In Tampa Bay’s thriving commercial real estate market, accurately measuring rentable and usable areas using BOMA standards is critical for architects and surveyors. These measurements, defined by the Building Owners and Managers Association (BOMA), ensure fair leasing, precise valuations, and efficient space planning, particularly in the Gulf Coast’s unique climate.
This guide provides a practical, step-by-step approach to calculate usable vs rentable area in Tampa Bay, addressing vertical penetrations in FL, dominant portion in FL, and R/U ratio local version. With Tampa Bay’s diverse properties from downtown Tampa offices to St. Petersburg retail centers BOMA Floor Plans offers expert services using advanced LiDAR technology to deliver ANSI/BOMA-compliant results. Explore our BOMA services page for tailored solutions.
Understanding Rentable vs Usable Area in BOMA Standards
BOMA standards, specifically ANSI/BOMA Z65 series, define two key metrics for commercial properties: Usable Area and Rentable Area. Usable Area is the space a tenant can directly occupy, measured to the finished surface of walls, excluding vertical penetrations like elevator shafts. Rentable Area includes the Usable Area plus a prorated share of common areas (e.g., lobbies, restrooms), calculated using the Rentable/Usable (R/U) ratio. In Tampa Bay, where properties range from industrial warehouses to mixed-use developments, these metrics drive leasing agreements and valuations.
The R/U ratio local version in Tampa Bay typically ranges from 1.15–1.25 for offices and 1.05–1.10 for industrial properties, influenced by local design trends and Florida’s building codes. Accurate measurements are crucial in the Gulf Coast’s humid, hurricane-prone climate, where structural elements like reinforced walls impact calculations. Our BOMA area analysis service ensures precision for architects and surveyors.
Step-by-Step Guide to Measuring Rentable vs Usable Area
Calculating usable and rentable areas requires a systematic approach, tailored to Tampa Bay’s unique conditions. Below is a practical guide, incorporating vertical penetrations in FL and dominant portion in FL considerations.
Step 1: Prepare for Measurement
Begin by gathering property blueprints and specifications, noting Tampa Bay-specific features like hurricane-resistant structures. Schedule a site visit during stable weather, as the Gulf Coast’s humidity can affect equipment accuracy. Use advanced tools like LiDAR for precision, as manual methods risk errors up to 5%. Learn more about our technology in our LiDAR tech post.
Step 2: Measure Usable Area
Measure the Usable Area to the finished surface of interior walls, excluding vertical penetrations in FL such as elevator shafts, stairwells, and mechanical ducts. Florida’s building codes (8th Edition, 2023) mandate wider egress paths for hurricane safety, which reduce usable space. For multi-tenant offices, measure to the dominant portion in FL—the interior face of walls where tenant spaces meet corridors, typically the finished surface unless glass extends beyond halfway (per Z65.1). Use LiDAR to capture precise dimensions, especially in humid conditions where materials may expand.
Step 3: Identify Common Areas
Map common areas like lobbies, restrooms, and service corridors, which contribute to Rentable Area. In Tampa Bay, retail properties (Z65.5) often include mall corridors, while mixed-use properties (Z65.6) require careful allocation of shared spaces. Account for Florida’s code-required fire-rated partitions, which may increase common area measurements. Our lease space verification service helps ensure accurate allocations.
Step 4: Calculate Rentable Area
Add the prorated share of common areas to the Usable Area to determine Rentable Area. Use the R/U ratio, calculated as Rentable Area divided by Usable Area. In Tampa Bay, office R/U ratios average 1.20 due to larger lobbies, while industrial ratios are lower (1.05–1.10). For example, a 10,000 sq ft office with a 1.20 R/U ratio has 12,000 sq ft of Rentable Area. Our Tampa Bay R/U case study illustrates optimization techniques.
Step 5: Apply BOMA Standards
Apply the relevant BOMA standard (e.g., Z65.1 for offices, Z65.2 for industrial) to ensure compliance. In Tampa Bay, mixed-use properties are common, requiring Z65.6 to integrate office, retail, and residential calculations. Use CAD software to generate detailed floor plans, clearly delineating usable and rentable areas. Our floor plan development service provides professional outputs.
Step 6: Account for Gulf Coast Climate
Tampa Bay’s Gulf Coast climate introduces unique challenges. High humidity can affect measurement accuracy, requiring climate-controlled equipment like LiDAR. Hurricane-resistant designs, mandated by Florida’s 2023 building codes, include thicker walls and storm shelters, which reduce usable space but not rentable calculations. Our Florida compliance guide details how to align measurements with local regulations.
Step 7: Verify and Document
Conduct a quality assurance review to ensure measurements align with BOMA standards and local codes. Produce certified reports and floor plans for leasing or valuation purposes. In Tampa Bay, where disputes can arise due to complex layouts, verification is critical. Our Tampa office case study shows how verification resolved a 3% error, saving significant lease revenue.
Technology’s Role in Accurate Measurements
LiDAR technology revolutionizes BOMA calculations, offering 99.9% accuracy compared to 95% for manual methods. In Tampa Bay’s humid climate, LiDAR ensures consistent results, as outlined in our LiDAR case studies. CAD software produces detailed plans, essential for complex mixed-use properties. For multi-property portfolios, our multi-property services ensure uniformity.
Conclusion
Measuring rentable vs usable area in Tampa Bay using BOMA standards is a vital skill for architects and surveyors. By following this step-by-step guide, addressing vertical penetrations in FL, dominant portion in FL, and R/U ratio local version, you can ensure accuracy in the Gulf Coast’s challenging climate. BOMA Floor Plans offers expert solutions to streamline your measurements contact us for a free consultation.
FAQs About Measuring Rentable vs Usable Area in Tampa Bay
What is the difference between rentable and usable area?
Usable Area is the space tenants occupy, excluding vertical penetrations in FL; Rentable Area includes a prorated share of common areas, per BOMA standards.
How does Tampa Bay’s R/U ratio compare locally?
The R/U ratio local version averages 1.15–1.25 for offices and 1.05–1.10 for industrial properties, influenced by local design trends.
How do Florida building codes affect measurements?
Codes mandate safety features like wider egress paths, reducing usable areas; align with our Florida compliance guide.
What is the dominant portion in FL measurements?
The dominant portion in FL is the interior face of walls (or glass centerline if over halfway) separating tenant and common areas, per Z65.1.
Why use LiDAR in Tampa Bay’s climate?
LiDAR ensures accuracy in humid conditions; learn more in our LiDAR tech post.
How can architects optimize R/U ratios?
Engage early in design and verify measurements, as shown in our developer case studies.
Where can I get certified BOMA measurements?
Contact BOMA Floor Plans for expert services tailored to Tampa Bay properties.