ASTM E1836-98
(Classification)Standard Classification for Building Floor Area Measurements for Facility Management
Standard Classification for Building Floor Area Measurements for Facility Management
SCOPE
1.1 This classification provides a systematic basis for categorising how floor area in buildings is measured for certain specified purposes, such as facility management, occupant requirements, space planning, or strategic facility planning.
1.2 This classification does not specify what measurements must be conducted.
1.3 Annex A1 may be used to classify floor area in one or more specific functional types of building, such as offices, laboratory, or manufacturing buildings and building-related facilities.
1.4 This classification can be applied to owned, rented and leased buildings.
1.5 The classification in Annex A1 is not intended for use in lease negotiations with owners of commercial office buildings or related properties. For that purpose, users are referred to the American National Standard published by the American National Standards Institute under the designation ANSI Z65.1 and commonly known as the ANSI-BOMA standard.
1.6 This classification is not intended for, and is not suitable for, use for regulatory purposes, nor for fire hazard assessment nor for fire risk assessment.
1.7 This classification, developed for use within North America, is similar to the ISO 9836 Performance standards in building-Definition and calculation of area and space indicators.
1.8 This classification contains the following information in the sections indicated: SectionScope1Referenced Documents2Terminology3Significance and Use4Basis for Classification5Report6Keywords7Annex A1
General Information
Relations
Standards Content (Sample)
NOTICE: This standard has either been superseded and replaced by a new version or discontinued.
Contact ASTM International (www.astm.org) for the latest information.
Designation: E 1836 – 98 An American National Standard
Standard Classification for
Building Floor Area Measurements for Facility Management
This standard is issued under the fixed designation E 1836; the number immediately following the designation indicates the year 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 (e) indicates an editorial change since the last revision or reapproval.
1. Scope of forming and combining materials; (2) the act or process of
constructing.
1.1 This classification provides a systematic basis for cat-
3.1.2 facility, n—A physical setting used to serve a specific
egorizing how floor area in buildings is measured for certain
purpose.
specified purposes, such as facility management, occupant
3.1.2.1 Discussion—A facility may be within a building, a
requirements, space planning, or strategic facility planning.
whole building, a building with its site and surrounding
1.2 This classification does not specify what measurements
environment, or a construction that is not a building. The term
must be conducted.
encompasses both the physical object and its use.
1.3 Annex A1 may be used to classify floor area in one or
3.1.3 Definitions of Terms Specific to This Standard:
more specific functional types of buildings, such as offices,
3.1.4 The definitions of terms listed also appear in Annex
laboratory, or manufacturing buildings and building-related
A1.
facilities.
3.1.5 building projection, n—a convector, baseboard heat-
1.4 This classification can be applied to owned, rented, and
ing unit, radiator, or other building element located inside a
leased buildings.
building adjacent to a wall that prevents the use of that space
1.5 The classification in Annex A1 is not intended for use in
for furniture, equipment, circulation, or other functions.
lease negotiations with owners of commercial office buildings
3.1.6 excluded area, n—fully enclosed spaces with adequate
or related properties. For that purpose, users are referred to the
clear headroom that, for some reason, are not intended for or
American National Standard published by the American Na-
are not suitable for occupancy by people or equipment, but not
tional Standards Institute under the designation ANSI Z65.1
spaces that are temporarily unusable due to flood, fire damage,
and commonly known as the ANSI-BOMA standard.
construction, or renovation activity.
1.6 This classification is not intended for, and is not suitable
3.1.6.1 Discussion—Examples of excluded areas are unfin-
for, use for regulatory purposes, nor for fire hazard assessment
ished attic spaces, attic spaces without unobstructed access,
nor for fire risk assessment.
damp or flooded basements, and confined spaces requiring
2. Referenced Documents permits for entry.
3.1.7 finished surface, n—a wall, ceiling, or floor surface,
2.1 ASTM Standards:
including glass, as prepared for tenant or occupant use,
E 1664 Classification for Serviceability of an Office Facility
excluding the thickness of any special surfacing materials such
for Layout and Building Factors
as panelling, furring strips, and carpet.
2.2 ANSI Standard:
3.1.8 interstitial area, n—the area of load-bearing surfaces
ANSI Z65.1 – 89 Standard Method for Measuring Floor
located above or below occupied building floors that are not
Area in Office Buildings
available for general occupancy due to inadequate clear head-
3. Terminology
room that may contain building mechanical or electrical
systems predominantly serving adjacent floors or provide
3.1 Definitions:
access to such systems.
3.1.1 building, n, vt—(1) a shelter comprising a partially or
totally enclosed space, erected by means of a planned process
4. Significance and Use
4.1 This classification can be used to facilitate comparison
of areas that have been measured but does not specify what
This classification is under the jurisdiction of ASTM Committee E-6 on
measurements must be conducted.
