ASTM E1836/E1836M-09(2016)
(Practice)Standard Practice for Building Floor Area Measurements for Facility Management
Standard Practice for Building Floor Area Measurements for Facility Management
SIGNIFICANCE AND USE
4.1 This practice can be used to facilitate comparison of areas that have been measured but it does not specify what measurements must be conducted.
4.2 This practice can be used in space programming and forecasting of space requirements.
4.3 This practice can be used to classify areas for internal cost accounting purposes.
4.4 This practice can be used to compare space use between organizations.
SCOPE
1.1 This practice provides a definitive procedure for measuring and classifying floor area in buildings for use in facility management, specifying occupant requirements, space planning, and for strategic facility planning.
1.2 This practice specifies the sequence in which to measure floor area.
1.3 This practice is applicable to owned, rented, and leased buildings.
1.4 Use Annex A1 to measure floor area in office facilities. The measurement practice in Annex A1 may also be suitable for use in other functional types of building which include offices, such as research, laboratory, or manufacturing buildings and building-related facilities.
1.5 The practice in Annex A1 is not intended for use in lease negotiations with owners of commercial office buildings or related properties. For that purpose, refer to the American National Standard published by the American National Standards Institute under the designation ANSI/BOMA Z65.1–1996 and commonly known as the ANSI-BOMA standard.
1.6 This practice is not intended for and not suitable for use for regulatory purposes, fire hazard assessment, and fire risk assessment.
1.7 This practice was developed for use within North America and includes some rules comparable to ISO 9836 Performance Standards in Building—Definition and Calculation of Area and Space Indicators.
1.8 The values stated in either SI units or inch-pound units are to be regarded separately as standard. The values stated in each system may not be exact equivalents; therefore, each system shall be used independently of the other. Combining values from the two systems may result in non-conformance with the standard.
1.9 This standard does not purport to address all of the safety concerns, if any, associated with its use. It is the responsibility of the user of this standard to establish appropriate safety and health practices and determine the applicability of regulatory limitations prior to use.
General Information
Relations
Standards Content (Sample)
This international standard was developed in accordance with internationally recognized principles on standardization established in the Decision on Principles for the
Development of International Standards, Guides and Recommendations issued by the World Trade Organization Technical Barriers to Trade (TBT) Committee.
Designation: E1836/E1836M − 09 (Reapproved 2016)
Standard Practice for
Building Floor Area Measurements for Facility Management
ThisstandardisissuedunderthefixeddesignationE1836/E1836M;thenumberimmediatelyfollowingthedesignationindicatestheyear
of original adoption or, in the case of revision, the year of last revision. A number in parentheses indicates the year of last reapproval.
A superscript epsilon (´) indicates an editorial change since the last revision or reapproval.
1. Scope each system may not be exact equivalents; therefore, each
system shall be used independently of the other. Combining
1.1 This practice provides a definitive procedure for mea-
values from the two systems may result in non-conformance
suring and classifying floor area in buildings for use in facility
with the standard.
management, specifying occupant requirements, space
1.9 This standard does not purport to address all of the
planning, and for strategic facility planning.
safety concerns, if any, associated with its use. It is the
1.2 Thispracticespecifiesthesequenceinwhichtomeasure
responsibility of the user of this standard to establish appro-
floor area.
priate safety and health practices and determine the applica-
1.3 This practice is applicable to owned, rented, and leased
bility of regulatory limitations prior to use.
buildings.
1.10 This international standard was developed in accor-
dance with internationally recognized principles on standard-
1.4 Use Annex A1 to measure floor area in office facilities.
ization established in the Decision on Principles for the
The measurement practice in Annex A1 may also be suitable
Development of International Standards, Guides and Recom-
for use in other functional types of building which include
mendations issued by the World Trade Organization Technical
offices, such as research, laboratory, or manufacturing build-
Barriers to Trade (TBT) Committee.
ings and building-related facilities.
1.5 ThepracticeinAnnexA1isnotintendedforuseinlease
2. Referenced Documents
negotiations with owners of commercial office buildings or
2.1 ASTM Standards:
related properties. For that purpose, refer to the American
E631 Terminology of Building Constructions
National Standard published by the American National Stan-
E2619/E2619M Practice for Measuring and Calculating
dards Institute under the designation ANSI/BOMA
Building Loss Features That Take Up Floor Area in
Z65.1–1996 and commonly known as the ANSI-BOMA stan-
Buildings
dard.
2.2 ANSI Standard:
1.6 This practice is not intended for and not suitable for use
ANSI/BOMA Z65.1–1996 Standard Method for Measuring
for regulatory purposes, fire hazard assessment, and fire risk
Floor Area in Office Buildings
assessment.
2.3 ISO Standards:
1.7 This practice was developed for use within North
ISO 9836 Performance Standards in Building—Definition
America and includes some rules comparable to ISO 9836
and Calculation of Area and Space Indicators
Performance Standards in Building—Definition and Calcula-
tion of Area and Space Indicators.
