What's in a name?

We've given some thought to the names of our software and services and we've decided to make some minor alterations. The changes are reflected on our website and in our applications.

Software and Services

We used to list all the things we offered under one rubric: 'Solutions'. We've broken this into two sections:

1. 'Services' describes the type of consulting work that we perform.
   
2. 'Software' lists the web based software products that we offer.

Software Brands

Tru-Measure

Tru-Measure is the application that manages surveyed building drawings. It has sophisticated security controls; a work request ticketing system that integrates with the leasing process and it controls distributed content that appears in numerous marketing websites. We used to call this module 'Space Database' - this made sense when it was the only module, but recently it's been confusing to login to Space Database and then drill down to Space Database. Tru-Measure organizes your 'Measured' drawings and keeps them up-to-date and 'Tru'.

INDEXIO

INDEXIO is an application that will help you organize all of your old archived drawings. Original blue-prints, architectural, structural, mechanical drawings, new and old, can be archived in a single database. We scan paper drawings and format electronic ones. We then upload each file and tag it with a set of pertinent data fields. This information then acts as an 'index' so you will always be able to find what you are looking for.

Space Dashboard

Space Dashboard is our lease management application that links lease related data to the floors and suites in your buildings. It's a lease management tool, but it's also a summary reporting tool that gives you a 'dashboard' view of the performance of all of your 'space'. This module was originally called 'Lease Dashboard'. We substituted the word 'lease' with 'space' to strengthen the connection to Space Database and to emphasize our focus on space utilization as well as financial performance.

Website Resources

We've added a new section to our website which users should find useful. Under the tab 'Services' there is now a new link called 'Resources' In this section we have provided some general advice and guidance for the use of measurement standards and help on interpreting survey documentation.

We have included a list of
area calculation standards that are commonly used in North America as well as links to the original sources.

We've included an explanation of the BOMA 1996 Standard and illustrations of how we present survey results to you.

A Worthy Cause

Our friend and colleague (and sometime competitor!) Jon Walters of Accuspace Measuring is training for an Ironman competition in Penticton. As part of his effort he is fundraising for Kiva. Here's the details he sent us:

• you donate to the region and person of your choice: you can see the activity that is being supported
  
• loans can be very small
  
• your loan is tracked
  
• you are repaid: 97% repayment history
  
• administration fees are not included in loans; they are by donation

So I am dedicating this year’s effort to raising loans for Kiva and, to that end, I have started “JW’s 2009 Ironman Quest” loan community at this link:

JW's 2009 Ironman Quest

Rather than just give money you’ll never see again, for as little as $25.00 you can extend a loan, not charity, to the entrepreneur of your choice in the county of your choice. Again, because the local people have a say in who gets the money and see to repayment, the repayment regime has been excellent.

Please take a close look at Kiva. It's a great site that enables the concept of 'micro-finance' - a concept in foreign aid that empowers entrepreneurs rather than corrupt governments. To learn more, Google Dambisa Moyo.

Slate Properties Website

Slate Properties recently completed a redesign of their web site. It's a nice clean result. What makes it remarkable in my opinion is the innovative method they have developed for navigating the portfolio. They use a widget-like tool at the top of a the page. Select a city, and then horizontally scroll through the portfolio.

Click on a building and you'll see the details below. For the web savvy, its worth taking a look at the source code of this site - it's smart.

The availability list is pulled directly from Space Database. For the data integration that we provided, the web designer, Matt at komposit.ca, was very easy to work with. He knew what he was doing and made our job really easy!
Check out Slate Properties at http://www.slateproperties.ca/.

More BOMA FAQ

As promised, here are another couple of BOMA questions and answers.

The first one is from Virge-Kai Lindaja. She had a client who asked the following question:

Question: "If after initial building construction is completed, a stairway is built between two single-tenant floors, both occupied by the same tenant, is this stairway considered Usable Area or a Vertical Penetration?"

Answer: The BOMA standard considers stairs built for the private use of a tenant occupying Office Areas on more than one floor as Rentable area. The stairway would also be part of the Usable Area of the tenant. (unless the stair gets put in as a code required fire exit)

The next question is from Jitesh Mandalia. It addresses and interesting case:

Question: "We have constructed a separate building as a second phase next to an existing one. The property manager’s office is part of the building common area of the first building. How can we assign this appropriately to both buildings?"

