An American National Standard

Designation: E 2619/E 2619M – 09´1

Standard Practice for

Measuring and Calculating Building Loss Features That
Take Up Floor Area in Buildings1
This standard is issued under the fixed designation E 2619/E 2619M; the number immediately following the designation indicates the
year of original adoption or, in the case of revision, the year of last revision. A number in parentheses indicates the year of last
reapproval. A superscript epsilon (´) indicates an editorial change since the last revision or reapproval.

´1 NOTE—Units information and designation was corrected editorially in April 2009.

1. Scope priate safety and health practices and determine the applica-
1.1 This practice specifies how to measure certain charac- bility of regulatory limitations prior to use.
teristics of a building, known as building loss features, inside 2. Referenced Documents
the exterior gross area of a floor and how to calculate the
amount of actual and effective floor area that will be not be 2.1 ASTM Standards:2
available for the placement of people’s workplaces, furniture, E 631 Terminology of Building Constructions
equipment, or for circulation, if using standard furnishings and E 1836/E 1836M Standard Practice for Building Floor Area
orthogonal furniture systems. Measurements for Facility Management
1.2 This practice can be used to specify a performance 2.2 ANSI Standard:3
requirement to limit the amount of floor area that may be taken ANSI/BOMA Z65.1–1996 Standard Method for Measuring
up by building loss features. Floor Area in Office Buildings
1.3 This practice can be used to assess how well a design(s) 2.3 Other Standards:4
for an office facility meets a performance requirement regard- ASHRAE 62.1–2007 Ventilation for Acceptable Indoor Air
ing floor area. Quality
1.4 This practice can be used to assess how well a con- 3. Terminology 5
structed office building has met a performance requirement
regarding floor area. 3.1 Definitions:
1.5 This practice is not intended for and not suitable for use 3.1.1 facility, n—a physical setting used to serve a specific
for regulatory purposes, fire hazard assessment, and fire risk purpose.
assessment. 3.1.1.1 Discussion—A facility may be within a building, a
1.6 Users of this practice should recognize that, in some whole building, or a building with its site and surrounding
situations, the amount of certain actual and effective floor area environment; or it may be a construction that is not a building.
losses may be mitigated to some degree at some cost by The term encompasses both the physical object and its use.
custom-tailoring spaces and creating specially fitted furnish- E 631
ings and carpentry to get some value from space which would 3.1.2 For standard definitions of additional terms applicable
not otherwise be usable. to this practice, see Terminology E 631.
1.7 The values stated in either SI units or inch-pound units
are to be regarded separately as standard. The values stated in
each system may not be exact equivalents; therefore, each 2
For referenced ASTM standards, visit the ASTM website, www.astm.org, or
system shall be used independently of the other. Combining contact ASTM Customer Service at service@astm.org. For Annual Book of ASTM
Standards volume information, refer to the standard’s Document Summary page on
values from the two systems may result in non-conformance the ASTM website.
with the standard. 3
Available from American National Standards Institute (ANSI), 25 W. 43rd St.,
1.8 This standard does not purport to address all of the 4th Floor, New York, NY 10036, http://www.ansi.org.
4
safety concerns, if any, associated with its use. It is the Available from American Society of Heating, Refrigerating, and Air-
Conditioning Engineers, Inc. (ASHRAE), 1791 Tullie Circle, NE, Atlanta, GA
responsibility of the user of this standard to establish appro- 30329, http://www.ashrae.org.
5
Certain definitions of terms in this practice were agreed in 2007 by a Working
Group established jointly by the Building Owners and Managers Association
(BOMA) International and the International Facility Management Association
1
This practice is under the jurisdiction of ASTM Committee E06 on Perfor- (IFMA). Certain terms were derived from referenced ASTM standards or from
mance of Buildings and is the direct responsibility of Subcommittee E06.25 on referenced ANSI standard, or from published IFMA documents. Ownership of
Whole Buildings and Facilities. copyright to specific terms is indicated by footnotes. Certain terms are quoted from
Current edition approved April 1, 2009. Published October 2009. Originally other ASTM standards, in which case the ASTM source is identified at the end of
approved in 2008. Last previous edition approved in 2008 as E 2619 – 08. the definition.

Copyright © ASTM International, 100 Barr Harbor Drive, PO Box C700, West Conshohocken, PA 19428-2959, United States.

