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Turner Drake & Partners Ltd.
6182 North Street
Halifax, N.S.
B3K 1P5
Canada

Tel.: (902) 429-1811
Toll Free: (800) 567-3033
Fax.: (902) 429-1891

Suite 221
12 Smythe Street
Saint John, N.B.
E2L 5G5
Canada
Tel.: (506) 634-1811

Suite 11
109 Richmond Street
Charlottetown, P.E.
C1A 1H7
Canada
Tel.: (902) 368-1811

35 York Street
St. John's, N.L.
A1C 5M3
Canada
Tel.: (709) 722-1811

4th Floor
111 Queen Street East
Toronto, ON.
M5C 1S2
Tel.: (416) 504-1811

E-Mail: tdp@turnerdrake.com
Internet: www.turnerdrake.com

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# Tuesday, 09 October 2018

October 7th through 13th is Fire Prevention Week in Canada.  With firefighters in Nova Scotia responding to over 1,400 fire related incidents in 2016/2017, it is important to ensure that you have the resources in place to help tenants safely clear a property in the event of a fire.

The theme of this year’s Fire Prevention Week is “Look. Listen. Learn. Be aware. Fire can happen anywhere.”  The “learn” component of this year’s them refers to the need for everyone to learn two ways out of every room.  We can help.

Our LaserCAD® team is able to assist with “learning” by creating fire escape diagrams for your building.  We can add additional crucial details to your fire escape diagrams by including the locations of fire extinguishers, pull stations, hose cabinets, and emergency lighting, as well as clearly indicating escape routes.  These maps allow tenants to quickly identify an escape route and the location of fire safety equipment in the event of an emergency.  We can also customise the diagrams as needed, showing separate escape routes for each individual tenant space and noting any other relevant details, such as muster locations.

You may not be able to predict when a fire will occur, but you CAN plan for it.

For further information feel free to reach out to any one of our Lasercad® space measurement experts at (902)-429-1811 or toll free at 1-800-567-3033

Tuesday, 09 October 2018 11:24:57 (Atlantic Daylight Time, UTC-03:00)  #    -
Atlantic Canada | Lasercad | New Brunswick | Newfoundland & Labrador | Nova Scotia | Prince Edward Island
# Thursday, 07 June 2018

The Building Owners and Managers Association (BOMA) publishes measurement standards for office, industrial, retail, and mixed use spaces.  These measurement standards provide guidelines for measuring the area occupied by each tenant within a building and, when appropriate, allocating common spaces.

BOMA states that if a building contains a single occupancy type comprising 51% or more of the total building area, the corresponding standard should be used.  In other words, the building owner does not have the right to simply choose the standard that best serves their interests. Given the ubiquity of commercial buildings that can be used for both office and retail uses, particularly in suburban and rural areas, it is critical to understand the differences between these standards.

Boundary Condition

Where does my measure line extend to? One of the most important differences between the Retail and Office Standards is how the measure line differs for exterior enclosures.  The Gross Leasable Area of a retail building is measured to the outside face of the exterior walls.  Under the Office Standard the measure line for the exterior enclosure is the dominant portion of the inside finished surface. The dominant portion is the finished surface that comprises over 50% of the vertical height, measured from floor to ceiling (not exceeding 8 ft.).  This difference can be significant.  The illustration below shows how a unit measured to the Retail Standard (right) captures more area than a unit measured to the Office Standard (left) based on this condition:


Allocation of Common Area

Under the Office Standard, building owners can allocate to each tenant their proportionate share of common area. This process of “grossing-up” the tenant’s space means each unit has two areas: a Tenant Area (the space physically occupied by the tenant), as well as a Rentable Area (the Tenant Area plus a proportionate share of common space).  In a retail building this is not the case, as this Standard does not allow for the grossing up of common areas. Under the Retail Standard, Gross Leasable Area is simply the area designed for the exclusive use of an occupant with no share of common area.

Consider a hypothetical office unit with a Tenant Area of 1,250 ft.2 located within a building that contains three additional units of the same size and 200 ft.2 of common area.  Each unit comprises ¼ of the total Tenant Area, and is allocated 25% of the common area (25% x 200 ft.2 = 50 ft.2) making the Rentable Area of the unit 1,300 ft.2 (blue overlay on left side graphic below). If this were a retail building the Gross Leasable Area would be 1,322 ft.2 as this unit would simply be measured to the exterior face of all exterior walls, while excluding any allocation of building common areas (green overlay on right side graphic below).


These are just two of the many differences between the Retail and Office Standards. With a total of six BOMA Measurement Standards it is critical to verify that the correct standard has been applied to your building, and that your space has been certified to verify its accuracy.  

    
Mitchell Jones splits his time between Turner Drake's Lasercad® and Valuation Divisions.  For further information feel free to reach out to him, or any one of our space measurement experts at (902)-429-1811 or toll free at 1-800-567-3033
Thursday, 07 June 2018 14:33:58 (Atlantic Daylight Time, UTC-03:00)  #    -
Atlantic Canada | Lasercad | New Brunswick | Newfoundland & Labrador | Nova Scotia | Prince Edward Island | Turner Drake
# Thursday, 02 June 2016

For the past 20 years, Turner Drake has affirmed the importance of certified space measurement by providing Lasercad® services throughout the Atlantic Provinces and onwards to Ontario. Lasercad® is an essential tool in creating a more intimate understanding between building owners and managers and their buildings’ space inventory.

