le Si + Code of Measuring Practice cee a RO STE LeRTE Code of Measuring Practice i oH Mi 2 @ Surveyors & Tue Honc Kon han 1st EICONTENTS Al && PREFACE ti 5 INTRODUCTION 5] 7 Measurement or Premises i888 9 Gross Floor Area 1488 10 Saleable Arca POI / S08 mn Lettable Area fH itt 12 Internal Floor Area Put iii8t 12 Ancillary Accommodation M8 2° 13 APPLICATIONS fi Fl 15 General —fet i 16 Offices #24 7 Residential Premises (1° 7 Shops iti 18 Industrial Premises LRH 18 APPENDICES fif% Offices #48 Saleable Arca Calculations 8H 182 #9 D2 Lettable Area Calculations Bi/I 8862 #9173 Internal Floor Arca Calculations RPG RIEL a1 Ht Gross Floor Area Calculations i 6EZ APE Residential (2 Shops fi a Industrial 13% 30PREFACE J EAcer OND nis FFA erniasgs Aauas prtsiake calc cata, Foy sa seed aia eae lieapel Fede peeg all tips Gahan Sl incr oa “To remedy the situation, the Hong Kong Institute of Surveyors publishes this Code ‘guide to professional practice. Professional surveyors are reminded that they ‘owe a duty of care to their clients to use terms that are well defined and unambiguous. For the description of property and premises, professional surveyors ate strongly advised to follow this Code for the definition and application of the measurement terms to achieve consistency and to promote understanding. It is emphasized that "Saleable Area" remains the most appropriate measurement for property transaction, Where other measurements are also adopted, they must be so used to add clarity or for specific purposes which must be clearly stated. tis also emphasized that the terms used in this Code must be distinguished from any other similar terms used under a different context, It must be noted that this Code deals only with the measurement of premises for property transaction and related purposes and the relevant surveyor's expertise must be sought in respect of other matters such as planning and valuation, Afterall professional surveyors are to use th ‘and consumers both professionally and ethically. ‘expertise in the best endeavour to serve clients March 1999)PREFACE METAR CLIT ANT — C= RE» AMR = sn SL = (+ BL SORTA AT» EEA srl G MEA SRT ARNESON OIE + ME ELA IAS ANEY ITN BL ee Fanta amsalteaA = ANAC UL ERS» HER LATA Fer) | EDS HT = PRR FEF BME » A ML A HD MEM = Ay Tee — HE ALONE + CERN Ream UCR ME TONE FL) eA ute © Cece CUCAB TAL CCAR SES UATRRLS + FIR) eam Se tA ‘REIS «oO A SHITE» TS TN Se SME 5 2s TIMES > wLovasta A TRL © Pe + AS FSP OBE AG Md + cst BE eta OO A A oa I = ARG» ARTS ae RE ME + ALA = 8 SP IEE RICA SN RUA = TA ‘NESENC NLS We RRA «ANAC RTTRE A AACnR RS UCI © Se AINTRODUCTION 31h Te ‘Code isto provide standardised interpretations of the various measurement terms commonly used to describe floor areas for property transactions and related purposes. ‘This Code may be cited as the Code of Measuring Practice. AX (SL 8 seem + Ae (SPs) ar eeaTAAR FMEA ©WEASUREWENT OF PRENISEN ER MEASUREMENT OF PREMISES Het EES A building or a unit in a building may be described in various ways for different ' in terms of floor area, itis important purposes, When describing a premi that measurements are taken accurately and described consistently. eable Area” has been the most widely used and accepted description of premises for property transaction, "Gross Floor Area", "Lettable Area” and “Internal Floor Area’ are used for specitic purposes but sometimes they are also used to provide ‘additional information for property transaction, Cate must be taken in the use of these terms as they have different meanings and carry different implications. ‘Where measurements are taken from building plans, they should, as far'as practicable, be based