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 E 2619/E 2619M – 09´1
3.2 Definitions of Terms Specific to This Standard: 3.2.10 interior gross area, n—portion of the floor(s) that is
3.2.1 actual loss, n—of floor area, floor area not available totally enclosed within the dominant portion.7
for the placement of people’s workplaces, furniture, or equip- 3.2.11 occupied zone, n—region within an occupied space
ment or for circulation because occupied by a physical building between planes 75 and 1800 mm (3 and 72 in.) above the floor
feature or required by law or regulation. and more than 600 mm (2 ft) from the walls or fixed
3.2.2 building loss factor, n—in a facility, expressed as a air-conditioning equipment (see ASHRAE 62.1–2007).
percentage of a facility’s exterior gross area, the space not 3.2.12 orthogonal, n—relating to or composed of right
actually or effectively available for planning because of build- angles.
ing configuration. 3.2.13 perimeter encroachment, n—base building element
3.2.2.1 Discussion—It is the floor area percentage that must or restricted area that is located inside the dominant portion of
be used for excess circulation, oversize footprints, “dead a building on the outer wall and that prevents the use of the
space,” or encroachments because of floorplate configuration. floor area for furniture, equipment, circulation, or other occu-
3.2.3 building loss feature, n—element of a building, or pant function.7
aspect of its design, inside the exterior gross area, that cost 3.2.13.1 Discussion—Examples are windowsills inside the
floor area which could otherwise be used for the placement of dominant portion, pilasters, and columns attached to the
people’s workplaces, furniture, or equipment or for circulation. outside walls and convectors.
3.2.4 dominant portion, n—the inside surface of the outside 3.2.14 plannable area, n—plannable gross area less the area
wall. ANSI/BOMA Z65.1–19966 taken up by major vertical penetrations, void areas, service
3.2.5 effective loss, of floor area, n—floor area not available areas, and either primary circulation on an occupied or planned
for the placement of people’s workplaces, furniture, or equip- floor or base building circulation on an empty floor.
ment or for circulation because of configuration of building 3.2.15 plannable gross area, n—portion of a floor that is
elements or legally binding document. totally enclosed within the interior face of perimeter encroach-
3.2.5.1 Discussion—Occurs typically if using standard or ments at the floor plane and where there are no perimeter
manufactured furnishings or orthogonal furniture system(s) in encroachments enclosed at the inside finished surface of the
a floorplate with a non-orthogonal configuration, but this exterior walls.8
sometimes may be partially mitigated by using specially-built 3.2.15.1 Discussion—Plannable gross area typically ex-
or built-in furnishings. An example of a legally binding cludes perimeter encroachments that prevent the placement of
document is a requirement in a lease. the occupant’s furniture and equipment.
3.2.6 exterior gross area, n—the area of the floor measured 3.2.16 planning grid, n—grid to which building elements
to the outside face of the walls that enclose the floor(s) of the such as the ceiling, the partitions, and the columns are aligned.
building. 3.2.17 primary circulation, n—minimum path on a floor for
3.2.6.1 Discussion—Areas which are not enclosed, such as access to egress stairs, elevator lobbies, toilet rooms, refuge
patios and balconies, are not part of exterior gross area. areas, building lobbies, and entrances.7
Cornices, pilasters, buttresses, and so forth that extend beyond 3.2.18 standard space module, n—unit of floor area with
the wall face are disregarded. The exterior gross area of a dimensions set as standard for a category of offices or work-
basement space includes the area measured to the outside face stations.
of basement or foundation walls. A balcony that is not fully
enclosed, whether or not it extends beyond the line of the 4. Significance and Use
outside wall face, is not included in the exterior gross area. 4.1 Use this practice to identify and measure the amount of
3.2.7 floor area, n—area in the horizontal plane of the actual and effective floor area that will be unavailable to
bottom level of a story or stories in a building. occupants for the placement of people’s workplaces, furniture,
3.2.8 floorplate, n—entire floor of a building, thought of as and equipment or for circulation.
a solid plane with specific shape and dimensions. 4.2 Findings from use of this practice are intended for
3.2.9 interior encroachment, n—base building element that optional inclusion with reports of floor area measured in
is located inside a building, not on an outer wall, and prevents accordance with Practice E 1836/E 1836M or in accordance
the use of the floor area for furniture, equipment, circulation, or with ANSI/BOMA Z65.1–1996.
other occupant function.7 4.3 this practice is not intended for use for regulatory
3.2.9.1 Discussion—Examples include but are not limited purposes, nor for fire hazard assessment, nor for fire risk
to: pilaster, convector, baseboard heating unit, radiator. assessment.
5. Basis of Practice
5.1 Use this practice to specify a performance requirement
6
In the 1996 edition, which is copyright by BOMA, the dominant portion is to limit the amount of floor area that is permitted to be taken
defined as the inside face of the portion of the wall which is window glass where it
is more than 50 % of the vertical distance from finished floor to finished ceiling, and
up, or is actually taken up by, building features inside the
elsewhere is the inside face of the outside wall, or of a pilaster or column attached exterior gross area, as measured in accordance with Practice
to the outside wall where they occur. Note that the reader is cautioned that E 1836/E 1836M.
ANSI/BOMA Z65.1–1996 is developed by and subject to the authority of BOMA
International, which may change it from time to time at its sole option. It is not
8
defined as a part of this ASTM standard. New term for which copyright is shared by ASTM International and BOMA
7
ASTM International copyright is shared with BOMA International. International.

