Extreme Measures Inc.

A: For property owners and managers who wish to maximize the recoverable rent from a building, BOMA 1996 almost always yields a higher Rentable Area due to its inclusion of Building Common Area. However, tenants, brokers and agents usually find BOMA 1980 more marketable because of it's lower gross-up factor. It should be noted that the architecture of a building has a direct impact on a tenant's Rentable Area, particularly in the case of BOMA 1996. Some office towers for example, have very large lobbies or atriums. Under BOMA 1996, such areas are deemed Building Common Area, which can drive up Rentable Areas; at times unreasonably. This is not uncommon in older buildings where area efficiency was not necessarily a primary design consideration. Today, architects are usually mandated to design buildings with better area efficiency. Though the difference between BOMA 1980 and BOMA 1996 may at times seem dramatic, BOMA 1996 is the more modern and thorough approach to measurement. It is increasingly accepted as the de-facto standard for measuring commercial office space.

A: There are many possible answers to this question, but most often, Rentable Area is not measured properly in the first place. In older buildings, Rentable Area can be a mythical number, passed down and distorted over time from owner to owner and tenant to tenant. In newer buildings, Rentable Area is frequently determined by the designing architect who's BOMA expertise may be limited (most architects are in the business of designing buildings, not measuring them). Though relatively straightforward in concept, it may be challenging if not error-prone for non-experts to apply The BOMA Standard to real-world conditions.

A: You can, but there are few good reasons to do so. The BOMA Standard is specifically designed and intended for office buildings. Industrial, Civic and Residential Buildings are often functionally and architecturally dissimilar from office buildings to the extent that the application of the BOMA Standard may be ineffective or unfair. For such buildings Alternate Measuring Methods should be considered.

A: Simply put; to the inside dominant portion of exterior walls and to the center of demising walls. "Dominant Portion" refers to surfaces which comprise 50% or more of the total vertical height of a wall (this is frequently, but not always, window glazing). For a more detailed description, one should consult an expert or The Standard itself.

A: No. Parking areas are specifically excluded from Rentable Area. Anywhere a car or truck would normally drive or park can be safely omitted from Rentable Area. However, some elements of a Parking level may be included in BOMA 1996 Rentable Area such as fully enclosed mechanical rooms, telecommunications rooms and storage areas, etc.

A: Gross Building Area is the area of a building measured to the exterior face of the building and/or building line without deductions. Gross Building Area is sometimes referred to as "Construction Area" and may be used to estimate construction costs or building value. Gross Building Area is rarely used for the purpose of lease but may be used when an entire building is leased by a single tenant.

A: With many variables in architecture and occupancy, strict adherence to BOMA standards does not always produce desirable or marketable areas. "Modified BOMA" refers to any BOMA 1980 or BOMA 1996 calculation that has been artificailly adjusted. This often involves a reduction to common area in order to make gross-up factors more attractive.