on the latest available version approved by the Building Authority. Where areas to be included for measurement are not readily discernible from plans, they should be stated separately, AHL Hs » ome a AIRC AST HA ny ey > MemMEA I DAHER 3 AE A PRO NEE CMA CAR RTA) 6 RTRD) feeb medi LAL ee AS RMN a FRRUOREE| = LPR A ART | I A ‘PYRUSMNG ae + pre Fenn «ute DLA AS SRC Ss ROHN PORE 5 PES CME ARIMA i mA esi RBS A CERCA + ACTER HT HHL Be APICES A A = Sa UE EAS AN. RS «EH AM ARSPH I» anABISAT «0 GROSS FLOOR AREA AA Gross Floor AREA ELE TAT AL he calculated from the overall dimensions of the the area of each balcony in the bt balcony (including the thickness of the sides thereof, sand the thickness of the external walls ofthe buildin “This includes the areas of all floors, staircases and Hit shafts but generally, the area of car parking spaces _mechanical rooms, transformer rooms, refuse chambers and similar provisions may be disregarded by the Building Authority by virwe of Building (Planning) Regulation 23(3)(b). In certain cases, subject to the Building Authority's discretion, areas for amenity and recreational facilities may be discounted, or ‘concessionary plot ratio- which amounts 10 additional _gr0ss floor area - may be allowed, ‘The Gross Floor Area of a building as defined above is used principally to compute the plot ratio of a building development for building contral purposes under the Buildings Ordinance. There may be variations of interpretation when the same term is used for «development control under the town plans or land leases. ‘Where Gross Floor Area of a building is to be used to deseribe a premises for property transaction and related ppusposes, the Building (Planning) Regulation definition shall ly ‘excluded of included, such specific exclusion or inclusion ‘generally be followed, Where any area isto be spec shall be stated to facilitate mutual understancing, The Gross Floor Area of unit comprises the Saleable Area of that unit plus a proportionate share of all common areas within the building. ‘The Gross Floor Area of @ unit shall be measured in a similar manner as or the Gross Floor Area of she building as defined above HE a “teexe renee an re (OY TE (Ae A oh + Aaa OM Gc (048 BA HE» EDO Tee EE + (LA AH» PPA = MRR = REAR = Sf UL e+ A TL se = Ha FORE HM a ORS A 8 > (OLN RT A EE = Er TABATA EAA [RCE WEL + tm esiert pages Fr HAS HAO AN OY = MRE — OA BL ak aw ea ty ay (8 are eR TAT AS [Ave aE 89 7 ima | ateSALEABLE AREA Be HS ea AE / AS ETA he Saleable Area of a unit comprises the floor area exclusively allocated to that unit including balconies and other similar features but excluding shafts, lobbies common areas such as staircases, and communal toilets. It shall be the area contained ‘within the encl 1g walls of the unit measured up to the exterior face of an external wall or the centre line of separating wall between adjoining units, as the ease may be. Enclosing walls separating a unit from a lightwel, a ift shaft or any similar vertical shaft, or 4 common area, shall be deemed an external wall and its full thickness shall be included. AM internal partitions and columns within the unit shall be included. Saleable Area describes the ownership and occupation OF the premises in relation to the building structure. As such it also reflects to a certain extent the rights, and liabilities appurtenant to the premises. “SAUEABLE ARES WOU RTT ace PC | aE ee» ee A I OA tm» LAS ELA «LS REMAN + AMES SEU » ECFA | LA 0a + RDU REE Je AE RAR Cg LAY» cs A SRS + met Am ee aL = HLTA AOI SCH ALC « = ae (CV GTR A A Hs eae SLA DEAT HA EIR! « Li « Cote — aL as ee TURES TS MO EPL AM EEE ©LettaB_e AREA FLT ti BL Ts Lettable