Performance of Buildings and is the direct responsibility of Subcommittee E06.25
on Whole Buildings and Facilities. 4.2 This classification can be used in space programming
Current edition approved June 10, 1998. Published March 1999. Originally
and forecasting of space requirements.
published as E 1836 – 96. Last previous edition E 1836 – 96.
4.3 This classification can be used to classify areas for
Annual Book of ASTM Standards, Vol 04.07.
internal cost accounting purposes.
Effective June 21, 1989, is available from American National Standards
Institute, 11 W. 42nd St., 13th Floor, New York, NY 10036.
Copyright © ASTM, 100 Barr Harbor Drive, West Conshohocken, PA 19428-2959, United States.
E 1836
4.4 This classification can be used to compare space use 5.4 A method for estimating the effect of building loss
between organizations. features is contained in Classification E 1664.
5. Basis for Classification
6. Report
5.1 The basis for classification of floor area measurements 6.1 Annex A1 gives guidance for reporting measurements
for certain functional types of building is contained in Annex
for certain functional types of building for those purposes
A1. stated in Section 1.
5.2 In the future, additional annexes are expected to be 6.2 When reporting floor area that has been categorized in
added to this document to classify floor area measurements in accordance with the guidance in Annex A1, identify the
other functional types of building and to compare floor area method that was used and note any exceptions to its methods.
classifications for different purposes or from different coun- Where possible, the extent of variation shall be assessed and
tries. stated as an estimate.
5.3 Task groups of E06.25 exist to develop other annexes to
7. Keywords
this classification for some other functional types of building
and to enable comparison to area measurements from other 7.1 area; building; building floor area; facility; facility
jurisdictions, including Japan and Europe. management; floor area; measurement; occupant requirements
ANNEX
(Mandatory Information)
A1. CLASSIFICATION OF BUILDING FLOOR AREA MEASUREMENTS IN OFFICES, RESEARCH, LABORATORY, AND
MANUFACTURING BUILDINGS AND BUILDING-RELATED FACILITIES
A1.1 Introduction
A1.1.1 This annex describes standard methods of measuring
facility floor areas in office, research, laboratory, and manufac-
turing buildings. The purpose is to provide consistent terms
and definitions for floor area measurements to facilitate com-
parison of space measurements among different organizations.
A1.2 Scope
A1.2.1 This annex of the classification is applicable to
measurement of space in both leased and owner-occupied
buildings. The document is applicable to office, research,
laboratory, and manufacturing buildings.
FIG. A1.1 Floor Area Measurement Relationships
A1.2.2 This annex of the classification is intended for use by
facility managers and occupants of buildings and building-
related facilities. It is suitable for such purposes as strategic
A1.2.4.1 building gross area, measures all floor areas on all
facility planning, space management, and internal chargeback
levels of a building. The measurement indicates total con-
to occupant organizations.
structed space and is useful for building efficiency and con-
A1.2.3 This annex of the classification is not intended for
struction cost comparisons.
use in lease negotiations with owners of commercial office
A1.2.4.2 facility rentable area, is useful as a consistent basis
buildings or related properties. For that purpose, users are
for comparison with other buildings. The measurement is
referred to the American National Standard published by the
applicable to both leased buildings and owner-occupied build-
American National Standards Institute under the designation
ings. Facility rentable area as defined in this classification is
ANSI Z65.1 and commonly known as the ANSI-BOMA
not necessarily the basis for lease agreements.
standard.
A1.2.4.3 facility usable area, measures the portion of a
A1.2.4 The scope of this annex includes the following
building or floor available for occupants. Facility usable area is
categories of floor area measurement. The relationships among
a measurement for programming, planning, and allocating
them are listed in A1.2.5 and are diagramed in Fig. A1.1.
space.
A1.2.4.4 assignable area, measures the portion of a floor or
building used to house personnel, furniture, and equipment.
This acknowledges the cooperation of the International Facility Management
Assignable area is useful for detailed programming, planning,
Association (IFMA) and its Standards Committee on the development of this
standard. allocating, and layout of space.
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A1.2.5 Relationships among Floor Area Measurements: along the plane of the floor to the points where floors and walls
intersect.
Facility rentable area 5 Gross area − Exterior walls, major vertical pen-
etrations, and interior parking space
A1.4.1.2 Clear Headroom—Spaces that do not have suffi-
Facility usable area 5 Facility rentable area − Building core and ser-
cient clear headroom to conform to local building codes or that
vice area and primary circulation
have headroom less than that required for occupancy (typically
Assignable area 5 Facility usable area − Secondary circulation
2.0 to 2.3 m (6.5 to 7.5 ft)) shall not be included in any floor
A1.3 Terminology
area measurement.
