prEN 15221-6
(Main)Facility Management - Part 6: Area and Space Measurement in Facility Management
Facility Management - Part 6: Area and Space Measurement in Facility Management
This European Standard establishes a common basis for planning and design, area and space management, financial assessment, as well as a tool for benchmarking in the field of Facility Management.
This standard covers area and space measurement for existing owned or leased buildings as well as buildings in state of planning or development.
This standard presents a framework for measuring floor areas within buildings and areas outside of buildings. In addition, it contains clear terms and definitions as well as methods for measuring horizontal areas and volumes in buildings and/or parts of buildings, independent of their function.
Facility Management - Teil 6: Flächenbemessung im Facility Management
Dieses Dokument schafft eine gemeinsame Grundlage für die Planung und Auslegung für Flächenmanagement und Finanzbewertung und bietet ein Werkzeug für Benchmarking im Bereich des Facility Managements.
Dieses Dokument behandelt die Flächenmessung für bestehende im Eigentum befindliche oder gemietete Gebäude sowie die Bemessung für Gebäude in der Planungs- oder Entwicklungsphase.
Dieses Dokument bietet einen Rahmen für die Messung von Grundflächen in Gebäuden und Flächen außerhalb von Gebäuden. Darüber hinaus enthält sie eindeutige Begriffe und Definitionen sowie Verfahren zur Messung von horizontalen Grundflächen und Rauminhalten (Volumen) in Gebäuden und/oder Gebäudeteilen unabhängig von ihrer Funktion.
Facility management - Partie 6 : Mesure des surfaces et de l’espace en facility management
Le présent document établit une base commune applicable à la planification et à la conception, à la gestion des surfaces et de l’espace, à l’évaluation financière et constitue également un outil d’étalonnage comparatif dans le domaine du facility management.
Le présent document concerne la mesure des surfaces et de l’espace de bâtiments existants possédés ou loués, ainsi que de bâtiments au stade de planification ou de développement.
Le présent document spécifie un cadre de mesure des surfaces de plancher dans des bâtiments et des surfaces à l’extérieur des bâtiments. Il comprend par ailleurs des termes et définitions clairs, ainsi que des méthodes de mesure des surfaces horizontales et des volumes dans des bâtiments et/ou des parties de bâtiments, indépendamment de leur fonction.
Upravljanje objektov in storitev - 6. del: Merjenje površin in prostorov pri upravljanju objektov in storitev
General Information
Relations
Standards Content (Sample)
SLOVENSKI STANDARD
01-januar-2019
Upravljanje objektov in storitev - 6. del: Merjenje površin in prostorov pri
upravljanju objektov in storitev
Facility Management - Part 6: Area and Space Measurement in Facility Management
Facility Management - Teil 6: Flächenbemessung im Facility Management
Facility management - Partie 6 : Mesure des surfaces et de l’espace en facility
management
Ta slovenski standard je istoveten z: prEN 15221-6
ICS:
03.080.10 Vzdrževalne storitve. Maintenance services.
Upravljanje objektov Facilities management
91.040.01 Stavbe na splošno Buildings in general
2003-01.Slovenski inštitut za standardizacijo. Razmnoževanje celote ali delov tega standarda ni dovoljeno.
DRAFT
EUROPEAN STANDARD
NORME EUROPÉENNE
EUROPÄISCHE NORM
November 2018
ICS 03.080.10 Will supersede EN 15221-6:2011
English Version
Facility Management - Part 6: Area and Space
Measurement in Facility Management
Facility management - Partie 6 : Mesure des surfaces et Facility Management - Teil 6: Flächenbemessung im
de l'espace en facility management Facility Management
This draft European Standard is submitted to CEN members for enquiry. It has been drawn up by the Technical Committee
CEN/TC 348.
If this draft becomes a European Standard, CEN members are bound to comply with the CEN/CENELEC Internal Regulations
which stipulate the conditions for giving this European Standard the status of a national standard without any alteration.
This draft European Standard was established by CEN in three official versions (English, French, German). A version in any other
language made by translation under the responsibility of a CEN member into its own language and notified to the CEN-CENELEC
Management Centre has the same status as the official versions.
CEN members are the national standards bodies of Austria, Belgium, Bulgaria, Croatia, Cyprus, Czech Republic, Denmark, Estonia,
Finland, Former Yugoslav Republic of Macedonia, France, Germany, Greece, Hungary, Iceland, Ireland, Italy, Latvia, Lithuania,
Luxembourg, Malta, Netherlands, Norway, Poland, Portugal, Romania, Serbia, Slovakia, Slovenia, Spain, Sweden, Switzerland,
Turkey and United Kingdom.
Recipients of this draft are invited to submit, with their comments, notification of any relevant patent rights of which they are
aware and to provide supporting documentation.
Warning : This document is not a European Standard. It is distributed for review and comments. It is subject to change without
notice and shall not be referred to as a European Standard.
EUROPEAN COMMITTEE FOR STANDARDIZATION
COMITÉ EUROPÉEN DE NORMALISATION
EUROPÄISCHES KOMITEE FÜR NORMUNG
CEN-CENELEC Management Centre: Rue de la Science 23, B-1040 Brussels
© 2018 CEN All rights of exploitation in any form and by any means reserved Ref. No. prEN 15221-6:2018 E
worldwide for CEN national Members.