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5.2 Use this practice to assess how well a design(s) for an
office facility meets such a performance requirement.
5.3 Use this practice to assess how well an existing office
facility has met a performance requirement.
5.4 Use this practice to compare how well different build-
ings or facilities meet a performance requirement. This practice
is applicable despite differences such as location, structure,
mechanical systems, age, and building shape.
5.5 Use this practice to calculate the amount of variance
from a performance target about floor area during design and
construction phases.
6. Procedure for Measurement and Calculation
6.1 This practice practice uses imperial units to measure
floor area. Other measurement units can be used to measure
floor area.
6.2 For each building element or aspect of design, measure
the actual loss of floor area and the effective loss using the
method and measurement sequence in this practice.
6.3 Location of the Dominant Portion:
6.3.1 Determine the location(s) of the Dominant Portion of
the inside face of the exterior walls, as defined in ANSI/BOMA NOTE 1—A = 50 mm (2 in.)
B = 100 mm (4 in.)
Z65.1–1996.
C = 600 mm (24 in.)
6.4 Exterior Walls—Size, Shape, and Dimensions: D = 700 mm (28 in.)
6.4.1 Buildings vary in their capacity to accommodate FIG. 1 No Actual or Effective Loss Due to Exterior Wall and Its
different sizes and categories of occupants without excessive Relation to Ceiling Grid
waste of floor area, while maintaining other levels of service.
6.4.2 The geometry of a building’s typical floors (for
example, shape and dimensions formed by the exterior build-
ing walls and dimensions of its grid) will affect how much
space will be lost because it cannot be subdivided into rooms
or workstations.
6.4.3 If designs for the geometry and building grid dimen-
sions do not take this into account, then the amount of floor
area available for planning and fitup may be substantially
reduced.
6.4.4 Irregular exterior walls, non-orthogonal exterior walls,
and the dimensions of the space can severely limit and even
dictate the nature of the fitup on a floor.
6.5 Exterior Wall and Its Relation to the Ceiling Grid:
6.5.1 The example shown in shows a condition in which
there is no effective loss due to either the design of the
floorplate, the resulting dimensions formed by the building’s
exterior building walls and dimensions of the ceiling grid.
6.5.2 In this example, the ceiling grid line is located 50 mm
(2 in.) (for example, one-half the thickness of a partition wall) NOTE 1—A = 3660 mm (12 ft, 0 in.)
inside the exterior wall and a result there is no actual or B = 50 mm (2 in.)
C = 600 mm (24 in.)
effective loss for this feature.
FIG. 2 Effective Loss Due to Alignment of Ceiling Grid at Face of
6.5.3 In contrast to Fig. 1, the location of the ceiling grids in Exterior Wall
have slightly different alignments and demonstrates how effec-
tive loss has been introduced into the design.
6.5.4 If the Condition Is—The ceiling grid is at the interior
which is the amount of extra floor area that will be required to
face of the exterior wall or some distance from the interior face
align the office wall with the first ceiling grid. Sum the
of the exterior wall, then there is effective loss of floor area for
measurements to determine the effective loss for this feature.
people, furniture, and equipment, as shown in Figs. 2 and 3.
6.5.5 Then the Measurement Rule Is—Measure the effective 6.6 Exterior Wall That Deviates from the Orthogonal:
loss from the finished surface of the interior face of the exterior 6.6.1 If the Condition Is—The exterior wall(s) deviates
wall to the next ceiling grid. (Refer to Figs. 2 and 3.) The from the orthogonal and reduces the proportion of floor area
hatched areas in each of these figures indicate the effective loss, available for planning and fitup.

