ASTM E1836-2008 Standard Practice for Building Floor Area Measurements for Facility Management.pdf

1、Designation: E 1836 08An American National StandardStandard Practice forBuilding Floor Area Measurements for Facility Management1This standard is issued under the fixed designation E 1836; the number immediately following the designation indicates the year oforiginal adoption or, in the case of revi

2、sion, the year of last revision. A number in parentheses indicates the year of last reapproval. Asuperscript epsilon () indicates an editorial change since the last revision or reapproval.1. Scope1.1 This practice provides a definitive procedure for mea-suring and classifying floor area in buildings

3、 for use in facilitymanagement, specifying occupant requirements, space plan-ning, and for strategic facility planning.1.2 This practice specifies the sequence in which to measurefloor area.1.3 This practice is applicable to owned, rented, and leasedbuildings.1.4 Use Annex A1 to measure floor area i

4、n office facilities.The measurement practice in Annex A1 may also be suitablefor use in other functional types of building which includeoffices, such as research, laboratory, or manufacturing build-ings and building-related facilities.1.5 The practice inAnnexA1 is not intended for use in leasenegoti

5、ations with owners of commercial office buildings orrelated properties. For that purpose, refer to the AmericanNational Standard published by the American National Stan-dards Institute under the designation ANSI/BOMAZ65.11996 and commonly known as the ANSI-BOMA stan-dard.1.6 This practice is not int

6、ended for and not suitable for usefor regulatory purposes, fire hazard assessment, and fire riskassessment.1.7 This practice was developed for use within NorthAmerica and includes some rules comparable to ISO 9836Performance Standards in BuildingDefinition and Calcula-tion of Area and Space Indicato

7、rs.1.8 This standard does not purport to address all of thesafety concerns, if any, associated with its use. It is theresponsibility of the user of this standard to establish appro-priate safety and health practices and determine the applica-bility of regulatory limitations prior to use.2. Reference

8、d Documents2.1 ASTM Standards:2E 631 Terminology of Building Constructions2.2 ANSI Standard:3ANSI/BOMA Z65.11996 Standard Method for MeasuringFloor Area in Office Buildings2.3 ISO Standards:4ISO 9836 Performance Standards in BuildingDefinitionand Calculation of Area and Space Indicators3. Terminolog

9、y53.1 Definitions:3.1.1 floor, nin a building, supporting structure (generallyhorizontal) and constituting the bottom level of each story.E 63163.1.2 For standard definitions of additional terms applicableto this practice, see Terminology E 631.3.2 Definitions of Terms Specific to This Standard:3.2.

10、1 amenity area, nportion of a building that provides aconvenience to an occupant or occupants of a building or groupof buildings.73.2.1.1 DiscussionIn general, occupancy codes and regu-lations do not govern these areas, although there may be codesand regulations that relate to their specific uses.1T

11、his practice is under the jurisdiction of ASTM Committee E06 on Perfor-mance of Buildings and is the direct responsibility of Subcommittee E06.25 onWhole Buildings and Facilities.Current edition approved April 1, 2008. Published July 2008. Originallyapproved in 1996. Last previous edition approved i

12、n 2001 as E 1836 01.2For referenced ASTM standards, visit the ASTM website, www.astm.org, orcontact ASTM Customer Service at serviceastm.org. For Annual Book of ASTMStandards volume information, refer to the standards Document Summary page onthe ASTM website.3Available from American National Standar

13、ds Institute (ANSI), 25 W. 43rd St.,4th Floor, New York, NY 10036, http:/www.ansi.org.4Available from International Organization for Standardization (ISO), 1, ch. dela Voie-Creuse, Case postale 56, CH-1211, Geneva 20, Switzerland, http:/www.iso.ch.5Certain definitions of terms in this practice were

14、agreed in 2007 by a WorkingGroup established jointly by the Building Owners and Managers Association(BOMA) International and the International Facility Management Association(IFMA). Certain terms were derived from referenced ASTM standards or fromreferenced ANSI standard, or from published IFMA docu

15、ments. Ownership ofcopyright to specific terms is indicated by footnotes. Certain terms are quoted fromother ASTM standards, in which case the ASTM source is identified at the end ofthe definition.6Information such as this, inserted at the end of a definition, gives the numberof a standard from whic

16、h this definition was quoted or derived. If a number followsa dash at the end of this information, it indicates the year of approval of the standard.7Copyright is shared with BOMA International.1Copyright ASTM International, 100 Barr Harbor Drive, PO Box C700, West Conshohocken, PA 19428-2959, Unite

17、d States.3.2.2 assignable area, nportion of the plannable area on afloor that can be assigned to occupant groups or functions.3.2.3 building, ncontiguous and undivided shelter com-prising a partially or totally enclosed space, erected by meansof a planned process of forming and combining materials.7

18、3.2.4 dominant portion, nthe inside surface of the outsidewall, as defined in ANSI/BOMA Z65.11996.83.2.4.1 DiscussionANSI/BOMA Z65.11996 specifieswhen to consider the inside surface of the window glass as thedominant portion to measure to, and when to measure to someother part of the outside wall.3.

