OFFICES

METHOD FOR MEASURING RE TAIL

INDUSTRIAL
FLOOR AREAS IN BUILDINGS RESIDENTIAL
 ounded in 1966, SAPOA’s mission is to actively and responsibly represent and promote the property industry’s interest

F through effective leadership , advocacy and the collection, analysis, and dissemination of information.

SAPOA has published a method for measuring floor areas 'Method' since June 1985 (Version I.O E), updated March 1990, and
further updated in August 1991(effective 02 January 1992) which is now replaced by this Method, being effective 1 April 2005.

For information on SAPOA membership, research activities, industry representation, seminars, and the annual convention,
contact SAPOA’s offices or Internet home page.

FOREWORD

The objective of this Method is to promote communication and computation on a clear and understandable basis. Another
important purpose is to allow comparison of values on the basis of a generally agreed method for measuring.

The Sub Committee, in producing this new edition of the Method, has reviewed current and best practice locally and abroad in
the context of South African methodology. The result is a Method for the use of building owners, managers, facilities managers,
tenants, appraisers, leasing agents, building professionals, lending institutions and the general public.

This Method is recommended for use in both existing and new buildings. SAPOA urges all its members and others connected
with the property industry to use the Method to measure rentable area, in the interests of achieving national uniformity.

ISBN: 0-908411-29-4

Copyright © 2005 pending by SAPOA. All rights reserved. Printed in South Africa. No part of this publication may be reproduced
or distributed in any form or by any means, or stored in a data retrieval system, without prior written permission of the publisher,
SAPOA.
 CONTENTS
INDEMNITY 2.3.10 Mezzanine 7
PROCESS 2.3.11 Finished Surface 7
INTRODUCTION
HOW TO USE THIS METHOD 3. INDUSTRIAL 8
3.1 Introduction 8
1. OFFICES 1 3.2 SINGLE TENANT INDUSTRIAL BUILDINGS 8
1.1 Introduction 1 3.2.1 Area Definitions 8
1.2 Area Definitions 1 3.2.1.1 Rentable Area 8
1.2.1 Construction Area 1 3.2.1.2 Mezzanine 8
1.2.2 Building Area 1 3.2.1.3 Supplementary Area 9
1.2.3 Rentable Area 1 3.2.2 General Definitions 9
1.2.4 Useable Area 2 3.2.2.1 Finished Surface 9
1.2.5 Common Area 2 3.3 MULTI TENANT INDUSTRIAL BUILDINGS 9
1.2.6 Supplementary Area 3 3.3.1 Area Definitions 9
1.2.7 Floor Area Ratio 3 3.3.1.1 Rentable Area 9
1.2.8 Ratio Definitions 3 3.3.1.2 Useable Area 9
1.3 General Definitions 3 3.3.1.3 Common Area 10
1.3.1 Atrium 3 3.3.1.4 Mezzanine 10
1.3.2 Dominant Face 3 3.3.1.5 SupplEmentary Area 10
1.3.3 Entrance Foyer 4 3.3.2 General Definitions 11
1.3.4 Finished Surface 4 3.3.2.1 Dominant Face 11
1.3.5 Major Vertical Penetrations 4 3.3.2.2 Finished Surface 11
1.3.6 Service Areas & Plantrooms 4 3.3.2.3 Demising Wall 11
1.4 Notes 4
1.4.1 Storage Areas 4 4. RESIDENTIAL 12
4.1 Introduction 12
2. RETAIL 5 4.2 Area Definitions 12
2.1 Introduction 5 4.2.1 Construction Area 12
2.2 Area Definitions 5 4.2.2 Rentable Area
2.2.1 Construction Area 5 4.2.3 Supplementary Area 12
2.2.2 Building Area 5 4.2.4 Demising Wall 12
2.2.3 Rentable Area 5 4.2.5 Common Area 12
2.2.4 Useable Area 6 4.3 General Definitions 13
2.2.5 Common Area 6 4.3.1 Residential 13
2.2.6 Supplementary Area 6 4.3.2 House 13
2.3 General Definitions 6 4.3.3 Duet 13
2.3.1 Retail 6 4.3.4 Duplex 13
2.3.2 Mall Retail 6 4.3.5 Flats or Apartments 13
2.3.3 Strip Retail 6 4.3.6 Clusters 13
2.3.4 Stand Alone Retail 7 4.3.7 Atrium 13
2.3.5 Value Centre or Warehouse Retail 7 4.3.8 Habitable Height 13
2.3.6 Kiosk 7 4.3.9 Patio 13
2.3.7 Leaseline 7 4.3.10 Finished surface 13
2.3.8 Demising Wall 7
2.3.9 External Wall 7 5. REVISIONS & NOTES 14
 INDEMNITY

No guarantees or warranties of whatever nature, whether express or implied, are made by SAPOA and/or its officers, employees or other representatives
("representatives") in respect of this document, none of whom assume any liability for the accuracy of the representations, comments and other
information herein contained. None of SAPOA and/or its representatives shall be liable for any loss or damage suffered by any person arising from the
use of this document.

