done has a negative effect on nearby properties. Get to know their team and subcontractors Taking the time to get to know your contractor’s team structure will end up making the difference between an excellent renovation and a nightmare experience. When interviewing contractors, ask about their team. Who will be helping you on your renovation? How stable is the company? What experience do they have? How often do they work with subcontractors? What are the limitations of scope of each subcontractor? How does your GC/ Contractor plan to coordinate work gaps between different subcontractors? Ask about their billing practices Be sure to ask your contractor about their billing practices. Many contractors like to convince customers that they were honest, hard-working people and therefore deserve to earn the full contract amount, instead of being a dishonest worker who has zero interest in customer satisfaction. There are two ways that you can find out how your money was spent: first, you could request a detailed bill every week. This means that they should break down all the material costs and labor costs into smaller segments so that it would be easier for you to keep track of expenditures. Also, never pay all of your money upfront without having a conversation about where the contractor intends to use your money. The fastest way to catch contractors with shady practices is by watching how they deal with paying local workers and suppliers: if things move along smoothly and quickly, your project should progress at an accelerated rate and your contractor will be less likely to cut corners. Ready to move forward? Reach out to us to get help in evaluating the right contractor for you at erin@bldatalabs.com or 3322391599.

You just came off Instagram or Pinterest and your mind is glazed over with so many prefab modular homes. Suddenly, everyone has one. In the middle of a forest, high on a hill, in a desert oasis... And they look fabulous — plus, according to their owners, the equivalent of runway models, they are incredibly easy to build and “so affordable.” But are prefab modular homes the right fit for you? Let’s dig in and take a look at them. What are Prefab modular homes? First, let’s take a pause and do a sidebar. There are multiple differences between modular homes, prefab homes, and the ever-trending container homes. It all boils down to zoning laws, and materials used. In this article, we’re not going to discuss these differences but will point out that a container home isn’t the same as a prefab modular home — and that not all modular homes are prefab at that. Let’s define what a prefab modular home is: Prefab is a catch-all term. It refers to prefabricated homes which are manufactured off-site, in advance, and using template models or high-tech tools, and then transported to the property in sections and assembled incredibly fast. In most cases, these prefab structures are made in sections or modules, hence the ever-brand-worthy term: prefab modular homes. Should you go prefab modular? Jump to: Custom designs Fast build Unlike when the whole prefab trend started a couple of years ago, today’s models are incredibly customizable and unique. Before, you had to settle for what the construction firm had on stock. Now, the only limit is your imagination — and perhaps your budget. Prefab modular homes come in all tastes, sizes, and configurations. Are you a SpongeBob fan? Pretty sure a contractor is willing to build you his pineapple pad if the price is right. To what extent are prefab modular homes customizable? Well, some new models are built with 3d printed technology. That’s right, a 3d printer, the size of a warehouse, can build your prefab home directly from a digital blueprint with little to no human interaction. Thanks to tech, today, the sky's the limit. Let’s look at some of the benefits of prefab modular homes. Custom designs Today, companies that deal and trade in prefab modular homes look less like a traditional construction site and more like an Apple store. Full of architects and long-haired designers, and hipsters — everyone with a Macbook and the latest iPhone on hand. Thanks to apps and software, not to mention adaptable materials, and other radical tech, modular homes can be incredibly personal and customizable. They are no longer template models and can adapt to your needs and unique sensibilities. If your budget allows it, your modular home can be a statement about yourself. You can configure your home however you want. Fast build Depending on the company you hire, your home can be built and transported to the site in less than 16 weeks. Some of our projects have been completed even faster. This is incredibly advantageous. Why? For multiple reasons. Two of the main ones are: You won’t have to spend so much on man-hours. That’s one of the biggest issues and costs when it comes to building a home. Not materials, but what workers charge you for being on-site. You can move into your home in less than 4 months. You can save significantly on lease or mortgage costs while the construction is happening. Prime tech Today, thanks to tech options, you can really do wonders when it comes to your prefab home. You can add all types of energy-saving solutions, and due to how these homes are built you can also update these solutions. Prefab homes are