19、2.5 excluded area, nportion of a floor within a buildingthat is not suitable for occupancy by people or equipment.73.2.5.1 DiscussionWhile excluded areas may meet thecriteria of adequate clear headroom there is owner/landlorddocumentation which indicates that these areas are to beexcluded from floor

20、 interior gross area calculations. Examplesof excluded areas include but are not limited to unfinished atticareas, attic areas with obstructed access, damp or floodedbasements, and confined areas requiring permits for entry.Areas temporarily unusable due to flood, fire damage, con-struction or renov

21、ation activity are not excluded areas.73.2.6 exterior gross area, nthe area of the floor measuredto the outside face of the walls that enclose the floor(s) of thebuilding.3.2.6.1 DiscussionAreas which are not enclosed, such aspatios and balconies, are not part of exterior gross area.Cornices, pilast

22、ers, buttresses, and so forth that extend beyondthe wall face are disregarded. The exterior gross area of abasement space includes the area measured to the outside faceof basement or foundation walls.3.2.7 finished surface, ninside face of a wall, window,ceiling, or floor that is provided as part of

23、 the base building forthe general use of occupants, excluding the thickness of anyspecial surfacing materials applied to meet the particular needsof specific occupants.93.2.8 floor area, narea in the horizontal plane of thebottom level of a story or stories in a building.3.2.9 interior encroachment,

24、 nbase building element thatis located inside a building, not on an outer wall, and thatprevents the use of the floor area for furniture, equipment,circulation, or other occupant function.93.2.10 interior gross area, nportion of the floor(s) that istotally enclosed within the dominant portion.93.2.1

25、1 interior parking, ntotally or partially enclosed areathat is within a building and that is normally used to circulateand station vehicles.103.2.12 interstitial floor area, narea of load-bearing sur-faces located above or below occupied building floors that isnot available for general occupancy.73.

26、2.12.1 DiscussionInterstitial floor area is often notavailable for occupancy due to inadequate clear headroom.Typically interstitial floor area contains building mechanical orelectrical systems predominantly serving adjacent floors or toprovide access to such systems.3.2.13 major vertical penetratio

27、n, nopening in a floor thatserves a building or system distribution function.73.2.14 matrix, na grid-like array of elements.113.2.15 occupant, nof a building, one who has certain legalrights to or legal control over the premises occupied.93.2.15.1 DiscussionAn occupant may be a tenant in abuilding o

28、r the owner of a building.3.2.16 occupant void area, nopening in a floor created forthe specific benefit of an occupant.103.2.16.1 DiscussionExamples of occupant void areas areprivate elevators, communicating stairs within tenant premises,and the opening in the floor above in tenant rooms that aremu

29、lti-story in height.3.2.17 perimeter encroachment, nbase building elementor restricted area that is located inside the dominant portion ofa building on the outer wall and that prevents the use of thefloor area for furniture, equipment, circulation, or other occu-pant function.93.2.18 plannable gross

30、 area, nportion of a floor that istotally enclosed within the interior face of perimeter encroach-ments at the floor plane and where there are no perimeterencroachments enclosed at the inside finished surface of theexterior walls.103.2.19 polygon, nclosed plane figure made up of severalline segments

31、 that are joined together.123.2.20 primary circulation area, nminimum path on afloor for access to egress stairs, elevator lobbies, toilet rooms,refuge areas, building lobbies, and entrances.93.2.21 restricted area, nportion of floor area that wouldnormally be available for use by an occupant, but t

32、he occupantis limited from using the area, either by regulatory authority orfrom a governing document.93.2.22 restricted headroom, nlarge portion of a floor thatdoes not have sufficient clear, unobstructed headroom toconform to local building codes or that has headroom less thanthat required for occ

33、upancy.3.2.22.1 DiscussionRestricted headroom is primarily in-tended to exclude large areas such as low attics and crawl-spaces from being defined as “floors.” It also establishes, in asloped ceiling attic or sloped exterior wall, where the effectiveouter wall is located. Restricted headroom does no

