In Florida’s dynamic real estate market, maximizing rentable square footage is a priority for property owners and managers, especially in coastal areas like Tampa, Miami, and West Palm Beach. The Building Owners and Managers Association (BOMA) standards provide a framework for measuring commercial building space, but a key question arises: can balconies, patios, and terraces be included in BOMA calculations, particularly in hurricane-prone Florida? This guide explores the rules, considerations for coastal climates, and how BOMA Floor Plans can help property owners navigate these complexities to optimize their leasing potential.
Understanding BOMA Standards for Space Measurement
BOMA International sets the industry standard for measuring commercial properties, ensuring consistency and transparency in rentable square footage calculations. The ANSI/BOMA Z65.1-2017 standard, commonly referred to as BOMA 2017 Office, introduced significant updates, including provisions for including outdoor spaces like balconies, patios, and terraces in rentable area calculations. This change has sparked interest among Florida property owners, where outdoor amenities are highly valued due to the state’s climate and lifestyle.
Key BOMA Definitions
- Rentable Area: The total area leased to tenants, including a share of common areas.
- Occupant Area: Space exclusively used by a single tenant, which may include balconies or terraces.
- Building Service Area: Shared spaces like lobbies or rooftop terraces available to all tenants.
- Floor Service Area: Shared spaces on a specific floor, such as a balcony serving all tenants on that floor.
- Load Factor: A multiplier applied to allocate shared spaces to tenants, increasing rentable square footage.
Under BOMA 2017, outdoor spaces like balconies and patios can be included in rentable area calculations, but specific conditions apply, especially in hurricane-prone regions like Florida. For expert assistance in applying BOMA standards, BOMA Floor Plans provides precise measurements and compliance solutions.
Can Balconies and Patios Be Included in BOMA Calculations?
Yes, balconies, patios, and terraces can be included in BOMA calculations under the 2017 Office Standard, but their inclusion depends on their use and accessibility. Here’s a breakdown:
1. Exclusive-Use Balconies and Terraces
If a balcony or terrace is exclusively used by a single tenant, it can be classified as part of the Occupant Area. The load factor is applied to the total area, including the outdoor space, increasing the tenant’s rentable square footage. This is common in high-rise office buildings in cities like Miami, where private balconies are a premium amenity.
2. Shared Balconies and Terraces
Balconies or terraces serving multiple tenants on a single floor are classified as Inter-Building Service Area and allocated proportionally to all tenants on that floor. A rooftop terrace accessible to all building tenants may be designated as a Building Service Area or Building Amenity Area, depending on its permanence and use. These areas contribute to the load factor, increasing rentable square footage for all tenants.
3. Measurement Guidelines
BOMA 2017 specifies that outdoor areas must be measured to the exterior edge of the floor surface, excluding railings or parapets. The space must be usable and safe, with proper flooring and compliance with local building codes. In Florida, this is particularly important due to hurricane-related regulations, which we’ll explore later.
4. Impact on Rentable Area
Including balconies and patios can increase a building’s rentable square footage by up to 10% in some cases, as seen in properties measured by firms like Gensler. However, this may lead to higher load factors, potentially affecting lease negotiations, as tenants may resist paying for outdoor spaces with limited utility.
For accurate BOMA calculations tailored to your property, BOMA Floor Plans offers 2D AutoCAD, 3D planning, and point cloud solutions to ensure compliance and maximize value.
Benefits of Including Balconies and Patios in BOMA Calculations
Including outdoor spaces in BOMA calculations offers several advantages for Florida property owners:
- Increased Revenue: Adding balconies and terraces to rentable square footage can boost revenue by up to 10%, as seen in some Florida properties.
- Enhanced Tenant Appeal: Outdoor amenities are highly sought after in Florida’s coastal markets, attracting tenants willing to pay a premium for private or shared balconies.
- Market Competitiveness: Buildings with well-designed outdoor spaces stand out in competitive markets like Tampa and Miami, appealing to tenants seeking modern, amenity-rich spaces.
- Workplace Benefits: Access to outdoor areas improves employee satisfaction and productivity, as noted in Gensler’s 2019 U.S. Workplace Survey.
To leverage these benefits, partner with BOMA Floor Plans for expert measurement services and compliance with BOMA 2017 standards.
How to Optimize BOMA Calculations for Florida Properties
To effectively include balconies and patios in BOMA calculations while complying with Florida’s regulations, follow these steps:
1. Engage Professional Measurement Services
Hire a firm like BOMA Floor Plans to conduct precise measurements using 2D AutoCAD, 3D planning, and point cloud solutions. These tools ensure compliance with BOMA 2017 and FBC standards.
2. Ensure Hurricane Compliance
Verify that balconies and terraces meet FBC requirements for wind resistance, impact protection, and elevation. This includes using impact-resistant railings and proper drainage systems.
3. Disclose Outdoor Areas Transparently
Clearly communicate whether balconies are exclusive or shared and how they impact the load factor. Transparency builds tenant trust and avoids disputes.
4. Market Outdoor Amenities
Highlight the value of balconies and terraces in marketing materials, emphasizing their appeal in Florida’s lifestyle-driven market. Virtual walkthroughs from BOMA Floor Plans can showcase these spaces to prospective tenants.
5. Consider Tenant Needs
Balance the inclusion of outdoor spaces with tenant expectations. For example, price terraces at 30–50% of indoor square footage rates to reflect their limited utility, as suggested by industry practices.
Conclusion
Including balconies and patios in BOMA calculations in Florida offers property owners a valuable opportunity to maximize rentable square footage, particularly in coastal markets where outdoor amenities are prized. However, compliance with the Florida Building Code’s hurricane-resistant standards and transparent lease agreements are critical to balance tenant expectations and regulatory requirements. By partnering with BOMA Floor Plans, property owners can ensure accurate measurements, compliance with BOMA 2017 and FBC standards, and effective marketing of outdoor spaces. Whether you’re a CXO, leasing agent, or design professional, leveraging these strategies can enhance your property’s value and appeal in Florida’s competitive real estate market. Contact us today for accurate BOMA calculations in Florida.
FAQs About BOMA Calculations for Balconies and Patios in Florida
Can balconies be included in BOMA calculations in Florida?
Yes, under BOMA 2017, balconies can be included as part of the Occupant Area for exclusive use or as Inter-Building Service Area for shared use, with the load factor applied accordingly.
How do hurricane codes affect balcony inclusion in BOMA calculations?
Florida’s Building Code requires balconies to withstand winds up to 180 mph and include impact-resistant materials, ensuring they are safe and usable for BOMA inclusion.
Are patios considered rentable square footage under BOMA?
Patios can be included as rentable square footage if they are exclusive to a tenant or shared among tenants, contributing to the load factor. They must meet safety and usability standards.
Why is there controversy over including outdoor spaces in BOMA calculations?
Critics argue that BOMA’s inclusion of balconies and patios, which are not counted in permitted square footage, favors landlords and lacks tenant input, potentially inflating rental costs.
How can I ensure accurate BOMA measurements for my Florida property?
Partner with a professional service like BOMA Floor Plans for precise 2D AutoCAD, 3D planning, and point cloud measurements that comply with BOMA and FBC standards.
Do terraces increase the load factor in BOMA calculations?
Yes, shared terraces classified as Building Service Areas increase the load factor, distributing costs among all tenants, which may affect lease negotiations.