1.8 The values stated in either SI units or inch-pound units
For referenced ASTM standards, visit the ASTM website, www.astm.org, or
are to be regarded separately as standard. The values stated in
contact ASTM Customer Service at service@astm.org. For Annual Book of ASTM
Standards volume information, refer to the standard’s Document Summary page on
This practice is under the jurisdiction of ASTM Committee E06 on Perfor- the ASTM website.
mance of Buildings and is the direct responsibility of Subcommittee E06.25 on Available fromAmerican National Standards Institute (ANSI), 25 W. 43rd St.,
Whole Buildings and Facilities. 4th Floor, New York, NY 10036, http://www.ansi.org.
Current edition approved March 1, 2016. Published June 2016. Originally Available from International Organization for Standardization (ISO), ISO
ɛ1
approvedin1996.Lastpreviouseditionapprovedin2009asE1836/E1836M – 09 . Central Secretariat, BIBC II, Chemin de Blandonnet 8, CP 401, 1214 Vernier,
DOI: 10.1520/E1836_E1836M-09R16. Geneva, Switzerland, http://www.iso.org.
Copyright © ASTM International, 100 Barr Harbor Drive, PO Box C700, West Conshohocken, PA 19428-2959. United States
E1836/E1836M − 09 (2016)
3. Terminology 3.2.6.1 Discussion—Areas which are not enclosed, such as
patios and balconies, are not part of exterior gross area.
3.1 Definitions:
Cornices, pilasters, buttresses, and so forth that extend beyond
3.1.1 floor, n—in a building, supporting structure (generally
the wall face are disregarded. The exterior gross area of a
horizontal) and constituting the bottom level of each story.
6 basement space includes the area measured to the outside face
E631
of basement or foundation walls.
3.1.2 For standard definitions of additional terms applicable
3.2.7 finished surface, n—inside face of a wall, window,
to this practice, see Terminology E631.
ceiling, or floor that is provided as part of the base building for
3.2 Definitions of Terms Specific to This Standard:
the general use of occupants, excluding the thickness of any
3.2.1 amenity area, n—portion of a building that provides a
special surfacing materials applied to meet the particular needs
conveniencetoanoccupantoroccupantsofabuildingorgroup
of specific occupants.
of buildings.
3.2.1.1 Discussion—In general, occupancy codes and regu-
3.2.8 floor area, n—area in the horizontal plane of the
lations do not govern these areas, although there may be codes
bottom level of a story or stories in a building.
and regulations that relate to their specific uses.
3.2.9 interior encroachment, n—base building element that
3.2.2 assignable area, n—portion of the plannable area on a
is located inside a building, not on an outer wall, and that
floor that can be assigned to occupant groups or functions.
prevents the use of the floor area for furniture, equipment,
3.2.3 building, n—contiguous and undivided shelter com- circulation, or other occupant function.
prising a partially or totally enclosed space, erected by means
3.2.10 interior gross area, n—portion of the floor(s) that is
of a planned process of forming and combining materials.
totally enclosed within the dominant portion.
3.2.4 dominant portion, n—the inside surface of the outside
3.2.11 interior parking, n—totally or partially enclosed area
wall, as defined in ANSI/BOMA Z65.1–1996.
that is within a building and that is normally used to circulate
3.2.4.1 Discussion—ANSI/BOMA Z65.1–1996 specifies
and station vehicles.
when to consider the inside surface of the window glass as the
dominant portion to measure to, and when to measure to some 3.2.12 interstitial floor area, n—area of load-bearing sur-
other part of the outside wall. faces located above or below occupied building floors that is
not available for general occupancy.
3.2.5 excluded area, n—portion of a floor within a building
3.2.12.1 Discussion—Interstitial floor area is often not
that is not suitable for occupancy by people or equipment.
available for occupancy due to inadequate clear headroom.
3.2.5.1 Discussion—While excluded areas may meet the
Typically interstitial floor area contains building mechanical or
criteria of adequate clear headroom there is owner/landlord
electrical systems predominantly serving adjacent floors or to
documentation which indicates that these areas are to be
provide access to such systems.
excluded from floor interior gross area calculations. Examples
of excluded areas include but are not limited to unfinished attic
3.2.13 major vertical penetration, n—opening in a floor that
areas, attic areas with obstructed access, damp or flooded 7
serves a building or system distribution function.
basements, and confined areas requiring permits for entry.
3.2.14 matrix, n—a grid-like array of elements.
Areas temporarily unusable due to flood, fire damage, con-
struction or renovation activity are not excluded areas.
3.2.15 occupant, n—of a building, one who has certain legal
3.2.6 exterior gross area, n—the area of the floor measured rights to or legal control over the premises occupied.
to the outside face of the walls that enclose the floor(s) of the
3.2.15.1 Discussion—An occupant may be a tenant in a
building.
building or the owner of a building.
3.2.16 occupant void area, n—opening in a floor created for
the specific benefit of an occupant.