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FIG. 4 Effective Loss Due to Non-Orthogonal Exterior Wall

NOTE 1—A = 3900 mm (13 ft, 0 in.)
B = 50 mm (2 in.)
C = 900 mm (36 in.)
FIG. 3 Effective Loss Due to Ceiling Grid Not Being Aligned at
Face of Exterior Wall

6.6.2 When an enclosed office is next to a non-orthogonal,

or irregular, wall the actual floor area that would be required to
layout the office would be larger than the area allowed for in
the programming document. The floor area in excess of the
allowed area is effective loss, as indicated by the hatched area
in Figs. 4 and 5.
6.6.3 The same situation occurs when an open workstation
is next to non-orthogonal wall. In Fig. 4, the exterior wall
deviates from the orthogonal and creates effective loss as
indicated by the hatched area.
6.6.4 Then the Measurement Rule Is—Measure the area
between the interior face of the exterior wall and the first
planning grid line at which a complete open workstation
module or enclosed office module can be placed. Sum the FIG. 5 Effective Loss Due to an Irregular Exterior Wall
measurements to determine the effective loss.
6.7 Perimeter Encroachments:
6.7.1 The size, shape, and location of perimeter encroach- floor. However, if their location enables partitions that are
ments at the exterior wall can reduce the density and efficiency, aligned under the ceiling grid lines to meet the outside wall at
or both, of floor area usage on a floorplate. the projection, the amount of actual and effective loss, or both,
6.7.2 Perimeter encroachments in the form of convector may be reduced.
heaters or cooling units usually occur under the windows. 6.7.3.1 If the Condition Is—The floor area between adjacent
While a projection may be very small (for example, a 75-mm projecting perimeter encroachments cannot be used to place
(3-in.) protrusion into the interior) when it repeats around the workstations at the inside face of the exterior wall. (Refer to
outside of a floor, the total floor area taken up by these 75-mm Fig. 6.)
(3-in.) projections can easily equate to the floor area of one or 6.7.3.2 Then the Measurement Rule Is—Measure the effec-
two workstations on a floor. tive loss to the inside finished face of the encroachment that
6.7.3 Projections and pilasters, or both, that occur at the most projects into the floor to determine the effective loss. Sum
exterior wall may also be intermittent, such as when columns the measurements to determine the effective loss.
and earthquake bracing embed only part of the way into an 6.7.3.3 If the Condition Is—The floor area between uni-
exterior wall—with the rest protruding into the interior space. formly projecting encroachments cannot be used effectively to
When they are not aligned with the grid, or are intermittent, place workstations at the inside face of the exterior wall.
they interfere with the layout of workstations and offices, 6.7.3.4 Then the Measurement Rule Is—Measure to the
which can lead to significant amount of actual and effective inside finished face of the projecting encroachment to deter-
losses. Effective losses will be even greater if perimeter mine the effective loss. (Refer to example in Fig. 7.) Sum the
projections are not uniformly projecting into the interior of the measurements to determine the effective loss.

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FIG. 6 Actual and Effective Losses Due to Perimeter FIG. 8 Actual and Effective Losses Due to Non-Uniformly
Encroachments Projecting Perimeter Encroachments