Lasercad® is a property measurement service which provides precise measurement and calculation of all building areas in accordance with the various industry Standard Methods of Measurement, including the Building Owners and Managers Association (BOMA). Whether you own or manage a small retail strip plaza, an industrial warehouse and fabrication facility or a large multi-level office building, BOMA has a standard for you. We comply with the rules and regulations set by these standards together with our own standard operating procedures to produce measurements with an accuracy of 1 cm, and a closing error of no more than 2%. Furthermore, Turner Drake is the only space measurement company in Atlantic Canada governed by a system certified to the international ISO 9001:2008 quality standard. When it comes to space measurement, we provide precise results in a timely manner: exercising regular calibration of laser equipment and ensuring on-site measurement within 1-2 days of your request.

Measuring an excess of 1.7 million square feet of space in the past year, we have been able to collaborate with a wide variety of clients; from small independent building owners to large commercial REIT’s, working in unison to help our clients properly allocate their space inventory and improve the efficiency of their buildings. With staggering vacancy rates it has become paramount for building owners and managers to not only allocate their space inventory properly, but to optimize the use of this space. Tenants have also become increasingly familiar with the BOMA Standard, requesting certified space measurements prior to accepting lease agreements. Our space certificates therefore provide accurate representation of each tenant space, creating piece of mind to prospective tenants while also creating value as key marketing material for building owners and managers.

In a recent audit of office buildings in Atlantic Canada, we discovered the average area represented in a lease was misstated by 10.1%. Such large discrepancies are typically a result of inaccurate measurements, space modifications on lease renewal that are not corrected in the new lease and the use of a non-standard or inappropriate method of measurement.

Let me tell you about a key aspect of the BOMA 2010 Office Standard Method of Measurement: using this standard requires careful consideration of the “dominant portion” when certifying the subject space. The dominant portion refers to the inside finished surface of a vertical exterior enclosure i.e. window glazing, painted gyproc, etc. To classify as a dominant portion, the finished surface must constitute 50% or more of the vertical dimension between the finished surface of the floor and the finished surface of the ceiling.

Here, you can see an area boundary using the BOMA 2010 Office Standard Method of Measurement. The blue area highlights the use of the dominant portion, a key aspect of this standard.



And here is an area boundary using a non-standard or inappropriate method of measurement.



Now, consider an older office building with 300 deep inset windows comprising roughly two ft2 of space along each windowsill. If these windows were indeed classified as the dominant portion, this would warrant an additional 600 ft2 of rentable space in which the building owner benefits! Your space inventory just increased by 600 ft2 without lifting a hammer!

Educating oneself with the appropriate Standard Methods of Measurement is vital to ensuring proper allocation of space inventory. Knowing your inventory and allocating it appropriately has proven to increase building efficiency and more importantly, increase earnings potential amongst building owners and managers alike.

Although certified space measurement is our specialty, our highly skilled and creative Lasercad® team also provide advice for space planning. We have worked with local developers, measuring portions of and/or entire buildings to provide As-built Plans for proposed renovations, including the virtual placement of demising walls to optimize tenant areas as required by the client. We also provide fire evacuation plans, site parking and layout plans and building mechanical and HVAC systems plans.

Your space is our primary concern, let our Lasercad® team quickly and accurately allocate your space inventory so you can get back to leasing that additional 600 ft2 you just gained. For additional information about these services please visit our website.



Written by Patrick Mitchell, Consultant in our Lasercad® Division. To learn more about Patrick, visit our Facebook page to see his Featured Consultant article.

Thursday, 02 June 2016 10:39:41 (Atlantic Daylight Time, UTC-03:00)  #    -
Lasercad
# Tuesday, 26 May 2015

 

The Building Owners and Managers Association (BOMA) released its first Standard Method of Floor Measurement for Office Buildings in 1915.  A lot has changed in the past 100 years: there were two world wars, man landed on the moon, and an underground unicorn lair was discovered in North Korea (yes, the Korean Central News Agency actually reported this in 2012…).  BOMA has evolved with the times and now offers measurement standards for a multitude of property types including office, industrial, retail, multi-unit residential and mixed use.

 

The BOMA Office Standard is by far the most recognised and implemented standard in the market.  It provides a logical and uniform method for measuring office space, including the proportionate allocation of all floor and building common areas in a building.  The existence and general idea of the standard is fairly well known in the industry but what is far less understood is the huge financial impact that a BOMA space certification can have on your asset. 

 

For years I have been telling clients that you are not buy a building – you are buying an income stream … and your income stream is rooted in your rent roll. Therefore if your building has not been certified in accordance with the appropriate BOMA Standard, chances are that the area on your rent roll is wrong.  How wrong you ask?  Well we undertook an audit of office buildings in Atlantic Canada and found the average area shown in the lease was off by 10.1% (!!!).  The financial implications are enormous. An 80,000 ft.2 office building sitting in a market where net rents are running at $12.00/ft.2 could be undervalued by as much as $1,100,000; simply because it had not been certified.

 

If a full scale building certification is more than you need, you should at the very least consider getting individual units certified during lease renewals/roll overs.  For “one off” units of 5,000 ft.2 or less, a space certification costs only a few hundred dollars and is often turned around in less than 24 hours: a small price to pay for the peace of mind which comes with a properly certified unit will last you a lifetime (or at least the term of the lease).  Space measurement provides you with tremendous bang-for-buck as the floor plans generated during the space certification can also be used for marketing the unit, as a fire exit plan, or for space planning purposes.  Most importantly, an accurately measured building will ensure better performance of your building.

 

At the end of the day, the rent roll for a building that hasn’t been certified is about as reliable as a news report about North Korean unicorns.

 

 

Questions regarding space measurement? Feel free to contact Mark Turner, Vice President of our Lasercad Division at (902) 429-1811 or MarkTurner@TurnerDrake.com. 

 

Don't forget to check out Mark's Featured Consultant piece on our Facebook page!

Tuesday, 26 May 2015 15:36:22 (Atlantic Daylight Time, UTC-03:00)  #    -
Lasercad