Use of this publication is voluntary and should be undertaken after an independent review of the applicable facts and circumstances of the particular
projects.

This document has important legal consequences and independent consultation with an attorney or specialist consultant is advised and encouraged
with respect to execution or modification.

PROCESS

SAPOA’s Sub-Committee spent two years redrafting the previous document. The process of consultation and refinement was handled by way of
presenting a Draft to a canvass group. The Canvass Group consisted of some 50 Members of SAPOA representing organisations who possess the
diversity, experience and knowledge to constructively comment and advise the Committee.

After two rounds of comments and consultations, the Canvass Group ratified the Final Draft, on the basis of general consensus. The Final Draft was then
approved by the National Council of SAPOA in accordance with the mandate given to the Committee.

In the future this Method will be refined and clarified with revisions recorded at the end of this document in a process of controlled change management.
The Sub-Committee will continue to play an appropriate role.

INTRODUCTION

This new edition of the Method for Measuring Floor Areas is approved for use from the 1st of June 2005 and should not be applied
retrospectively.

■ The revised Method is designed to accommodate the measurement, as far as practical, of most building types, however, certain Building types such
as Hotels, Leisure and Sport Centres, Petrol Stations, Hospitals, Law Courts, Retirement Villages and others may only be able to utilise the underlying
principles adopted within this Method.
■ This document sets out to define all the relevant terminology regarding floor area measurement.ie The term “Gross Lettable Area” is not used in this
document and is replaced by “Rentable Area”
■ The principle adopted is to allow the various calculations to be dependant on the specific building use types (offices, retail, industrial, residential).

It is not uncommon for an area calculated from the building plans to differ from the area measured on site. It is also not uncommon for a site
measurement and calculation by one party to differ from the same measurement and calculation by another party.

In the event of a dispute, SAPOA recommends that an unbiased professional third party be sought to assist in resolving the matter, preferably on the
basis that the parties agree to abide by the remeasurement of the Independent third party.

SAPOA further recommends that the total measured Rentable Area per tenancy should be rounded off to the nearest full square meter.

HOW TO USE THIS METHOD

This Method has been formulated in such a way, so that when dealing with the measurement of floor areas in a specific building type, or a portion of a
multi-use building, e.g. Retail, only that section of the Method need be referred to, together with its related drawings or diagrams. It is however, essential
that in order to avoid misinterpretation the Introductory paragraphs of the Method also be referred to.

In determining which section of the Method should be utilised, the nature of a tenancy provides a valuable guide. The zoning of the property, upon which
a building has been constructed, is not recommended for use as the base in determining which section of the Method is applicable.

This Method is only recommended for use, where it will not be in conflict with the specific terms of an agreement or legislation.

In the event that it is agreed by contracting parties to adopt this Method for types of buildings other than those specifically dealt with herein, it is
recommended that the underlying principles, which are common throughout all the sections for different building types, be used as the basis of a
common sense approach.

In using the Method the text sections take precedence over any interpretation of drawings or diagrams.
P R E S E N T A T I O N D R A F T 2 – 0 9 / 0 3 / 2 0 0 5
C O N F I D E N T I A L 1. OFFICES
1.1 INTRODUCTION

This section deals with the measurement of space in Offices of all types; whether or not these form a part of another
type of building.

The basis used in calculating the Rentable Area, is the measurement of Useable Area together with Common Area and
Supplementary Area, which is determined at each level of offices.

Retail or industrial space associated with an Office Building shall be measured in accordance with the principals set out
in the relevant sections of this document headed “RETAIL” or “INDUSTRIAL”.

1.2. AREA DEFINITIONS

1.2.1 CONSTRUCTION AREA

The entire covered built area; this is the sum of the areas measured at each floor level over any external walls to
the external Finished Surface.

Only the lowest levels of atria are to be included, and all openings on other levels to form atria, are to be excluded.

Its intended use is in determining the building’s cost.

1.2.2 BUILDING AREA

The Construction Area, but excluding Major Vertical Penetrations, basements and parking.

Its intended use is as a parameter for planning developments in accordance with the permissible Floor Area
Ratio, which is derived from the zoning of the property.