Certain definitions of terms in this practice were agreed in 2007 by a Working
Group established jointly by the Building Owners and Managers Association 3.2.16.1 Discussion—Examples of occupant void areas are
(BOMA) International and the International Facility Management Association
privateelevators, communicatingstairswithintenant premises,
(IFMA). Certain terms were derived from referenced ASTM standards or from
and the opening in the floor above in tenant rooms that are
referenced ANSI standard, or from published IFMA documents. Ownership of
multi-story in height.
copyright to specific terms is indicated by footnotes. Certain terms are quoted from
other ASTM standards, in which case the ASTM source is identified at the end of
3.2.17 perimeter encroachment, n—base building element
the definition.
or restricted area that is located inside the dominant portion of
Information such as this, inserted at the end of a definition, gives the number
of a standard from which this definition was quoted or derived. If a number follows
a building on the outer wall and that prevents the use of the
adashattheendofthisinformation,itindicatestheyearofapprovalofthestandard.
floor area for furniture, equipment, circulation, or other occu-
Copyright is shared with BOMA International.
pant function.
In the 1996 edition, which is copyright by BOMA, the dominant portion is
defined as the inside face of the portion of the wall which is window glass where it
is more than 50 % of the vertical distance from finished floor to finished ceiling, and
elsewhere as the inside face of the outside wall, or of a pilaster or column attached
to the outside wall where they occur. Note that the reader is cautioned that the ASTM copyright is shared with BOMA International.
dominant portion is not defined as a part of this ASTM standard. Instead, New term for which copyright is shared by ASTM and BOMA International.
ANSI/BOMA Z65.1–1996 is developed by and subject to the authority of BOMA Oxford English Dictionary, 2nd ed., Oxford University Press, 1989, s.v.
International, which may change it from time to time at its sole option. “matrix.”
E1836/E1836M − 09 (2016)
3.2.18 plannable gross area, n—portion of a floor that is 3.2.26 usable area, n—portions of a building that can be
totally enclosed within the interior face of perimeter encroach- classified as tenant area or amenity area.
ments at the floor plane and where there are no perimeter
3.2.27 void area, n—absence of a floor inside the dominant
encroachments enclosed at the inside finished surface of the
portion where a floor might otherwise be expected or
exterior walls.
measured, that is typically in the plane of the upper floors of
3.2.19 polygon, n—closed plane figure made up of several multi-story atria or lobbies, light wells, auditoria or the area
line segments that are joined together. adjacent to a partial-floor mezzanine.
3.2.20 primary circulation area, n—minimum path on a
4. Significance and Use
floor for access to egress stairs, elevator lobbies, toilet rooms,
refuge areas, building lobbies, and entrances.
4.1 This practice can be used to facilitate comparison of
areas that have been measured but it does not specify what
3.2.21 restricted area, n—portion of floor area that would
measurements must be conducted.
normally be available for use by an occupant, but the occupant
is limited from using the area, either by regulatory authority or
4.2 This practice can be used in space programming and
from a governing document.
forecasting of space requirements.
3.2.22 restricted headroom, n—large portion of a floor that
4.3 This practice can be used to classify areas for internal
does not have sufficient clear, unobstructed headroom to
cost accounting purposes.
conform to local building codes or that has headroom less than
4.4 This practice can be used to compare space use between
that required for occupancy.
organizations.
3.2.22.1 Discussion—Restricted headroom is primarily in-
tended to exclude large areas such as low attics and crawl-
5. Basis of Practice
spaces from being defined as “floors.” It also establishes, in a
sloped ceiling attic or sloped exterior wall, where the effective
5.1 The basis for classification of floor area measurements
outer wall is located. Restricted headroom does not apply to for certain functional types of building is contained in Annex
reduced or no headroom conditions (that is, walls, columns, A1.
stairs, door headers, limited piping, railings, alcoves, and so
NOTE 1—In the future, additional annexes are expected to be added to
forth) typically found on a floor, unless they are part of an
this practice to contain the classifications for floor area measurements in
overall restricted headroom condition.
other functional types of building and to compare measurements of floor
area for different purposes or from different countries.
3.2.23 secondary circulation area, n—portion of a floor
required for access to some subdivision of a floor, that does not
6. Measurement Procedure and Report
serve all occupants on a floor and that is not defined as primary
6.1 AnnexA1providesaprocedureformeasuringfloorarea
circulation area.
and for reporting such measurements for certain functional
3.2.24 service area, n—portion of a building that provides
types of building for those purposes stated in Section 1.
services that enable occupants to work in a building.
3.2.24.1 Discussion—Service areas make it possible to ac-
6.2 When reporting floor area, measured in accordance with
commodate occupants within a building without violating
the procedure in Annex A1, note any exceptions to the
existing building codes and occupancy controls, or both.
prescribed method. Where possible, also assess the extent of
variation and state as an estimate.
3.2.25 unassigned area, n—portion of the plannable area on
a floor that is not assigned to occupant groups or functions.
6.3 If Practice E2619/E2619M is also used, findings from
3.2.25.1 Discussion—Unassigned area includes all plan-
that practice may be included in the report of building floor
nable area that cannot be classified as either assignable area, or
area measurement, but the area of building loss features shall
restricted area, or occupant void, or
...
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