SAPOA Standard for Measuring Office Floor Area
The SAPOA Method for Measuring Floor Areas in Retail, Commercial, Industrial Buildings and resisdential areas is the version adopted for South Africa and is based on the American National Standard / BOMA International Standard Method for Measuring Floor Areas in Office Buildings.
The Usable Area is the actual occupiable area of a floor or a premises. The amount of Usable Area on a multi-tenant floor can vary over the life of a building as corridors expand and contract and as floors are remodeled. Usable floor area is converted to Rentable Area by the use of a conversion factor (common area factor). The Usable Area of an office is computed by measuring to the finished surface side of the office side of corridor and other permanent walls, to the center of the partitions that separate the office from adjoining Usable Areas, and to the inside finished surface of the dominant portions of the permanent outer building walls. No deduction is made for columns and projections necessary to the building except for Retail Shopping Centre’s.
The Usable Area of a floor is equal to the sum of all Usable Areas on that floor.
Floor Rentable Area
The Floor Rentable Area is the tenant’s pro-rata portion of the entire office floor, excluding elements of the building that penetrate through the floor to areas below. The Rentable Area of a floor is fixed for the life of a building and is not affected by changes in corridor sizes and configuration. The Rentable Area of floor area is computed by measuring to the inside finished surface of the dominant portions of the permanent outer building walls, excluding any major vertical penetrations of the floor. No deduction is made for columns and projections necessary to the building except in Retails Shopping Centres. The Rentable Area of a premises on the floor is computed by multiplying the Usable Area of that office by the quotient of the division of the Floor Rentable Area of the floor by the Usable Area of the floor resulting in the FR/U Ratio.
Building Common Area
The Building Common Area includes those areas of a building that are used to provide services to building tenants, but which are not included in the office area of any specific tenant. It also includes any associated common areas and is applied to the Floor Rentable Area to calculate the Rentable Area. The different common areas consist of Remote Common Areas (Divide between all the tenants on all the floors), Primary Common Areas (Divide between all tenants on one specific floor) and Secondary Common Area (Divide between certain tenants on one specific floor)
Gross Rentable Area
Rent is typically paid based upon the Gross Rentable Area which includes the Floor Rentable Area plus the pro rata share of Building Common Area. Building Rentable Area + Pro Rata Building Common Area = Rentable Area
The Load Factor, or R/U Ratio, is the percentage of space on a floor that is not usable plus a pro-rata share of the Building Common Area, expressed as a percent of Usable Area. It is also known as the Common Area Factor or the Loss Factor. A Typical range is 10% to 18%. Gross Rentable Area ÷ Usable Area = R/U Ratio
Load Factor (Load) R/U Ratio – 1 (Usable Area x R/U Ratio) Rentable Area Rentable Area ÷ R/U Ratio Usable Area Usable Area x (1 + Load) Rentable Area
Finished Surface: A wall, ceiling, or floor surface, including glass, as prepared for tenant use, excluding the thickness of any special surfacing materials such as paneling, furring strips and carpet.
Dominant Portion: That portion of the inside finished surface of the permanent outer building wall which is 50% or more of the vertical floor to ceiling dimension measured at the dominant portions. If there is no dominant portion, or if the dominant portion is not vertical, the measurement for area is to the inside finished surface of the permanent outer building wall where it intersects the finished floor.
Major Vertical Penetrations: Stairs, elevator shafts, flues, pipe shafts, vertical ducts, and the like, and their enclosing walls, which serve more than one floor of the building, but shall not include stairs, dumb-waiters, lifts, and the like, exclusively serving a tenant occupying offices on more than one floor.
Have a look at our short Demo Video!
Please note that NetRequest refers to Facility Manager MAPS™
If you would like to know more on how Facility Manager MAPS™ can calculate SAPOA areas and help you to get your building’s SAPOA records up to date, please do not hesitate to Contact Us