Answer: Shared spaced between buildings can be designated as “complex common area”. The area to be assigned to each building is fist calculated on a pro-rated basis. The area for Phase 2 has to be deducted from the gross measured area of Phase 1 and added to Phase 2.  In the BOMA calculation summary, these areas are inserted as building common areas for each building. For clarity, it is best to show them on a separate row or floor.

Note that the gross-up factor and therefore  the rentable areas for Phase 1 will decrease. The combined rentable area should be exactly the same as the total derived from a separate calculation.

Building Measurement Standards

Although it is not the only one, the dominant standard that defines how to measure and calculate area in commercial buildings is published by BOMA (Building Owners and Managers Association).

Other standards are occasionally used. For example, In Canada, the government (public Works and Government Services) uses their own standard. You can read it here. Even the term 'BOMA Standard' can be misleading as there is more than one in use! There is a 1980 standard, a 1996 standard and there are different methods for calculating office, store and industrial areas.

As a reference, here's a list of North American building measurement standards:

BOMA Standards:

Gross Areas of A Building: Methods Of Measurement

A new floor measurement standard from BOMA International details procedures for measuring construction gross area and exterior gross area for buildings, and provides unequivocal, direct measure of the physical size of a building. The link is to BOMA's online store where you can purchase this guide.

Standard Methods for Measuring Floor Area in Office Buildings: BOMA 1980 (ANSI/BOMA Z65.1-1980)

This is the 'old' BOMA standard and has been replace by the BOMA 1996 standard. It is still important because area numbers based on this standard are in use on leases today. The standard is no longer available from BOMA.

Standard Methods for Measuring Floor Area in Office Buildings: BOMA 1996 (ANSI/BOMA Z65.1-1996)

This is the 'new' BOMA standard. The main difference between the 1980 and 1996 standards is that the 1996 version includes a method to proportionally allocate building common areas as well as floor common areas to suite rentable areas. There are also so minor differences in how area lines are to be determined. The link is to BOMA's online store where you can purchase this guide.

BOMA / SIOR: Industrial Floor Measurement Standard 2004

This standard, developed by BOMA and SIOR (SOCIETY OF INDUSTRIAL AND OFFICE REALTORS) gives users the two alternative methods of measuring an industrial building. Users can choose one of the two dominant market practices observed in North America - the Exterior Wall Methodology or the Drip Line Methodology - depending on their specific building configuration.

Unified Approach For Measuring Office Space; For Use In Facility And Property Management

This publication reveals and harmonizes the differences between the IFMA floor measurement standard for spatial planning and the BOMA standard which is used for leasing purposes. It includes cutting-edge concepts and definitions that will be used by each organization as the basis for future floor measurement standard development. This publication is the 'Rosetta Stone' if you want to know the differences between measuring a building for space planning and measuring it for leasing purposes. A must for all in the real estate industry and for building and interior designers.

IFMA / ASTM Standard

ASTM E1836 - 08 Standard Practice for Building Floor Area Measurements for Facility Management

This is a standard used for facility management and should not be used for lease negotiations.
It provides a definitive procedure for measuring and classifying floor area in buildings for use in facility management, specifying occupant requirements, space planning, and for strategic facility planning.

PWGSC (Public Works and Government Services Canada) Standard

Generic Lease Documentation Package: Schedule 'B' - Measurement Instructions

The government in Canada leases a great deal of office space. They have their own definitions for area that are published online here.

REBNY Standard

Real Estate Board of New York

This standard is used in New York City, Connecticut and New Jersey. It is not available online, but can be ordered by phone: (212) 532-3100

GWCAR Standard

Greater Washington Commercial Association of Realtors

This standard is used in Washington D.C. It can be ordered by phone: (301) 590-2000

Office Move

We've moved our office! We are now in suite 446 at 67 Mowat Avenue. We've moved within the building, but it was still a big project. We spent a full day packing everything in to boxes, two very long days over the weekend doing the actual move and another full day unpacking everything. Our moving bins are rented - the fact that they have to be returned ensured that we got everything done in a reasonable time-frame!
Goodbye old office.

The new space before we cluttered it up

Moving In

Here's a little video of the move:

We are grateful to everyone who pitched in on the project. Thanks to El Cheappo movers who helped us with the heavy furniture. Thanks also to Teledata Cabling and Beanfield who ensured that our data and telephone services were moved without incident. Our property managers at the Carpet Factory were great and had our new space in top notch shape in plenty of time.

At Space Database Virge-Kai Lindaja put in an incredible effort. Not only did she plan and project manage every detail of the move, she also recruited her husband Julius and they both put in fourteen hour days over the weekend. Wow!