1.2.3 RENTABLE AREA

The total area of the building enclosed by the Dominant Face, adjusted by deducting Major Vertical Penetrations.
No deduction shall be made for columns.

Its intended use is in determining the revenue-producing area of a building which comprises Rentable Area,
Supplementary Area and Parking. It is also used by those analysing the economic potential of a building.
A N D

Rentable Area shall have a minimum floor-to-ceiling height of 1.5m.

Rentable Area comprises Useable Area plus Common Area.

Rentable Area excludes Supplementary Area which may produce additional revenue.
CL
DRAWING 01 – OFFICES
Rentable Area

Rentable area of
individual tenancy is
measured to the centre Glass as
line of the dominant
demising walls face
Glass as
dominant
P R I V A T E

face

Inside wall
as
Plant dominant
face
Room
Duct

Vent.
shaft Elevators

Lift Lobby

Elevators
Electricity

Duct Janitor

NOTE:
Exceeds 0,5m2

Inside wall as
Inside wall as Glass as dominant
dominant dominant face
face face

Rentable Areas

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 P R E S E N T A T I O N D R A F T 2 – 0 9 / 0 3 / 2 0 0 5
1.2.4 USEABLE AREA
Area capable of exclusive occupation by the tenant. The total area of the building enclosed by the Dominant Face,

C O N F I D E N T I A L
adjusted by deducting all Common Area and Major Vertical Penetrations. No deduction shall be made for
columns.

Its intended use is to be the essential part of Rentable Area and the basis for the apportionment of Common
Area.

Useable Area may vary over the life of a multi-tenancy building, as it is partly used for passages to give access
to multiple tenancies; and for fire escape/access passages which is defined as Secondary Common Area. In the
case of single tenancy per floor, Secondary Common Area shall be deemed to be Useable Area.

On a single tenancy floor, Useable Area is measured to the inner Finished Surface of the Common Area or Major
Vertical Penetration enclosing walls.

On a multi-tenancy floor this principle remains, but Useable Areas of tenancies are measured to the centre line
of partition walls shared by adjacent tenants and to the inner Finished Surface of the other internal closing walls,
or where an access passage exists, to the inner Finished Surface of the partition wall defining the access passage.

Rentable Area comprises Useable Area plus Common Area.

C
L C
L
DRAWING 02 – OFFICES
Useable, Common and Secondary Common Area

Glass as
dominant
face
Glass as
dominant
face C
L

C
L
Inside wall as
Store dominant face
Room
Duct

Vent Elevators Inside of partition

Inside of Shaft
partition

Lift Lobby

Elevators
Electricity

A N D
Duct Janitor
CL
NOTE:
Exceeds
2 0,5m2

Measured to the centre line

of partition walls shared by
adjacent tenants Inside wall as Usable Area
dominant face
Inside wall as Glass as
dominant face Common Area
dominant face

Secondary Common A
C
L
P R I V A T E

1.2.5 COMMON AREA

Common Area is an area to which the tenant has access and/or use, and is part of Rentable Area. Primary
Common Area of the building is apportioned to tenancies pro-rata to the Useable Area of that tenancy. Secondary
common area is apportioned only to tenancies that it services.

Common Area has two components:

1. Primary Common Area comprises all Rentable Area on a given floor, that is not Useable Area, together with
Remote Common Area, which comprises areas such as Entrance Foyers, plant and service rooms, or any other
portion of Rentable Area remote from Useable Areas.

2. Secondary Common Area comprises:

Areas beyond Primary Common Area giving access to multiple tenancies. Accordingly, this area may vary over
the life of a multiple tenancy building.

Common areas are measured to the outer finished surface of the walls defining the Common Area.

Rentable Area comprises Useable Area plus Common Area.

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P R E S E N T A T I O N D R A F T 2 – 0 9 / 0 3 / 2 0 0 5

DRAWING 03 – OFFICES
Ground Floor Foyer, Remote Common Area
TENANT 1
Plant

C O N F I D E N T I A L Inside of partition as
dominant face
Room

Duct

Ventilation
Shaft

FOYER

STREET FRONTAGE
Line of typical lift
lobby above

Security

TENANT 2

Primary Common Area

Secondary Common Area

1.2.6 SUPPLEMENTARY AREA

Any additional revenue-producing component that falls outside of the definition of Rentable Area. Supplementary
Area need not be weatherproof, and includes – for example - balconies, terraces, patios, access/service passages
and signage/advertising area and parking areas demarcated for the use of the tenant.

Parking bays shall be measured by number.

The basis of measurement of Supplementary Area shall be agreed between landlord and tenant.