FIG. 7 Actual and Effective Losses Due to Uniformly Projecting

Perimeter Encroachments

6.7.3.5 If the Condition Is—Perimeter encroachments do FIG. 9 Actual and Effective Losses Due to Restricted Area Kept
not uniformly project into the floor area. The floor area Clear to Permit Service of Encroachment (Convector)
between adjacent non-uniformly projecting perimeter en-
croachments cannot be used to place workstations at the inside
face of the exterior wall. (Refer to Fig. 8.) 6.8.1.2 When air supply openings from the raised-access
6.7.3.6 Then the Measurement Rule Is—Measure from the floor can be easily relocated to align with the standard space
inside finished face of the exterior wall to the inside face of the module or furnishings, there is no actual or effective loss of
adjacent encroachment that most projects into the interior. Sum floor area. If openings or floor boxes from the raised-access
the measurements to determine the effective loss. floor to provide access to electrical, telecommunications, and
6.7.3.7 If the Condition Is—A portion of the floor area must LAN connections can be easily relocated with the standard
be kept clear to access and service these encroachments. (Refer space module or furnishings, there is no actual loss of area. If
to Fig. 9.) they cannot be relocated, then rules below apply.
6.7.3.8 Then the Measurement Rule Is—Include the floor 6.8.1.3 If the Condition Is—Ducts and other openings are
area that must be kept clear in the measurement. Sum the more than one square foot in size through a non-raised floor.
measurements to determine the effective loss. 6.8.1.4 Then the Measurement Rule Is—Measure the area of
6.8 Major Vertical Penetrations: the duct or opening and include the outside finished surface
6.8.1 Ducts and Other Openings Through the Floor: area of the duct or opening to determine the actual loss. Sum
6.8.1.1 Ducts and other openings through a floor can con- the measurements to determine the actual loss.
strain layouts within the plannable area. In some instances, 6.8.1.5 If the Condition Is—Ducts and other openings are
these penetrations also cause inefficient layouts, especially if more than one square foot in a non-raised floor and occur
they occur in the path of primary or secondary circulation, so within primary and secondary circulation, or both. (Refer to
that extra floor area is needed to provide the minimum required Figs. 10 and 11.)
circulation—floor area that could have been used for a work- 6.8.1.6 Then the Measurement Rule Is—Measure the area
station, for example. used by primary and secondary circulation to avoid the duct or

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FIG. 12 Actual and Effective Losses Due to Duct Located Within

a Standard Space Module
FIG. 10 Actual and Effective Losses Due to Duct Located in
Secondary Circulation
For example, where an extra telecommunications room is
required to accommodate shorter runs for wire, the location of
the telecommunications room would depend on the maximum
allowed length of wire to provide service to all portions of a
floorplate and could cause this type of loss.
6.9.3 Then the Measurement Rule Is—Measure the actual
losses of floor area taken up by additional telecommunications
rooms and include the outside face of all surface finishes.
6.9.4 If the Condition Is—If telecommunications rooms are
located outside the building core and require access from
secondary circulation area these rooms will take up floor area
that could have been used to place workstations or offices, and
their area including their enclosing walls constitutes effective
loss.
6.9.5 Then the Measurement Rule Is—Determine the effec-
tive loss by including the floor area required to access and
service telecommunications rooms and all other adjacent area,
FIG. 11 Actual and Effective Losses Due to Duct Located in which cannot be used effectively. (Refer to Fig. 13.) Sum the
Primary Circulation measurements to determine the respective actual and effective
losses.
6.9.6 If the Condition Is—Wall enclosing a telecommunica-
other opening. This measured area is the effective loss. Sum the tions room is not on the ceiling grid lines.
measurements to determine the effective loss. 6.9.7 Then the Measurement Rule Is—Measure the floor
6.8.1.7 If the Condition Is—Ducts and other openings are area from that enclosing wall (not on the ceiling grid lines) to
more than one square foot in a non-raised floor and are not the nearest wall or ceiling grid line to determine the effective
within primary or secondary circulation. loss. If there is no ceiling grid on both sides of the wall, there
6.8.1.8 Then the Measurement Rule Is—If these ducts and is no actual or effective loss. (Refer to Fig. 14.)
other openings interfere with the space module or furnishings, 6.9.8 Other types of service areas may affect planning on the
deduct half the floor area of the space module to determine the floor. Measure the floor area that is lost due to the service area,
effective loss. Sum the measurements to determine the effective both actual and effective. Sum the measurements to determine
loss. (Refer to Fig. 12.) the respective actual and effective losses.
6.9 Service Spaces: 6.10 Integration of Building Elements:
6.9.1 When additional service spaces are required because 6.10.1 Integration of building systems such as for structure;
of the shape and dimensions of the floor, such service areas can plumbing; electricity; telecommunications and data; building
take up plannable floor area that would normally be available fit-out; and finish elements such as ceilings, walls, and light
for programmed spaces. fixtures is critical for not only the overall appearance and
6.9.2 If the Condition Is—A service area must be located operation of a building. Their integration also affects the
where it prevents installation of a workstation or room and has amount of floor area used by such systems and the amount of
leftover space adjacent to it that cannot be efficiently utilized. actual or effective loss they cause.

