Lease Area Surveys
Accurate floor area measurements for commercial, industrial and retail properties
Farren Land Surveys provides professional Lease Area Surveys, often referred to as BOMA Surveys, for landlords, tenants, property managers and commercial property professionals across Victoria.
BOMA stands for the Building Owners and Managers Association. The term “BOMA survey” is commonly used in the property industry to describe surveys used to accurately determine the lettable floor area of a building or tenancy.
Lease Area Surveys provide reliable measurements for commercial leasing, rental calculations, property valuations, tenancy documentation and lease negotiations.
What is a Lease Area Survey?
A Lease Area Survey is a measured building survey used to determine the lettable floor area of a commercial property or individual tenancy.
Depending on the type and use of the property, the area may be calculated as Gross Lettable Area (GLA), Gross Lettable Area Retail (GLAR), or Net Lettable Area (NLA).
Measurements are undertaken in accordance with the relevant Property Council of Australia (PCA) Method of Measurement, providing a consistent approach to calculating lettable areas.
GLA, GLAR & NLA – What's the Difference?
- Gross Lettable Area (GLA)
Generally used for warehouses, industrial buildings, freestanding supermarkets and showrooms. GLA is typically measured to the outside face of external walls and the centreline of shared or party walls. Certain internal areas, including toilets, plant rooms and enclosed loading docks, may form part of the measured area.
- Gross Lettable Area Retail (GLAR)
Used for shopping centres, strip shops and other retail tenancies. GLAR is generally measured from the internal face of external walls and to the relevant mall or shopfront line. Public mall and common areas are generally excluded.
- Net Lettable Area (NLA)
Commonly used for commercial offices and business parks. NLA measures the lettable tenancy area while excluding certain common and service areas, such as public lift lobbies, public toilets, stairs and vertical service ducts.
GLA vs Gross Floor Area (GFA)
Although they sound similar, Gross Lettable Area (GLA) and Gross Floor Area (GFA) serve different purposes.
GLA relates to the measurement of space available for commercial leasing. GFA is a planning measurement defined under the Victorian Planning Provisions and may include areas that would be treated differently when calculating lettable space.
Understanding which measurement applies is important when assessing a property's leasable area, rental value or planning requirements.
Why Accurate Lease Areas Matter
Even a relatively small difference in measured floor area can become significant when rent is calculated on a per-square-metre basis over a long-term lease.
An independent Lease Area Survey can help:
- Establish accurate floor areas for new leases
- Check areas stated in existing lease documentation
- Support rental calculations and property valuations
- Provide reliable information during lease negotiations
- Identify discrepancies in previously recorded areas
- Provide independent measurements where landlords and tenants disagree about floor area
What We Do
Our surveyors attend the property and take detailed measurements of the building or tenancy. The measurements are assessed using the appropriate method for the property type, and we prepare a clear Lease Area Plan showing the measured area and relevant calculations.
Whether it’s a single retail tenancy, office, warehouse or larger commercial property, our team can provide accurate, independent information for owners, tenants and property professionals.
Lease Area Surveys Across Victoria
With more than 25 years of surveying experience, Farren Land Surveys combines industry knowledge with modern surveying technology to deliver accurate and reliable measurements across a wide range of commercial properties.
Need to confirm the lettable area of a property? Contact Farren Land Surveys for a quote for a Lease Area (BOMA) Survey.