Area of a unit occupying an entire floor shall be the floor area exclusively allocated to that unit including toilets and lift lobbies but excluding common areas such as staircases and smoke lobbies, lift shafts and plant rooms, ‘The Lettable Area of a unit which is one of several jonits making up an entire floor shall be the floor area exclusively allocated to that unit plus a proportionate share of the communal toilets, lift lobbies and passageways among the units on that floor such 1 the aggregate Lettable Areas of all subdivided ui ‘on the Tloor shall equal the Lettable Area of the floor if occupied as one single unit. LLettable Area shall be measured in a similar manner ‘as for Saleable Area but is mainly used for rental purposes. INTERNAL FLoor AREA ARTS A DS OTA = ET CARLA tT 2 MBF A EU OT = AL 5 TER + OED = yA PYG ~ A RE 9 eA — A eI Se (ACO AB maa (A = HELEN AF + ree MUNN 8 SENT» THRE ae Fv NTA AIA + Ae ie FL AA» Wa HL A — A Sea CARTE = ace LTT RRL Mra NHE FRCL AB ‘MUL + 02 ALLA Sem Cee ALAR LT = a Pi PSS Te HT BL ‘columns within the unit shall be included. Intemal Floor Area only denotes the enjoyable internal space of the premises and has no correlation with the building structure NALS TT JAA Aaa ‘5 A 4 eT IDL WE Aca «ASCP HM | aso 2 Lal ETL + RISEN Pa aeIa = EY RF OS Re HLA CA = (a eo EE a+ ae ©ANCILLARY ACCOMMODATION, Wet aS Az ‘accommodation such as cocklofts, bay windows, yards, terraces, gardens, flat roots, ccar parh 8 Spaces and the like shall be measured as chments or additions and stated separately with their respective areas. Where more than one ‘measurement may be applicable, the one adopted for the description shall be clearly stated. Cockiofts may be measured on the basis of Internal Floor Area or Gross Floor Area as the ease may require. ‘The minimum headroom of the cackloft shall be specified, Bay windows shall be measured on the basis of Gross Floor Area as attachments to the exterior face of the al wall ‘Yards, erraces, gardens or fat roo shall be measured, fn the basis of Internal Floor Area or Saleable Area 8 the ease may require, Car parking spaces shall be measured to the contre of their demarcating lines oF the interior face of their enclosing walls, as the case may be. ‘The minimum. headroom of the space shall also be specified. It Mate Ar» OMAR 1B ES = HEC + ABSA = HE Ny (ee Pf + FANT AW r + m E i E+ a eA A y= SOV Ffr TL es mentee = TRIM eee + AL RT| 2 mR RI > LH LIL 18am He Ath ae TE EO = Lt Bt koe Reis» 2 =f a #3 ve fase ke PPTL IE © +k ra PHC RMN ue N- BIBRL AD He 9 RT» A A LA = mF at NCTLLARY ACCOMMODATION WER 15APPLICATIONS JEGENERAL BEE Where any part of a unit or ancillary accommodation thas headroom significantly different from the rest of the premises, such space shall be separately measured and stated. For premises with sloping ceilings, any ‘area having headroom less than 2m shall be separately ‘measured, deseribed and stated. Where annexes oF additions are of significantly different construction from the main accommodation, they shall be separately measured and described. Space occupied by air-conditioning, heating or cooling apparatus, pipes or ducting shall be separately measured and stated if such space is not otherwise usable Where the premises contain walls, columns or plinths and similar features which are of significant dimension relative to the main accommodation, these shall be separately noted. | Al measurements shall be based on structural dimensions and expressed in mettic units 1S i 1 (5 SF 3 A AA » MB LAA VL EA RNA + TA eb 2 AN IEA E+ LOL ATA» 2, fo a 8 HAT AAD AER» OEM I = e+ A HSB Wi RAR AF SEAL «0 ET 4h SOUR FFE BUE AO AT BY ANE «SHE REAR HRA = OER BL aan « 5, BP REARS MOMENI SELL NEA ©‘OFFICES RESTDENTIA OFFICES BST 1. Flat roofs or top roofs included in office premises 1. ARLE AY #58 és MEA BEATA = Shall be separately measured and stated. 