Navigating the Florida commercial real estate (CRE) market requires precision and consistency—especially when it comes to measuring space. BOMA (Building Owners and Managers Association) calculations, based on the ANSI Z65 standard, give landlords, property managers, and tenants a shared language to determine how much space is usable versus rentable.
In this guide, we’ll explain BOMA calculations with a focus on Florida’s unique conditions—from climate and building codes to leasing expectations.
Understanding BOMA and ANSI Z65
What Is ANSI Z65?
ANSI Z65is the standard created by BOMA to define how commercial space should be measured. It ensures that all parties in a lease agreement understand the actual space they’re working with, reducing confusion and disputes.
Key space categories:
- Usable Area (UA): Exclusive space occupied by the tenant.
- Rentable Area (RA): Usable space plus a proportionate share of building common areas.
Why These Standards Matter
Standardized measurements:
- Promote leasing transparency
- Avoid overbilling or underutilization
- Improve asset valuation and marketing
- Support fair negotiations
In Florida’s evolving markets, these standards help align expectations between landlords and tenants.
Applying BOMA Standards in Florida
State-Specific Considerations
Florida’s geographic and regulatory landscape brings special considerations:
- Buildings must meet hurricane-resistant design requirements.
- Layouts often include open-air corridors or shared amenity decks.
- Urban centers like Miami or Tampa feature large lobby and core areas.
These elements directly affect the rentable vs. usable ratio and how space is calculated.
Regional R/U Ratios in Florida
Florida cities tend to have varied R/U ratios:
| Location | Typical R/U Ratio |
| Miami CBD | 1.25 – 1.30 |
| Tampa Suburbs | 1.12 – 1.18 |
| Orlando | 1.20 – 1.25 |
| Fort Lauderdale | 1.15 – 1.22 |
Understanding these numbers allows tenants to negotiate better and landlords to price space effectively.
What Is the Core Factor in CRE?
The core factor, also called the load factor, reflects how much of a building’s shared space is factored into a tenant’s rent.
How It’s Calculated
Formula:
Core Factor = Rentable Area / Usable Area
A higher ratio means tenants are paying for more shared space. This is common in premium office buildings with elevators, lobbies, and lounges.
Impact on Leasing Strategy
For tenants:
- A low core factor offers better space efficiency.
- A high core factor may signal premium amenities.
For landlords:
- Higher ratios help maximize rent revenue.
- Lower ratios can be a competitive selling point in suburban areas.
Ensuring BOMA Compliance in Florida
Best Practices for Accurate Measurements
To ensure compliance:
- Use CAD-based floor plans with laser-measured dimensions.
- Follow the latest ANSI/BOMA Z65.1-2017 standard.
- Work with professionals familiar with Florida building codes.
Common Errors to Avoid
In Florida, common BOMA mistakes include:
- Mislabeling open-air walkways as usable space.
- Overestimating rentable area in older buildings.
- Ignoring shared rooftop features or mechanical areas.
- Failing to revise measurements after tenant improvements.
Avoiding these mistakes ensures accurate leases and compliance with local and national standards.
Final Thoughts: Why BOMA Accuracy Matters in Florida
BOMA calculations aren’t just about square footage—they’re about clarity, fairness, and maximizing asset value. In Florida, with its unique architectural designs, climate-driven codes, and competitive CRE market, localized knowledge of BOMA standards is essential.
Whether you’re negotiating leases in Miami, managing facilities in Orlando, or redeveloping office parks in Jacksonville, understanding and applying BOMA standards correctly helps drive smarter leasing, better planning, and stronger investment returns.
Contact us today for accurate BOMA calculations in Florida.
FAQs
What is the difference between rentable and usable space?
Rentable space includes both the usable area occupied by the tenant and a share of common areas like hallways and lobbies. Usable space is the area the tenant can physically use.
What is the typical R/U ratio in Florida?
It varies by region. In urban centers like Miami, it’s often 1.25–1.30. In suburban areas, it may range from 1.12–1.18.
Why do BOMA calculations matter in Florida?
They ensure transparency in leasing, support fair pricing, and accommodate Florida’s unique building regulations, especially for hurricane zones.
How can I ensure my building complies with BOMA standards?
Use professional CAD drawings, follow ANSI Z65 guidelines, and hire consultants experienced in Florida’s CRE market.
What is the core factor in commercial real estate?
It’s the ratio of rentable to usable space. It shows how much common space is factored into a tenant’s rent.