Different Supplementary Areas may attract discrete rentals, and shall therefore be independently listed.

1.2.7 FLOOR AREA RATIO

The maximum Building Area permitted by the Local Authority on a specific property as specified in terms of the
Zoning Certificate issued for the property.
A N D

This calculation is often used to quantify the parking requirement for the building.

Note: There may be significant variance between the interpretation of different Local Authorities for the purposes
of defining FAR.

Other terms commonly used to denote FAR include “Bulk” and “FSR” (Floor Space Ratio).

1.2.8 RATIO DEFINITIONS

R/U RATIO = Rentable Area
Useable Area
P R I V A T E

Note: This ratio may vary during the life of a building (refer Secondary Common Area).

1.3 GENERAL DEFINITIONS

1.3.1 ATRIUM
A weatherproof interior space, accessible and capable of use by the tenant at the lowest level. Voids in floors
above atrium space shall not be included in Rentable Area.

1.3.2 DOMINANT FACE

That portion of the inside Finished Surface of the permanent outer building wall in office areas, which is 50% or
more of the vertical floor-to-ceiling elevational area of each panel measured at the lowest point of the Dominant
Face.

The Dominant Face shall apply to each panel (between lateral changes of direction) of floor-to-ceiling elevation
as viewed from the interior of the building. Structural elements, non-typical decorative recesses or protrusions,
joinery fixtures, air-conditioning units, bulkheads, skirtings, etc between regular windows or panels shall be
ignored.

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DRAWING 04 – OFFICES
Dominent Face

C O N F I D E N T I A L
Finished Ceiling

2000
Undecorated
Dominant Finished Face

3000
Face

Line of Measurement

1000
A Finished
C Floor Corridor

Drawing 04a – Glass as Dominent Face

1000
3000
1000

Dominant
Face Undecorated
Finished Face
Finished
1000

Floor Corridor
Line of Measurement

Drawing 04b – Inside Wall as Dominent Face

1.3.3 ENTRANCE FOYER

A portion of Remote Common Area including associated adjacent rooms and lobby.

Lift lobby and Entrance Foyers which occur together with parking floors (not adjacent to office area) shall be
Remote Common Area.

1.3.4 FINISHED SURFACE

An undecorated wall, ceiling or floor surface (including glass).
As an example, plaster is not considered decoration.

A N D
1.3.5 MAJOR VERTICAL PENETRATIONS
Stairs and landings, lift shafts, flues, pipe shafts, vertical ducts, and the like, and their enclosing walls; exceeding
0.5m2 in area shall be deducted from Rentable Area.

Where an unenclosed landing and lift lobby are integral, the landing shall not be a Major Vertical Penetration.

Where a landing provides access to toilets, kitchens, etc., it shall nevertheless remain a Major Vertical Penetration.

Any Major Vertical Penetration created at the specific request of and for the exclusive use of the tenant shall be
Rentable Area.
P R I V A T E

Where pipe-shafts, duct cupboards, etc exceeding 0,5m2 in area are laterally sealed at each floor, they shall not
be considered Major Vertical Penetrations for the purpose of this definition.

1.3.6 SERVICE AREAS AND PLANTROOMS

Remote refuse rooms, electrical sub-stations, transformer rooms, central air-conditioning plantrooms, lift motor
rooms, etc., shall be included in Primary Common Area.

1.4 NOTES

1.4.1 STORAGE AREAS

Dedicated storage areas within Useable Area, shall be included as Useable Area.

Dedicated storage areas within Common Area and on remote floors, shall be excluded from Rentable Area, and
separately listed as Supplementary Area.

4
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C O N F I D E N T I A L 2. RETAIL
2.1 INTRODUCTION

There are numerous types of retail developments such as Mall, Stand alone, Strip and Value Centre/Warehouse.

This section deals with the method of measuring immoveable rentable space in retail property and applies irrespective
of whether the retail space relates to the entire property or a portion of a mixed use development.

The basis of the method of measurement used in calculating the Rentable Area is the amount of useable floor space
which shall be measured at floor level.

Office or Industrial space associated with a retail property shall be measured in accordance with the principals set out in
the relevant sections of this document headed “OFFICES” or “INDUSTRIAL”.

2.2 AREA DEFINITIONS

2.2.1 CONSTRUCTION AREA

The entire built area, this is the sum of the areas measured at each covered floor level over the external walls
to the external Finished Surface.

Its intended use is in determining the building cost.

2.2.2 BUILDING AREA

The Construction Area, but excluding major vertical penetrations, basements and parking.