34、t apply toreduced or no headroom conditions (that is, walls, columns,stairs, door headers, limited piping, railings, alcoves, and soforth) typically found on a floor, unless they are part of anoverall restricted headroom condition.8In the 1996 edition, which is copyright by BOMA, the dominant portio

35、n isdefined as the inside face of the portion of the wall which is window glass where itis more than 50 % of the vertical distance from finished floor to finished ceiling, andelsewhere as the inside face of the outside wall, or of a pilaster or column attachedto the outside wall where they occur. No

36、te that the reader is cautioned that thedominant portion is not defined as a part of this ASTM standard. Instead,ANSI/BOMA Z65.11996 is developed by and subject to the authority of BOMAInternational, which may change it from time to time at its sole option.9ASTM copyright is shared with BOMA Interna

37、tional.10New term for which copyright is shared by ASTM and BOMA International.11Oxford English Dictionary, 2nd ed., Oxford University Press, 1989, s.v.“matrix.”12Bagatrix Math Glossary, s.v. “polygon,” http:/ (accessed April 1, 2008).E18360823.2.23 secondary circulation area, nportion of a floorreq

38、uired for access to some subdivision of a floor, that does notserve all occupants on a floor and that is not defined as primarycirculation area.3.2.24 service area, nportion of a building that providesservices that enable occupants to work in a building.3.2.24.1 DiscussionService areas make it possi

39、ble toaccommodate occupants within a building without violatingexisting building codes and occupancy controls, or both.133.2.25 unassigned area, nportion of the plannable area ona floor that is not assigned to occupant groups or functions.103.2.25.1 DiscussionUnassigned area includes all plan-nable

40、area that cannot be classified as either assignable area, orrestricted area, or occupant void, or interior encroachment, orsecondary circulation. Examples are: (1) small areas betweenfurniture panels and columns where furniture does not fit; and(2) area set aside to install future workstation or oth

41、erfunctions.3.2.26 usable area, nportions of a building that can beclassified as tenant area or amenity area.143.2.27 void area, nabsence of a floor inside the dominantportion where a floor might otherwise be expected or mea-sured, that is typically in the plane of the upper floors ofmulti-story atr

42、ia or lobbies, light wells, auditoria or the areaadjacent to a partial-floor mezzanine.4. Significance and Use4.1 This practice can be used to facilitate comparison ofareas that have been measured but it does not specify whatmeasurements must be conducted.4.2 This practice can be used in space progr

43、amming andforecasting of space requirements.4.3 This practice can be used to classify areas for internalcost accounting purposes.4.4 This practice can be used to compare space use betweenorganizations.5. Basis of Practice5.1 The basis for classification of floor area measurementsfor certain function

44、al types of building is contained in AnnexA1.NOTE 1In the future, additional annexes are expected to be added tothis practice to contain the classifications for floor area measurements inother functional types of building and to compare measurements of floorarea for different purposes or from differ

45、ent countries.6. Measurement Procedure and Report6.1 AnnexA1 provides a procedure for measuring floor areaand for reporting such measurements for certain functionaltypes of building for those purposes stated in Section 1.6.2 When reporting floor area, measured in accordance withthe procedure in Anne

46、x A1, note any exceptions to theprescribed method. Where possible, also assess the extent ofvariation and state as an estimate.7. Keywords7.1 area; building; building floor area; facility; facilitymanagement; floor area; measurement; occupant requirementANNEXES(Mandatory Information)A1. PRACTICE FOR

47、 MEASUREMENT IN OFFICE FACILITIES AND RELATED FUNCTIONAL TYPES OF BUILDINGSSUCH AS RESEARCH, LABORATORY, AND MANUFACTURING BUILDINGS AND BUILDING-RELATED FACILITIESA1.1 IntroductionA1.1.1 The purpose of Annex A1 is to provide consistentterms, definitions, and measurement procedures for floor areamea

48、surements to facilitate comparison of measurementsamong different organizations and for financial chargeback.A1.2 ScopeA1.2.1 Use Annex A1 to measure floor area in officefacilities. This measurement practice may also be suitable foruse in other functional types of building which include offices,such

49、 as research, laboratory, or manufacturing buildings andbuilding-related facilities.A1.2.2 Annex A1 is applicable to the measurement of spacewhether owned or leased.A1.2.3 Annex A1 is intended for use by facility managersand occupants of building and facilities. It is suitable for suchpurposes as strategic planning, space management, and internalchargeback to occupant organizations.A1.2.4 Annex A1 gives rules for measurement for use infacility management, space planning, and chargeback to oc