1. BOMA Standards Updates
Monday, April 5th , 2010
Filo Castore, AIA, LEED® AP
Associate Principal
Director of Architecture and Sustainability
Ana Davoodi
Project Designer
presented by Abel Design Group
Jeffrey Abel, Assoc., AIA, LEED® AP
Principal
Planning
Strategic Planning
Master Planning
Urban Planning
Feasibility Studies
Architecture
Facilities Survey & Evaluation
Building Design
Rehabilitation & Renovation
Interior Architecture
Programming & Space Planning
Interior Design
FFE
Management
Construction Management
Cost Estimating
Value Engineering
Consulting
LEED®
Daylight and Energy Modeling
3D Rendering and Animation
Services

2. Abel Design Group has
researched the BOMA Standard
Methods of Measurement and
Calculating Rentable Area (2010) in
order to assist clients/brokers with
up to date information.
BOMA STANDARDS 2010
Standard Methods of measurement and calculating rentable area
•Purpose
Clear communication
Unambiguous measurement of rentable area
•Method A Revisions
(Legacy Method)
Floor R/U ratio to building service areas
R/U ratios
Rentable areas
•Method B Revisions
(Single Load Factor Method)
Not permitted in the 1996 version
Identical load factor for all floor levels
More stable rentable area of a building
•Enclosure Requirements
New regional practices
Provides consistent boundaries for measuring interior gross area
BOMA STANDARDS 2010
Standard Methods of measurement and calculating rentable area

3. Method A (Legacy Method)
•Methodology of 2010 is generally similar to that of ANSI/BOMA
Z65.1-1996, with new terminology.
•Application of the floor R/U ratio to building service areas has
been discontinued.
•Known as “building common area” in predecessor standard
• This results in a slightly different R/U ratio and rentable areas
Rentable Area:
•The product of the occupant + allocated area of an occupant or floor
level times the R/O ratio of the building. The may also by calculated as
the product of the occupant area of an occupant or floor level times
the load factor A for the floor level.
R/U Ratio:
•A ratio, the numerator of which is the preliminary floor area of a floor,
and the denominator of which is the usable area of that floor, that
distributes floor service areas to the occupants on a floor on a
proportional basis.
Method B
(Single Load Factor Method)
•This method was not permitted in the 1996 version
•Applied to the occupant area of each floor to determine the
rentable area
•Identical load factor for all floor levels of a building
•May office more stable rentable area of a building over time
•Base Building Circulation (BBC) :
•The minimum path on a multi-occupant floor necessary for access to
and egress from:
•Occupant areas
•Access stairs, escalators and elevators
•Rest rooms, janitor’s closets and water closets
•Required area of refuge
•Life safety equipment (such as fire house cabinets and fire
house cabinets and fire extinguishers)
•Building service and amenity areas (such as building lobbies,
building conference rooms, sky lobbies, and the like)

4. Method B (continued)
•Occupant Storage:
Space that is usable by occupants only for storage or because of its
location and/or because the levels of finish, lighting, power and HVAC
are unsuitable for use as office space, and is accounted for separately
from the other rentable areas of the building.
•Usually located on floors that do not contain occupant
area
•Basements
•Mechanical levels
•Enclosed parking levels
•Deducted from interior gross area in determining
preliminary floor area
Enclosure requirements
•New regional practices, particularly for tropical climates
•Enclosure limit:
a limit up to which an occupant has the right to build an exterior
enclosure at a public pedestrian thoroughfare.
•Intended to provide a consistent boundary for measuring interior
gross area when the exterior enclosure of a building is subject to
modification by an occupant.
•Exterior enclosure:
the wall, roof or soffit that constitutes the envelope necessary
to enclose a building.
•If occupancy is by the people, an exterior enclosure must provide
appropriate ability to control the interior environment.

5. WALL
PRIORITY
DIAGRAM
MAJOR
VERTICAL
PENETRATION
BUILDING
SERVICE
AREAS
FLOOR
SERVICE
AREAS
BASE
BUILDING
CIRCULATION
OCCUPANT
AREA &
AMENITY
AREAS
MAJOR VERTICAL
PENETRATION
CL FS FS FS FS
BUILDING
SERVICE AREAS
NS CL FS FS FS
FLOOR SERVICE
AREAS
NS NS CL FS FS
BASE BUILDING
CIRCULATION
NS NS NS CL FS
OCCUPANT AREA
& AMENITY AREAS
NS NS NS NS CL
FS: Far Side wall surface
CL: Centerline of wall
NS: Near Side of wall surface