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FIG. 15 Actual and Effective Losses Because of Need for Access

FIG. 13 Effective Loss Due to Extra Telecommunications Closet to a Restricted Area (for example, to a Roof Service Area)
Within Area Available for Planning and Fitup

from primary or secondary circulation then additional effective

loss can occur, perhaps as much as a complete standard space
module.
6.11.2 If the Condition Is—Floor area is restricted from use
by regulation, code, or lease (for example, access to door to
roof or clearance at inside face of outside building wall to
permit window cleaning or window opening). If the restricted
area provides access to service perimeter encroachments, do
not include the area of the perimeter encroachment in the
measurement. (Refer to Perimeter Encroachments, 6.7.)
6.11.3 Then the Measurement Rule Is—If a restricted area is
in open floor area, use an implied boundary to calculate the
measurement. If it is a complete room, then include the portion
of whole-interior walls to determine the loss. Sum the mea-
surements to determine the total loss.
6.12 Interior Encroachments:
6.12.1 Columns:
6.12.1.1 While it is obvious that interior features such as
FIG. 14 Effective Loss Due to Telecommunications Closet’s Wall columns take up space that would be available if they were not
Not on Ceiling Grid Line there, what is not so obvious is that each column can neutralize
some of the floor area around it. Columns may not fit well with
6.10.2 To minimize the amount of building loss factor, grids furniture and panels. Column shape may be square, round,
of ceiling, columns, and windows should be aligned. Interior odd-shaped, and wide, or a combination thereof, and each of
partitions running to the exterior wall must meet the exterior these can cause both actual and effective losses. In addition,
wall at a window mullion or at a solid wall panel, and not at the placement and spacing of columns can also create effective
window glass. This is critical where acoustical privacy is losses of floor area.
essential. Additionally, if a design would force the placement 6.12.1.2 Fig. 16 shows the actual and effective losses
of partitions that are too close or too far apart, then standard attributable to round or odd-shaped (top), square (centre), and
space modules would, by necessity, have to be larger or small column with affixed thermostat (bottom).
than the floor area allowed in the programming document. This 6.12.1.3 If the Condition Is—Columns are square or rectan-
would result in actual and effective losses and spaces, or both, gular.
that are not functional (for example, cramped) or that use up 6.12.1.4 Then the Measurement Rule Is—Measure the area
floor area that is needed for other programmed spaces. of each column in the horizontal plane. Include surface applied
6.11 Restricted Areas: finishes that occur from the horizontal plane of the floor up to
6.11.1 Some areas on a floor are restricted from use by and including 2250 mm (7 ft, 6 in.) above the horizontal plane
regulation, code, or lease (for example, as shown in Fig. 15, of the floor. Sum the measurements to determine the actual
where access is required to the roof, or when clearance from loss.
the outside wall is needed to permit window cleaning). If 6.12.1.5 If the Condition Is—Columns are round or odd-
access to a restricted area is required but not directly available shaped.

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FIG. 16 Actual and Effective Losses Due to Size and Shape of