Contents Page
European foreword . 3
Introduction . 4
1 Scope . 6
2 Normative references . 6
3 Terms and definitions . 6
4 Methods and units of measurement . 7
4.1 Units . 7
4.2 Distance . 8
4.3 Area . 11
4.4 Volume . 12
5 Framework of area and space measurement of buildings . 12
5.1 General . 12
5.2 Level Area (LA) . 15
5.3 Non-functional Level Area (NLA) . 17
5.4 Gross Floor Area (GFA). 18
5.5 Exterior Construction Area (ECA) . 20
5.6 Internal Floor Area (IFA) . 21
5.7 Interior Construction Area (ICA) . 23
5.8 Net Floor Area (NFA) . 24
5.9 Partition Wall Area (PWA) . 26
5.10 Net Room Area (NRA) . 27
5.11 Technical Area (TA) . 29
5.12 Circulation Area (CA) . 30
5.13 Amenity Area (AA) . 32
5.14 Primary Area (PA) . 33
6 Area and space measurement outside of buildings . 34
6.1 Additional terminology . 34
6.2 Classification . 36
Annex A (normative) Area Matrix . 38
Annex B (normative) Further illustrations . 41
B.1 Further illustrations for atria . 41
B.2 Further illustrations for covered areas and uncovered areas . 42
B.3 Vehicle parking area . 43
B.4 Further illustrations for staircases and stairwells . 43
B.5 Walls . 44
Annex C (informative) Examples for subcategories to Technical Areas, Circulation Areas,
Amenity Areas and Primary Areas . 46
Bibliography . 49
European foreword
This document (prEN 15221-6:2018) has been prepared by Technical Committee CEN/TC 348 “Facility
Management”, the secretariat of which is held by NEN.
This document is currently submitted to the CEN Enquiry.
This document will supersede EN 15221-6:2011.
This European Standard is one of the series ISO 41000 and EN 15221 “Facility Management” which
consists of the following parts:
1. ISO 41011:2017 Facility Management - Vocabulary
2. ISO 41012:Facility Management – Guidance on strategic sourcing and the development of agreements
3. ISO 41013 Facility Management – scope, key concepts and benefits
4. EN 15221 Part 3: Guidance on quality in Facility Management
5. EN 15221 Part 4: Taxonomy, Classification and Structures in Facility Management
6. EN 15221 Part 5: Guidance on Facility Management processes
7. EN 15221 Part 6: Area and Space measurement in Facility Management
8. EN 15221 Part 7: Performance Benchmarking
Note With the addition of the ISO standards, Part 1 and Part 2 of EN 15221 are withdrawn.
Introduction
In 2013 the initiative was taken to interest parties at ISO level for the FM suite of standards of Europe,
the EN 15221 parts 1 to 7. This resulted in the re-development of the standards for vocabulary,
sourcing and agreements.
The result consists of the parts:
• ISO 41011 Facility Management – Vocabulary
• ISO 41012 Facility Management – Guidance on strategic sourcing and the development of
agreements.
• ISO 41013 Facility Management – Scope. Key concepts and benefits.
These standards also build on widely accepted management principles, in particular value chain
(Porter, M E, (1985), “Competitive Advantage: creating and sustaining superior performance”, Free
Press, New York) and quality control (PDCA (Plan, Do, Check, Act). Deming, W E (1986), “Out of the
Crisis”, MIT, Cambridge). Reference to ISO 10014:2006, Quality management – Guidelines for realizing
financial and economic benefits.
The principles of the Deming cycle (PDCA) underpin all of the standards but are applied to a different
extent and depth in each. In fact, there are different types of PDCA cycles depending of the term (e.g.
long-term, short-term).
These standards align to EN ISO 9000 family of standards for Quality Management Systems and applies
specific guidance on the concepts and use of a process-based approach to management systems to the
field of Facility Management.
The term “facility services” is used as a generic description in the standards. The term “standardized
facility products” refers to the “standardized facility services” defined and described in EN 15221-4,
Facility Management – Part 4: Taxonomy, Classification and Structures in Facility Management.
Countries can decide to substitute the term “product” into “service”, when they consider that it is
important for a good acceptance and use of the standards in their own country.
The aim of all the standards is to provide guidance to Facility Management (FM) organizations on the
development and improvement of their FM processes to support the primary activities. This will
support organizational development, innovation and improvement and will form a foundation for the
further professional development of FM and its advancement in Europe. Therefore, generic examples
are provided in the standard to assist organizations.
These standards lay the foundation of the work that has to be done further more in developing Facility
Management, for e.g. benchmark standards prEN 15221-7.
In order to support a consistent European approach to Facility Management, this document provides a
constructive framework with clear terms, definitions and principles for measuring floor areas and
spaces in buildings, not least a common language amongst all stakeholders in the entire construction
industry.
The need for a harmonized European approach to “area and space measurement” is evidenced by the
fact that many European countries currently use different rules and definitions for assessing building
floor areas. Subsequently, space measurement data from different countries is difficult to interpret and
data comparisons are most likely to be inaccurate. It is this comparability of data which is eminently
important for a wide range of decision-makers, such as planners and architects, economists and
investors, owners and tenants, politicians and administrators, etc.
Recent research by the European Committee of Construction Economists (CEEC) highlighted the fact
that all European countries use similar elements for measuring floor areas in buildings. The way these
components are grouped and coded, however, differs vastly between various countries. Subsequently,
comparisons between the Net Internal Area of an UK building as measured by RICS with the Net
Enclosed Area (Netto-Grundfläche) of a German building as measured by DIN or the Net Floor Area
(Netto Vloeroppervlakte) of a Dutch building as measured by NEN are highly misleading as the floor
areas are measured differently.
In short, the fact that measuring specific floor areas in one and the same building using different
national standards result in variations up to 30 % clearly highlights the need for a harmonized
European approach to “area and space measurement”.
1 Scope
This document establishes a com
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