incredibly adaptable to what is called the “smart home infrastructure.” This is great since their flexibility allows you to incorporate new tech as it is launched. Remember what is in today, what looks like the next tech wonder, doesn’t necessarily stay as such in a year. The last thing you want is to find yourself the proud owner of a media player that is encrusted into your walls and is three to four generations old. All-inclusive option Depending on the service you acquire, you might not even need to lift a finger when it comes to construction. Some prefab modular home firms offer the “all-inclusive option.” They’ll take care of everything. From rigging and installing your home, leveling the ground, all the way to getting zoning permits and the okays from the municipality. Some firms will even go so far as to outfit you home, move you in, and even stock you up with the essentials. They’ll wait for you, keys in hand, and give you a grand tour of your new prefab home — chocolate bar on the pillow waiting for you. Pricing varies Depending on your needs, your demands, and your budget, you can actually tweak the price per square footage. That’s one of the great things about prefab modular homes. What the builders hand out on the day of the contract is what you will pay. Since it’s all done in-house, indoors, there is almost no risk of a problem presenting itself and making your costs rise. Scale-up Finally, if properly constructed and planned, prefab modular homes are great because they allow you to easily scale up your home — add another module or room. If you have the land, all you need is to contact the same company that built your prefab modular home and asks them if they can add a module or two. Maybe a guest room, or one for a new family member.

First, what’s BOMA? BOMA stands for Building Owners and Managers Association International and is the organization that sets the standards for real estate measurements. They determine how to calculate Gross Building Area, Usable Area, Rentable Area, and all other details that go into calculating a tenant’s rent. These measurement standards were developed to standardize the rentable square footage up for lease in commercial properties. These standards provide building owners and property managers with the right tools to successfully market properties, and use a formula to determine what is acceptable as leasable square footage. What’s the advantage to having BOMA drawings made? 1. Maximize Rental Income Your most important reason to have drawings made is because without them, you may be leaving money on the table. Having your property measured to accurate standards will provide trustworthy square footage numbers for the owners to compare to current lease information. By comparing the differences, owners and managers can work with leasing brokers to adjust the numbers for upcoming leases to take advantage of increased rentable area. According to a case study taken by the AIA, one office building with an existing rental roll of 420,000 square feet determined that the correct rentable area was actually 460,000 square feet. At a conservative example rate of $20 per square foot, that’s $400,000 in rent lost in one year! An average of 8% more rentable area is discovered by doing BOMA drawings. How much rental income could you be losing? 2. Due Diligence for Total Rentable Area Having BOMA drawings are useful for both buyers and sellers of commercial real estate. If you are buying, and there are no BOMA drawings available, having them done will help you determine the true value of your investment. When buying commercial real estate, there are several reasons as to why rentable and gross square footage numbers can be incorrect. If the measurement numbers are old, or if they were never properly measured to begin with, the square footage of a property or the details of rentable area can easily be overestimated or underestimated. By having BOMA measurements and drawings made, potential investors can vet the building to determine if it’s smaller - or bigger! than marketed. You can see the clear advantage to buyers - but there is an advantage to sellers as well. Showing the BOMA drawings will help justify the price you are asking and ensure that you get the best value in the sale. Knowing your numbers up front will give you a leg up in negotiations as well as get the deal finished faster. 3. Square Footage Analysis for Government Services Agency If you are approached by the government services agency (GSA) to lease one of your spaces, having a BOMA measurement done is essential. The government will provide the landlord with a number that they have determined is leasable. If you don’t independently verify this information, you have no way to know if your space is actually larger than the number that the GSA provided. Without getting this information, owners can lose out on enormous amounts of lost income due to the inaccurate numbers. The bottom line Building Data Labs helps building owners to maximize rentable square footage by identifying and capture additional space. We have helped many clients maximize asset value through our LiDAR scanning and existing building documentation services. If your building matches the average of 6-10% growth in rentable area shown in the market, how much more can you earn by using our services?