Its intended use is as a parameter for planning developments in accordance with the permissible Floor Area
Ratio, which is derived from the zoning of the property.

2.2.3 RENTABLE AREA

The total area dedicated to the use of the tenant.

Its intended use is as the primary component in determining the revenue producing area of Retail space. It is
also used by those analyzing the economic potential of a building.

Rentable Area excludes Supplementary Area which may produce additional revenue.
A N D

DRAWING 05 – RETAIL
Rentable Areas and Secondary Common Area

Lease
MALL Line
C
L

Covered
Patio
Open

Restaurant
02

Rentable area Exit

to centre line Retail 01 Corridor
of demising
MALL wall
C
L Restaurant
P R I V A T E

01
Retail service corridor
Retail 02
Building
Maintenance

Kitchen
Store
02 Elevators
C
L
Lease
Line MALL Rentable
Kiosk Store
Lease Lift Lobby area to
01 centre line of
Line
Elevators demising wall
Store
Rentable area
Electricity

to centre line CL
Loading of demising
Security Duct Janitor Dock wall
Demising Wall
Detail
Trash
Dumpster

Restaurant
03

Inside NOTE:
Exceeds 0,5m2 Kitchen
Wall Rentable Areas
Secondary Common Area
Lease
Line

5
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2.2.4 USEABLE AREA
Area capable of exclusive occupation by the tenant.

C O N F I D E N T I A L
The total area enclosed by the lease line, the demising walls and external walls, whether or not a shop front is
erected behind the lease line.

Its intended use is to be the essential part of Rentable Area.

Useable Area may vary over the life of a multi-tenancy building, as access passages which were originally
Secondary Common Area, may be changed to serve multiple tenants.

Any area outside of the lease line capable of exclusive use by the tenant shall be measured to the outside
extreme dimensions.

Measurements shall be made to the centre line of demising walls or to the inside finished surface of an external
wall.

Useable Area excludes:

1 Major Vertical Penetrations unless serving only one tenant.
2 Columns or enclosed penetrations which are isolated irrespective of size.
3 Projections in demising or external walls not more than 0,25m2.

Rentable Area comprises Useable Area plus Secondary Common Area.

2.2.5 COMMON AREA

Primary and Secondary Common Areas are both areas to which the tenant has access and/or use.

Common Area has two components:

Primary Common Area comprises all Building Area that is not Rentable Area. Primary Common Area is not
charged to tenants and includes parking areas.

Secondary Common Area is an area such as an access passage, plant room, toilets, loading docks, etc. and
dedicated to serving only one tenant.

Loading docks whether roofed over or not shall be measured to the outside extreme dimensions.

A N D
Common Areas are measured to the inner finished surface of the walls defining the Common Area.

No deduction shall be made for the walls between useable area and secondary common area.

Rentable Area comprises Useable Area plus Secondary Common Area.

2.2.6 SUPPLEMENTARY AREA

Any additional revenue-producing component that falls outside of the definition of Useable Area such as Kiosks,
moveable Barrows, signage/advertising area and includes parking areas demarcated for the use of the tenant.

Parking bays shall be measured by number.

P R I V A T E

The basis of measurement of Supplementary Area shall be agreed between Landlord and tenant.

Different Supplementary Areas may attract discrete rentals and shall therefore be independently listed.

2.3 GENERAL DEFINITIONS

2.3.1 RETAIL
Space containing shop units used for the purpose of selling goods and services directly to the general public as
contained in the zoning approval related to the property.

2.3.2 MALL RETAIL

Space containing shop units in a multi tenanted shopping mall.

2.3.3 STRIP RETAIL

Space containing shop units in a multi tenanted shopping centre with external access only to the shops.

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2.3.4 STAND ALONE RETAIL
Space in a single property containing only one shop tenant.
C O N F I D E N T I A L 2.3.5 VALUE CENTRE or WAREHOUSE RETAIL
Space in a multi tenanted property with large open area shops each with only external access.

2.3.6 KIOSK
Stand alone single shop unit in a mall.

2.3.7 LEASELINE
The notional line determined by the Landlord as the maximum extent of the shopfront position separating the
shop unit from Primary Common Area.

The actual position of the shopfront behind the notional Leaseline is not taken into account in the measurement
of the Useable Area.

2.3.8 DEMISING WALL

The wall between two shop units.

2.3.9 EXTERNAL WALL

The wall between useable area and primary common area or an external wall of the building.

2.3.10 MEZZANINE
An intermediate floor forming part of the Useable Area within a shop unit.

The Useable Area of mezzanine floors within a multi volume space of the shop unit shall be measured to the
inner surfaces of the walls, partitions or barriers inclusive of staircase landings adjoining the mezzanine.

