International Measurement Standards

United States Netherlands United Kingdom

Code of measuring practice Code of measuring practice Code of measuring practiceANSI / BOMA standard method for measuring floor area in office buildings.

NEN 2580 standard method for measuring floor area in buildings.

The Royal Institution of Chartered Surveyors and the Incorporated Society of Valuers and Auctioneers.

Gross Building Area (construction area)

Gross Building Area is the area of a building measured to the outside finished surface of

BVO (Bruto)

Bruto is the area of a building measured to the outside finished surface of permanent outer building

Gross External Area (GEA)

Gross External Area is the area of a building measured externally at each floor levelmeasured to the outside finished surface of

permanent outer building walls.outside finished surface of permanent outer building walls.

measured externally at each floor level.

Gross Measured Area

Gross Measured Area is the area of a building measured to the inside finished surface of permanent outer building walls.

NVO (Netto)

Netto is the area of a building measured to the inside finished surface of permanent outer building walls.

Gross Internal Area (GIA)

Gross Internal Area is the area of a building measured to the internal face of the perimeter walls at each floor level.outer building walls. at each floor level.

Floor Rentable Area

Floor Rentable Area is the result of subtracting the major vertical penetrations, i.e., lift stairs, flues, pipe shafts, vertical ducts, Atria and light wells, from the G M d A

VVO (Verhuurbaar vloeroppervlak)

VVO is measured to the internal face of the perimeter walls at each floor level, including window sills; excluding cores and atrium, i.e. plant rooms,

Net Internal Area (NIA) (Net Lettable Area)

Net Internal Area is measured to the internal face of the perimeter walls at each floor level, excludingcores and atrium i.e. toilets, toilet lobbies, plant

i ll lif ll lif l bbiGross Measured Area.

Floor Rentable Area Includes: Toilets, janitor (cleaners) cupboards, lift lobbies, entrance lobbies, loading dock, plant rooms, structural columns and vertical openings for electrical or telephone distribution.

stairwells, lift wells, permanent lift lobbies, those parts of entrance halls, atria, landings and balconies used in common or for the purpose of essential access, fore corridors, smoke lobbies, etc. Also excludes internal structural walls, columns, vertical ducts and areas with headroom less than 1.5 m high.

rooms, stairwells, lift wells, permanent lift lobbies, those parts of entrance halls, atria, landings and balconies used in common or for the purpose of essential access, fire corridors, smoke lobbies, etc. Also excludes internal structural walls, columns, vertical ducts and areas with headroom less than 1 5 m

Note: Rent is typically paid on the Floor Rentable Area.

It includes: Notional lift lobbies, kitchens, toilet, toilet lobby and cleaners cupboards accessed from usable areas.

Note: Rent is typically paid on the VVO.

1.5 m.

It includes: Notional lift lobbies. Kitchens and cleaners cupboards accessed from usable areas.

Note: Rent is typically paid on the NIA.

Global Real Estate and Facilities Management


Floor Usable Area NO (Nuttig oppervlak) Net Usable AreaFloor Usable Area is the Floor Rentable Area excluding floor common areas such a toilets, cleaner cupboards, plant rooms and electrical and telephone vertical distribution.

It includes: building common areas such as entrance lobby fire control room and other central facilities

NO is the VVO excluding cleaner cupboards, and electrical and telephone vertical distribution. NO includes building common areas such as entrance lobby, Fire Control room and other central facilities supporting a multi-tenanted building.

NO excludes primary circulation

Usable Area is the Net Internal Area minus primary circulation.

(Not included in The Royal Institution of Chartered Surveyors and The Incorporated Society of Valuers and Auctioneers code of practice.)

lobby, fire control room and other central facilities supporting a multi-tenanted building.

NO excludes primary circulation.

Square Feet

Square feet are the standard area measurement in the US.

Th i l f 10 76 ft 1 ² f A i

Square Metres

Square metres are the generally used by architects and the construction industry in Europe.