Columns, and Due to Thermostats Affixed to Columns
FIG. 17 Actual and Effective Losses Due to Shear Wall in
Plannable Area
6.12.1.6 Then the Measurement Rule Is—Measure the mini-
mum rectangular area that will enclose the round or odd-
shaped column. Include any surface-applied finishes in the area that would otherwise be available for planning. The amount of
of this rectangle. Sum the measurements to determine the actual and effective losses will depend on the size and location
actual loss. of these features. The losses will also increase if additional
6.12.1.7 If the Condition Is—Column(s) has an affixed floor area will be required to access these features, such as
thermostat. access that would be required to service a utility wall.
6.12.1.8 Then the Measurement Rule Is—Measure the mini- 6.12.2.2 If the Condition Is—Shear wall is within the area
mum rectangular area that will enclose the column and include that is available for planning and fitup.
the floor area needed to provide adequate air circulation around 6.12.2.3 Then the Measurement Rule Is—Measure the floor
the thermostat for its proper functioning. Sum the measure- area taken up by the shear wall and include all surface-applied
ments to determine the effective loss. finishes in this measurement. Sum the measurements to deter-
6.12.1.9 If the Condition Is—Column(s) has other building- mine the actual loss.
related, affixed device to which access is required. 6.12.2.4 If the Condition Is—Shear wall is too close to
6.12.1.10 Then the Measurement Rule Is—Measure the another building element, such as a column or exterior wall,
minimum rectangular area that will enclose the column and and the “pocket” of area between the shear wall and the
include the floor area that is required to access and use the building element is not usable for the placement of a standard
device in this measurement. Sum the measurements to deter- space module or functional support area, and is not needed as
mine the effective loss. a circulation area. (Refer to Fig. 17.)
6.12.1.11 If the Condition Is—Column occurs within pri- 6.12.2.5 Then the Measurement Rule Is—If effective use
mary and secondary circulation, or both. cannot be made of this “pocket” of floor area, measure the floor
6.12.1.12 Then the Measurement Rule Is—Measure the area area between the finished surface of the shear wall and the
used by primary and secondary circulation to avoid the finished surface of the building element. Sum the measure-
column. This measured area is the effective loss. Sum the ments to determine the effective loss.
measurements to determine the effective loss. 6.12.2.6 If the Condition Is—Earthquake bracing does not
6.12.1.13 If the Condition Is—Column is one or two feet have any enclosing walls and is constructed between two
away from a fixed building element, whether at the outside columns. (Refer to Fig. 18.)
wall, or a fire stair or a toilet or other element and the column 6.12.2.7 Then the Measurement Rule Is—Measure the floor
is not easily relocated. The “pocket” of area between the area due to the length and depth of the seismic brace and
column and the fixed building element is not usable for the include all finishes applied to the brace in this measurement.
placement of a standard space module or functional support Sum the measurements of all such braces to determine the
area. actual loss.
6.12.1.14 Then the Measurement Rule Is—Measure the 6.12.2.8 If the Condition Is—Earthquake braces are con-
“pocket” of floor area between the column and the finished structed to provide “free distance” in the floor area between
surface of the fixed building element or elements. Sum the adjacent braces in the central area and such “free distance” is
measurements to determine the effective loss. less than 2250 mm (7 ft, 6 in.) in height and less than 915 mm
6.12.2 Shear Walls, Utility Walls, and Earthquake Bracing: (36 in.) in width (between adjacent braces), or both.
6.12.2.1 Interior encroachments such as shear walls, earth- 6.12.2.9 Then the Measurement Rule Is—(1) Measure the
quake bracing (seismic), and utility walls also take up space floor area due to the length and depth of the seismic brace and

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FIG. 19 Actual and Effective Losses Due to Utility Wall and