Where a side of a mezzanine floor is not enclosed by a wall it shall be measured to the outside extreme
dimensions.

2.3.11 FINISHED SURFACE

An undecorated wall, ceiling or floor surface (including glass).
As an example, plaster is not considered decoration.
P R I V A T E A N D

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3. INDUSTRIAL

C O N F I D E N T I A L
3.1 INTRODUCTION

There are numerous types of industrial developments such as Factories, Warehouses, Mini-units, Trading Warehouses,
Multi Storey, and the like.

This section deals with the method of measuring rentable space in industrial property.

Industrial Buildings have been defined in two distinct categories, namely large buildings for single tenancies and buildings
such as Mini-units for multi tenancies.

Office or retail space associated with an Industrial Building shall be measured in accordance with the principles set out
in the relevant sections of this document headed “OFFICES” or “RETAIL”.

3.2 SINGLE TENANT INDUSTRIAL BUILDINGS

Large buildings such as Factories, Warehouses, etc., generally used by a single tenant where there are no shared
facilities.

3.2.1 AREA DEFINITIONS

3.2.1.1 RENTABLE AREA

The entire Construction Area, this is the sum of the areas measured at each covered floor level over
the external walls to the external Finished Surface, without any deductions.

In the event of a future sub-division of this space, the same measurement principle shall apply.
DRAWING 06 – SINGLE TENANT INDUSTRIAL
Rentable Area

Roof Line
Office
2

Office 1

A N D
Covered Foyer/ Warehouse
Entrance Reception

Hoist

Boardroom

Mezzanine
Level over
Stairs

Office 6

Loading
Dock
P R I V A T E

Parking Carport

Hoist

Mezzanine
Rentable Area Level
Stairs

Supplementary Area Roof Line

3.2.1.2 MEZZANINE
An intermediate floor forming part of the Useable Area within an industrial unit space.

The Useable Area of mezzanine floors within a multi volume space of the industrial unit shall to be
measured to the inner surfaces of the walls, partitions or barriers inclusive of staircase landings
adjoining the mezzanine.

Where a side of a mezzanine floor is not enclosed by a wall it shall be measured to the outside extreme
dimensions.

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3.2.1.3 SUPPLEMENTARY AREA
C O N F I D E N T I A L Any additional revenue-producing component that falls outside of the definition of Rentable Area.

Loading docks, washing bays or similar structures and parking bays demarcated for the use of the
tenant, should be excluded from the general Rentable Area calculations and shall be treated as
Supplementary Areas. These areas should be measured and separately identified for the purpose of
determining rentals. The measurements should be taken to the outside extreme dimensions of the
roof, or in the event of the structure not being covered, the measurements should be taken to the
outside extreme dimensions.

Parking bays shall be measured by number.

3.2.2 GENERAL DEFINITIONS

3.2.2.1 FINISHED SURFACE

An undecorated wall, ceiling or floor surface (including glass).
As an example, plaster is not considered decoration.
DRAWING 07 – INDUSTRIAL
Finished Surface

Mezzanine
Level
Warehouse

Warehouse
Internal
Dominant
External Finished
Face
Surface

Finished Floor Finished Floor

A N D

3.3 MULTI TENANT INDUSTRIAL BUILDINGS

Buildings such as Mini-units for the use of multiple tenants with or without shared facilities.

3.3.1 AREA DEFINITIONS

3.3.1.1 RENTABLE AREA

The total area of the building enclosed by the Dominant Face, adjusted by deducting Major Vertical
Penetrations. No deductions shall be made for columns.

Rentable Area comprises Useable Area plus Common Area.

P R I V A T E

3.3.1.2 USEABLE AREA

Area capable of exclusive occupation by the tenant.

The total area enclosed by the Dominant Face, adjusted by deducting all Common Area and Major
Vertical Penetrations. No deduction shall be made for columns.
Useable Area may vary over the life of a multi-tenancy building.

Measurements shall be made to the centre line of demising walls or to the finished surface of an
external wall.

Rentable Area comprises Useable Area plus Common Area.

9
 DRAWING 08 – IMULTI TENANT INDUSTRIAL
Ground Floor, Rentable and Supplementary Area

P R E S E N T A T I O N D R A F T 2 – 0 9 / 0 3 / 2 0 0 5
C O N F I D E N T I A L
CL

up
C/L of Mezzanine Level Carport
demising over
Office wall

Warehouse
Covered
Entrance
up

Toilets

C/L of
demising Parking
Change
wall
Room
CL

Rentable Area

Supplementary Area

3.3.1.3 COMMON AREA

Common area is an area to which the tenant has access and/or use, and is part of Rentable Area.
Common Area is apportioned pro rata to tenancies relative to their respective Useable Areas.