A1.3.1 building projection—a convector, baseboard heating
A1.4.1.3 Floor Area—This standard includes only areas
unit, radiator, or other building element located inside a
that are totally enclosed within the building envelope. Climate
building adjacent to a wall that prevents the use of that space
conditions and construction practices will dictate the degree of
for furniture, equipment, circulation, or other functions.
weather tightness typical for exterior walls in a local area.
A1.3.2 excluded area—fully enclosed spaces with adequate
Basements, enclosed porches, penthouses, mechanical equip-
clear headroom that, for some reason, are not intended for or
ment rooms, lobbies, mezzanines, corridors, interior parking
are not suitable for occupancy by people or equipment, but not
spaces, and enclosed loading docks are included. Spaces
spaces temporarily unusable due to flood, fire damage, con-
outside the exterior walls or without a roof covering are not
struction, or renovation activity.
included in the floor area measurement. Interstitial areas and
A1.3.2.1 DISCUSSION—Examples of excluded areas are un-
excluded areas are not included in the floor area measurement.
finished attic spaces, attic spaces without unobstructed access,
A1.4.1.4 Void Areas—Rooms more than one story in height
damp or flooded basements, and confined spaces requiring
and having void areas on upper floors, such as atria, light wells,
permits for entry.
or lobbies, are included in the area measurement of only the
A1.3.3 finished surface—a wall, ceiling, or floor surface,
lowest floor, not the upper levels. Major vertical penetrations
including glass, as prepared for tenant or occupant use,
(utility shafts, elevator shafts, and stairs) are not considered
excluding the thickness of any special surfacing materials such
void areas and are included in the measurement of building
as panelling, furring strips, and carpet.
gross area for each floor through which they pass.
A1.3.4 interstitial area—the area of load-bearing surfaces
A1.4.1.5 Reporting Exceptions—If an organization chooses
located above or below occupied building floors that are not
to exclude building columns and projections from the calcula-
available for general occupancy due to inadequate clear head-
tion of usable or assignable areas, this practice should be noted
room that may contain building mechanical or electrical
when reporting area measurement. If the alternate method of
systems predominantly serving adjacent floors or provide
calculating building core and service area as shown in Fig.
access to such systems.
A1.3 is used, this should also be noted.
A1.4 Floor Area Measurement Guidelines A1.5 Building Gross Area
A1.4.1 The following guidelines apply to all space catego- A1.5.1 Building gross area is the sum of the floor areas on
ries (see Fig. A1.2): all levels of a building that are totally enclosed within the
A1.4.1.1 Measurements—All measurements shall be made building envelope (see Fig. A1.4). Measure building gross area
FIG. A1.2 Building Core and Service Areas Using Recommended Area Classification Method
E 1836
FIG. A1.3 Building Core and Service Areas Using Alternate Area Classification Method
A1.5.3 Building inside area is building gross area less the
thickness of exterior walls measured to the finished interior
surface of the walls.
A1.6 Facility Rentable Area
A1.6.1 Facility rentable area is useful as a consistent basis
of comparison with other buildings (see Fig. A1.5). Facility
rentable area can be calculated for any building, whether leased
or owner-occupied. Facility rentable area as defined in this
classification is not necessarily the basis for lease agreements.
A1.6.2 Compute the facility rentable area of a floor by
measuring to the inside finished surface of the permanent outer
building walls, excluding any major vertical penetrations of the
floor. For sloping walls, floor area measurements will be made
at the floor plane.
A1.6.3 The areas of columns and building projections are
included in facility rentable area. Excluded from facility
rentable area are exterior walls, major vertical penetrations,
and interior parking spaces.
A1.7 Major Vertical Penetrations
FIG. A1.4 Building Gross Area
A1.7.1 Major vertical penetrations shall include stairs, el-
evator shafts, flues, pipe shafts, vertical ducts, and their
to the outside face of exterior walls, disregarding cornices,
enclosing walls. Stairs and elevator shafts shall be considered
pilasters, and buttresses, that extend beyond the wall face. The
major vertical penetrations for all affected floors, even the
building gross area of basement space includes the area
lowest level at which they originate. Not included in this
measured to the outside face of basement or foundation walls.
category are stairs, dumbwaiters, and lifts that do not serve a
A1.5.2 If the property line lies within a building wall that is
general building circulation function but exclusively serve a
common with an adjoining building, measure the gross area to
specific tenant. In calculating the area of vertical penetrations,
the property line. If the property line does not lie within a
2 2
disregard areas less than 0.1 m (1 ft ).
building wall but the wall is structurally common with an
A1.7.2 This definition of major vertical p
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