Access to It

6.13.1.5 Then the Measurement Rule Is—(1) First, calculate

the amount of floor area that would have been required if the
floor were able to support the required total loads in a building
compliant with applicable building codes for new construction.
FIG. 18 Actual and Effective Losses Due to Earthquake (Seismic) Those total loads are the intended distributed live load, in
Bracing addition to the basic fixed loads of the structure at that location,
which is the code requirement and any increment required to be
designed into the building at that location. (2) Next, calculate
include all finishes applied to the brace in this measurement. the equivalent amount of floor area required to space out heavy
Sum the measurements of all such braces to determine the loads by: multiplying the measured area by the ratio of the
actual loss. (2) Measure the floor area occupied by the “free design load capacity per square foot (psf) divided by the
distance” to determine the effective loss. Sum the measure- required load capacity of the floor psf. The design load capacity
ments of all such “free distances” to determine the effective of the existing floor can be determined from the design
loss. specifications for the building. (3) Subtract the floor area that
6.12.2.10 If the Condition Is—Utility wall or utility column would have been required from the equivalent amount of floor
takes up floor area that would otherwise be available for area. The resulting difference is the amount effective loss. Sum
planning. all differences for each such area to determine the total effective
6.12.2.11 Then the Measurement Rule Is—Measure the loss. (Refer to Fig. 20.)
floor area taken up by the utility wall or utility column and
include all surface-applied finishes in this measurement. Sum 7. Assessing Existing Buildings and Designs
the measurements to determine the actual loss. 7.1 Assess existing buildings and designs for facilities that
6.12.2.12 If the Condition Is—Utility wall or utility column are planned but not yet building.
also requires access to service the utilities. (Refer to Fig. 19.) 7.1.1 For existing buildings, Computer Aided Design—
6.12.2.13 Then the Measurement Rule Is—Determine the Computer Aided Facilities Management (CAD-CAFM) tech-
effective loss by measuring the floor area required to access and nology and existing CAD drawings can be used to measure
service the utilities. Sum the measurements to determine the actual and effective losses, identified in Section 6.
effective loss. 7.1.2 For facilities that are planned but not yet built, use
6.13 Floor Loads: electronic submission drawings to measure the actual and
6.13.1 First, two cautions about the use of the floor areas effective losses due to the features of the design. This assess-
pertaining to the floor loads of the intended use. ment will indicate which of the submissions is likely to provide
6.13.1.1 Some uses, such as placing heavy filing cabinets, the most floor area for the placement of people’s workplaces,
may require their placement to be distributed further apart than furniture, and equipment, that is, the most plannable area that
normal to achieve acceptable floor loads that are consistent is free of building loss features.
with the floor capacity. If, and only if, the use of such areas can 7.1.3 Use to record actual and effective losses. can by used
be restricted to accommodate these capacities can such areas be to record measurements for existing buildings and for planned
included in the following measurement rules. buildings.
6.13.1.2 If the floor loading capacity meets prevailing local 7.1.4 For each row in Table 1, enter the actual and effective
building code requirements for new construction, then there is loss in Columns C and D, respectively.
no generally applicable loss factor. 7.1.5 For each row in Table 1, sum the actual loss and
6.13.1.3 However, a particular occupant may require a effective loss, and enter the total into Column E.
higher floor load capacity, in which case there is a special 7.1.6 In Table 1, total Column E to determine the total loss
building loss factor which applies only for that particular attributable to all building features.
occupant.
6.13.1.4 If the Condition Is—The live load capacity is not 8. Setting a Performance Requirement
sufficient for the intended loads on floors, and the intended 8.1 Set a performance requirement for buildings that are, or
loads can be distributed to meet the capacity of the floor to will be, planned (not yet built) and for extensive building
accommodate these loads. renovations.

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8.1.1 Determine the maximum actual loss factor, expressed
as a percentage of the total gross exterior area.
8.1.2 Determine the maximum combined actual and effec-
tive loss factors, expressed as a percentage of the total exterior
gross area.
8.1.2.1 Deduct the area of building loss features from the
exterior gross area.

9. Keywords
9.1 actual loss; area measurement; building; building ele-
ments; building feature; building loss factor; capability; col-
umn size; effective loss; exterior gross area; facility; facility
occupants; feature; floor area; floor area measurement; floor
load; function; interior encroachment; major vertical penetra-
tions; office; performance; perimeter encroachment; rating;
NOTE 1—A = 4500 mm (15 ft, 0 in.) rating scale; requirements; restricted area; service area;
B = 910 mm (3 ft, 0 in.) serviceability
C = 5000 mm (16 ft, 5 in.)
D = 1070 mm (3 ft, 6in.)
FIG. 20 Effective Loss When Live Load Capacity is Not Sufficient
for Heavy Loads

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TABLE 1 Actual and Effective Losses in Floor Area Due to Building Features
A. C. D. E.
Building Features Actual Loss (SF) Effective Loss (SF) BLF (SF) (Sum of C + D)
1 Exterior Building Walls
Area of the exterior building walls
Relation to the ceiling grid
Deviation from the orthogonal
Irregular exterior building wall

2 Perimeter Encroachments
Uniformly projecting Perimeter Encroachments
Non-uniformly Projecting Perimeter Encroachments

3 Major Vertical Penetrations

Ducts and other openings through the floor

4 Service Areas
Communication closets
Other

5 Integration of Systems and Building Elements

Other

6 Restricted Areas
Restricted areas

7 Interior Encroachments
Columns
Shear walls
Utility walls
Earthquake (seismic) bracing

8 Floor Loads
Assignable area with Inadequate floor loads for on-floor storage of heavy files

Total Losses

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