Common Area has two components:

Primary Common Area comprises all Rentable Area on a given floor that is not Useable Area as well
as Remote Common Areas which comprise areas such as Entrance Foyers, plant and service rooms,
or any other portion of Rentable Area remote from Useable Areas.

Secondary Common Area is an area such as an access passage, plant room, toilets, loading docks,
etc. to which the tenant has access and/or use and includes parking areas demarcated for the use of

A N D
a tenant.

Secondary Common area is apportioned only to tenancies to which they are applicable.

Rentable Area comprises Useable Area plus Common Area.

3.3.1.4 MEZZANINE
An intermediate floor forming part of the Useable area within an Industrial unit.

The Useable Area of mezzanine floors within a multi volume space of the industrial unit shall be
measured to the inner surfaces of the walls, partitions or barriers inclusive of staircase landings
P R I V A T E

adjacent to the mezzanine.

Where a side of a mezzanine floor is not enclosed by a wall it shall be measured to the outside extreme
dimensions.

3.3.1.5 SUPPLEMENTARY AREA

Any additional revenue-producing component that falls outside of the definition of Rentable Area.

Loading docks, washing bays or similar structures and parking bays demarcated for the use of the
tenant, should be excluded from the general Rentable Area calculations and shall be treated as
Supplementary Areas. These areas should be measured and separately identified for the purpose of
determining rentals. The measurements should be taken to the outside extreme dimensions of the
roof, or in the event of the structure not being covered, the measurements should be taken to the
outside extreme dimensions .
Parking bays shall be measured by number.

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 DRAWING 09 – MULTI TENANT INDUSTRIAL
First Floor, Rentable Areas
P R E S E N T A T I O N D R A F T 2 – 0 9 / 0 3 / 2 0 0 5
C O N F I D E N T I A L C
L

C/L of
demising
up

Mezzanine
wall
Level
Office

1st Floor
Level up
Warehouse
(Double Volume)

C/L of
demising
wall

C
L

Rentable Areas

3.3.2 GENERAL DEFINITIONS

3.3.2.1 DOMINANT FACE

That portion of the inside Finished Surface of the permanent outer building wall which is 50% or more
of the vertical floor-to-ceiling elevation area.

The Dominant Face shall apply to each panel (between lateral changes of direction) of floor-to-ceiling
elevation as viewed from the interior of the building. Structural elements, non-typical decorative
recesses or protrusions, joinery fixtures, air conditioning units, bulkheads, skirtings, etc. between
regular windows or panels shall be ignored.

3.3.2.2 FINISHED SURFACE

A N D

An undecorated wall, ceiling or floor surface (including glass)

As an example, plaster is not considered decoration.

3.3.2.3 DEMISING WALL

The wall between two units or between seperate use categories.
P R I V A T E

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 P R E S E N T A T I O N D R A F T 2 – 0 9 / 0 3 / 2 0 0 5
4. RESIDENTIAL

C O N F I D E N T I A L
4.1 INTRODUCTION

Residential buildings are measured on a Construction Area basis which include stand alone houses, flats/apartments,
townhouses, cluster houses etc.

Residential buildings comprise the main dwelling be it a house, flat, townhouse etc and also one or more supplementary
spaces such as :- Veranda (open or closed), patio, balcony (open or closed), garage, carport, swimming pool, open
parking, loft, staff quarters and so forth.

Some townhouses and flats/apartments have been registered as Sectional Title Units in terms of the Sectional Titles Act
95 of 1986 which Act stipulates how certain spaces are to be measured.

4.2 AREA DEFINITIONS

4.2.1 CONSTRUCTION AREA

The entire built area. This is the sum of the areas measured at each covered floor level over the external walls
to the external Finished surface.

Its intended use is in determining the building cost and quoted when negotiating a sale.

4.2.2 RENTABLE AREA

With regard to Rental or Sales the Rentable Area is quoted as the entire Construction Area, together with the
Supplementary and/or Common Areas stated separately.
DRAWING 10 – RESIDENTIAL
Ground Floor, Rentable/Saleable and Supplementary Areas

C
L
Covered
Patio

C
L

Toilet Lounge
Duct Measured to
Study the centre line
of demising
wall

Adjacent Dining
Unit

A N D
Adjacent
Unit
Garage
Stair
Store

Toilet
Kitchen

Duct

Covered
Entrance Rentable / Saleable Area
Yard

Supplementary Areas
P R I V A T E

4.2.3 SUPPLEMENTARY AREA

Refers to areas attached to or exclusively servicing the main dwelling such as patio (open or closed), parking
garage, and storage areas and staff quarters. These areas should be stated separately.