Square metres

Square metres are generally used by architects and the construction industry, however square feet are still widely used in property market to define area andThe conversion scale of 10.76 sq ft = 1 m² for Area is

commonly accepted as the industry standard.still widely used in property market to define area and calculating rent. Area is therefore generally measured in square metres then converted into square feet with both being illustrated on plans and area schedules.

PProgram

A description of a client’s design and area requirements.

Briefing

A description of a client’s design and area requirements.

Brief

A description of a clients design and area requirements.

Circulation

A circulation allowance is added to workstationCirculation Primary Circulation

P i Ci l ti i th j i l ti tA circulation allowance is added to workstation standards to achieve a usable area requirement. Generally 30%.

Circulation usually describes only primary circulation. Secondary circulation is included in the workstation area.

Primary Circulation is the major circulation route linking fire exits, lift lobbies and stair cases. Measured at 1.5 m wide, Generally 10% to 20% of net internal area. Added to workstation standards, support space, fit and churn factor to achieve a net internal area requirement.



Efficiency Factor Loss Factor Fit Factor

The Efficiency Factor is added to workstation standards and circulation to achieve a Rentable area requirement. Generally 20%

Includes floor support such a copy areas and vending areas.

The loss factor is calculated by comparing the space actually used relative to the VVO. A loss factor of 5-7% can generally be expected in the Netherlands.

The Fit Factor is an allowance added to workstation standard areas to take into account irregularities and inefficiencies of the floorplate. Also caterers for secondary circulation. Typically 5% to 10%.

This excludes floor support such as copy and vending areas which are counted separatelyvending areas which are counted separately.

Churn Factor

Churn Factor is generally included within the Efficiency Factor.

Churn Factor

No European equivalent.

Churn Factor

Churn Factor is an allowance added to workstation areas and fit factor to allow space for future re-stack flexibility. Typically 2%.

Workstation Standards

Workstation standard areas are measured to outside of desk, return or furniture screen and including some tertiary circulation directly adjacent to the desk. Office area standards are measured to the partition centre line and exclude any additional circulation.


Workstation standard areas are measured to outside of desk, return or furniture screen and including some Secondary circulation. Office area standard are measured to the partition centre line and excludes any additional circulation.


Workstation standard areas are measured to outside of desk, return or furniture screen and including some tertiary circulation directly adjacent to desk. Office area standards are measured to the partition centre line and exclude any additional circulationy y line and exclude any additional circulation.

Office Sizes

Varies with in organizations.Office Sizes

Office sizes largely follow ARBO standards and recommendations, as well as the prevailing building footprints in the Netherlands Common offices size is

Office sizes

The industry standard office size is 3 m x 4.5 m. Other sizes are typically compatible with the 1.5 m planning grid i.e 3 x 3 m, 4.5 x 4.5 mfootprints in the Netherlands. Common offices size is

3.60 m x 5.4 m, or 19.44 m²p g g ,



Floorplates Floorplates Floorplates

Floorplates are typically regular. Grided street patterns, green field sites and less dense population, i.e. 27 people per Km².

Floorplates

Floorplates are typically regular with core functions located along an exterior wall. Primary circulation divides the space lengthwise.

Floorplates are typically irregular. Dominated by irregular medieval street patterns, strict planning authorities and dense population i.e 240 people per sq km.

Planning Grid

Window partitions are typically 4’ or 5’ on centre. Typical 2’ x 2’ mineral fibre ceiling tile is generally less influential on partition layouts.

Planning Grid

Window partitions are typically 1800 mm on centre.

Planning Grid

The industry standard planning grid is 1.5 m, with components i.e fenestration, ceiling and partition systems, sized to suit. Partition layouts typically relate to the planning grid due to the need to integrate with a metal ceiling systemintegrate with a metal ceiling system.


Documents

International Measurement Standards