6. BOMA International – Lease Guide with Green Lease Language

7. BOMA International – Lease Guide with Green Lease Language
•Why: To facilitate the transition of the real estate marketplace to a more energy and
carbon efficient future both from business and environmental perspective. Building
owners and managers have been demanding the tools to develop, operate and
manage sustainable properties. Furthermore, tenants and tenant spaces are critical to
ongoing management and continual improvement of a building.
• Who: Green Lease Task Force: Steven A. Teitelbaum and Jones Day for BOMA with
input from EPA Energy Star Program®, USGBC LEED Rating System™, and the GBI
Green Globes System™.
• When: First issued in 2005, with continued revisions.
• What: BOMA’s new lease guide was developed to address commonly cited barriers to
implementing green building practices. The guide serves as both a legal-language tool
to help building owners and managers maintain a green building through operations and
management practices, and also serves as an education tool for working with brokers
and tenants to outline what is expected of tenants in a high-performance green building
and the responsibilities of all parties involved in the ongoing efforts to keep it green and
encourage continuous improvement.
The green lease guide covers:
• prime lease agreements
• guaranty of lease
• form subleases
In addition, the guide delineates:
• energy efficient practices
• recycling and waste management
• maintenance and repairs
• tenant improvements
• contractor rules and regulations
http://shop.boma.org

8. Incentivizing BOTH Landlord and
Tenant
•Create dual-incentive language for
improvements that aid the building in
achieving environmental goals
•Encourage and/or require sub-metering
and set thresholds based on kW/sf/yr
•Require Landlord and Tenant to
participate in programs that facilitate ride-
sharing, car pooling, and the use of public
transportation
•Construction projects would need to
follow protocol to protect a building’s
indoor air quality.
http://shop.boma.org
Split incentive resulting from a typical triple net lease, where landlord pays, and tenant
benefits.
Flexible guidelines, rating-system neutral. Avoid definition of “green”, “sustainable”, “high
performance”.
Facilitate ongoing management and operations for the features, policies, amenities or
management practices of a specific building and its continual improvement.
Overcoming Barriers and Skepticisms

9. Basic Lease Information Section 2.1 Lease Term
Lease Agreement Section 1.2 Right to Relocate
Section 4.2 Annual Operating Charges
Section 6.1 Use
Section 6.3 Sustainable Building Operations
Section 6.4 Recycling and Waste Management
Section 9.1 Maintenance and Repairs
Section 10.2 Alterations
Section 10.4 Ownership and Removal at End of Lease Term
Section 15.1 Services and Utilities
Exhibits Contractor Rules and Regulations
Green Language across Multiple Sections
Lease Agreement Section 1.2 Right to Relocate
Green Language across Multiple Sections
Landlord’s relocation of Tenant shall be to a relocation Premises
that meets or exceeds the green certification rating of the Premises
and meets or exceeds the energy and carbon efficiency of the
space, as determined by the U.S. EPA’s Energy Star® performance
rating tool, Portfolio Manager.

10. Lease Agreement Section 6.1 Use
Green Language across Multiple Sections
Tenant shall not use or operate the Premises in any manner that will
cause the Building or any part thereof not to conform with
Landlord’s sustainability practices or the certification of the Building
issued pursuant to the [the U.S. EPA’s Energy Star® rating, the
Green Building Initiative’s Green Globes TM for Continual
Improvement of Existing Buildings (Green GlobesTM-CIEB), the
U.S. Green Building Council’s Leadership in Energy and
Environmental Design (LEED) rating system, or ______ standard].
Lease Agreement Section 9.1 Maintenance and Repairs
Green Language across Multiple Sections
All maintenance and repairs made by Tenant must comply with
Landlord’s sustainability practices, including any third-party rating
system concerning the environmental compliance of the Building or
the Premises, as the same may change from time to time.

11. Lease Agreement Section 10.4 Ownership and Removal at End of Lease Term
Green Language across Multiple Sections
Tenant shall dispose of in an environmentally sustainable manner
any equipment, furnishings, or materials no longer needed by
Tenant and shall recycle or re-use in accordance with Landlord’s
sustainability practices. Tenant is responsible for reporting this
activity to Landlord in a format determined by Landlord.
Lease Agreement Section 15.1 Services and Utilities
Green Language across Multiple Sections
Tenant shall be required to submit to Landlord electricity
consumption data in a format deemed reasonably acceptable by
Landlord.

17. One Greenway Plaza – Suite 450
Houston, TX 77046
713.622.8899 v
713.622.5655 f
info@abeldesigngroup.com
www.abeldesigngroup.com
Thank You