Where they adjoin rentable area, the supplementary area is measured to the internal finished surface.

4.2.4 DEMISING WALL

The wall separating two residential units in a building mainly flats, apartments, duplexes and other similar
buildings. Measurement of adjoining units shall be measured over the external finished surface of the exterior
walls to the centre of the demising walls.

4.2.5 COMMON AREA

These are non dwelling areas for the use of more than one flat/apartment such as lift foyers, lobbies, corridors,
stairwells, pools, tennis courts etc.

Common areas may be stated separately for example as stipulated in the Sectional Titles Act. However the
measurement of the individual residential units shall exclude common areas.

12
 DRAWING 11 – RESIDENTIAL
First Floor, Rentable/Saleable and Supplementary Areas
P R E S E N T A T I O N D R A F T 2 – 0 9 / 0 3 / 2 0 0 5
C
L

C O N F I D E N T I A L C
L
Open
Patio

Bedroom 3 Adjacent
Bedroom 2 Unit

Adjacent Bedroom 1
Unit

Stair Void

Bath Dress
Measured to
Bath Family the centre line
Room of demising
walls

Duct
Rentable / Saleable Area
Roof
Supplementary Areas

4.3 GENERAL DEFINITIONS

4.3.1 RESIDENTIAL
Space used for the purpose of dwelling.

4.3.2 HOUSE
Stand alone residential building.
Method for measurement shall be the Construction Area.

4.3.3 DUET
Two residential buildings constructed on one stand/erf.
Method for measurement shall be the Construction Area.

4.3.4 DUPLEX
Residential building, mainly of a townhouse nature comprising more than one storey with internal stairwells.
Method for measurement shall be the Construction Area. Adjoining duplexes shall be measured over the
external walls to the centre of the demising walls.
A N D

4.3.5 FLATS OR APARTMENTS

Residential buildings generally comprising of two storeys and more which comprise multiple owners or tenants.
Flats/apartments normally have a variety of common areas such as lifts, stairwells, foyers, etc. which areas are
to be stated separately from the unit itself.

Method for measurement shall be the Construction Area. Adjoining flats shall extend over the external walls to
the centre of the demising walls.

4.3.6 CLUSTERS
Residential buildings with full title stands but with common access/exit roads and shared facilities such as
pools, tennis courts, private roads, etc. Common areas and shared facilities should be stated separately.
P R I V A T E

Method for measurement shall be the Construction Area.

4.3.7 ATRIUM
A weatherproof interior space, accessible and capable of use by the tenant at the lowest level. Voids in floors
above atrium space shall not be included in Construction Area.

4.3.8 HABITABLE HEIGHT

A height as stipulated in the National Building Regulations and Bye-Laws to be the permitted habitable height.
Residential space falling short of this height shall be excluded from the measurement of the main dwelling and
shall be classified as supplementary area.

4.3.9 PATIO
Covered or uncovered finished area adjoining a residential unit.

4.3.10 FINISHED SURFACE

An undecorated wall, ceiling or floor surface (including glass).
As an example, plaster is not considered decoration.

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5. REVISIONS & NOTES

C O N F I D E N T I A L
Future minor revisions and alterations to this document will be registered by the Committee on this page in future
versions/reprints.

DATE NUMBER REVISION NOTES APPROVED

P R I V A T E A N D

14
 PUBLISHED BY

SAPOA
Paddock View
Hunt's End Office Park
36 Wierda Road West
Wierda Valley
Sandton 2146 South Africa

Tel: +27 (0)11 883 0679

Fax: +27 (0)11 883 0684

Home Page: http://www.SAPOA.org.za

PRODUCED BY

The Method for Measuring Floor Area Committee 2003/4/5

Chairman Mr G Pietersen B Arch (Wits) Pr Arch M.I.Arch GifA RIBA ACPM

Vice Chairman Mr A Gebhardt MRICS PrQS PMAQS AAArb
Mr R Lane Dip QS (Pta) PrQS PMAQS
Mr J Mc Lean MAQS
Mr H Ntene BSc QS Dip Civ Eng PrQS PMAQS
Mr C Rampheri BA LLB HDIP TAX

CEO SAPOA Mr B Kirchmann

Ratified by The Canvass Group 50 member Organisations of SAPOA

Facilitator
Mr J Dovey B Building (PE) B Arch (PE) Pr Arch M.I.Arch MBIDP