2. UD = EAC» AC Me A SEMEN NY AMORTGY + LM SFM EAN = 2. Toilets, pantries, storerooms or similar provisions not forming an integral part of the main office accommodation shall be separately. measured and stated RESIDENTIAL PREMISES EG Bay windows, flat roofs, terraces, gardens, top roofs, {RE WCB RM z2 «A é = SAY > HEARN = ‘garages or car parking spaces included in residential ppp goes» MESES NE BE FOF premises shall be separately measured and stated. RaeTo SHOPSINDUSTAIAL PREMISES RN] LEW Suops 1 ib 1. Cocktofts flat roofs, yards or open wells included. in shop premises shall be separately measured and, stated, 2, Toilets, storerooms, showcases or similar provisions not forming an integral part of the main shop accommodation shall be separately measured and stated. INDUSTRIAL PREMISES TS 1. Flat roofs or top roofs included in industrial premises shall be separately measured and stated. 2, Toilets, storerooms or similar provisions not forming an integral partof the main industrial accommodation, shall be separately measured and stated. 1. a GAS SE = EERIE + Sal NLA « 2, IV ~~ Rf YUE A AAR y+ A 1 TERS i > alah « IG» Oo fs stm A HT He RA AERO RE» HEM EE =he attached diagrams are illustrations to demonstrate how different premises ‘could be measured in different ways based on the various measurement terms. However, it must be noted that not all the measurement terms are suitable in all by RUB Hy LL a EA SL AS ESSE ae» ELA 3 SSR AT AB A TRA =TOF a OFFICES (Used as an example to demonstrate calculations) BOSE UPRAZAD Al | wim ® pe LEGEND: een: SALEABLE AREA - PURPLE, RAMS LETTABLE AREA - ORANGE nAmE-Re INTERNAL FLOOR AREA - PINK. PLS REO AT GROSS FLOOR AREA - AREA WITHIN RED LINE BUT EXCLUDING AREA COLOURED BLUE SS ROM CAPR ROKOREEKEROOS AFH Saeaste AREA CALCULATIONS LEIA Rl SRT Calculations NR Saeable Ares of Office 2 capri 220 BO (6.60 + 0.1072 « 2) x (5.90 + 0.10) 40202 = Saleable Aves = a ‘wera 40.2088 Saleable Arca of Office + Seas Ze LTB 5.00 + 0.20 + 0.1072) x (5.90 + 0.10) = 50.5008 = (5.80 + 0.20 + 0.10) x (7.70 ~ 5.90 ~ 0.10) Saleable Area of Office 1424344 RPM ea + ZRH MEB (40.20 + 46.67) x2 78.7408 Notes: = 1, Saleable Area ofthe Unit is measured up to the centre Hine of the wall cparatng adjoining units "A. AL AB 2, The fll dickies of the walls separating the units Feom common areas, Ht shale, ight well staioases, tc. ae included, RCAF = TERY TE = Re IORIRRELAE CEP © 4. ‘The fll thickness of the external walls are inhuded ee EME EEE CEA © 4. Common areas auch ax stirs Hit shafts lobbies and ‘communal tiles are exeluded (MRA = FERRI = Aes LC 2 ALIEN ©2 OFFICES FE Letraste Area CALcuLaTIONs FAIS EZ AP GAT Calculations: Notes: eee’ : Leable Area of whole floor 1 RO ZAELLHO LLB + 0.40 + 0.10) x (2.20 + 0.10 + 3:00 +0.10) = 12aae 0 x (0.40 ~ 0.10) Mee => Lets Atwa of whole Moor ite ALT satbre *s 96:35 + 1242 LTE 0.5L Lenable Area of Office + Seren ZLB = Saleable Arca of Office 4 + Proportionate Share of Gowununal Areas ASFA RCN + RHE 46.6701 + [210.3108 — 173.74 m1) x AGuTa 7 175.749 | = 56550 Lettnble Area of whole Noor shall includ toilets aie Ti Tobbies bat exclade common arcas such as it shall, stairs plane ons and smoke Tobies. eZ LL ENE A LS a 25 A» A = 0M mE = Leable Area for sub-divided units shall be the Saleable ‘Reap of Uhst walt plana areeeh bonne swe of ths ‘communal tiles, Bit lobbies Sid pamagewnye among sub-divided unin on that Noor. S20 IA O15 MP ‘Wi MST » SRE AU Me» ‘The sum of total Letiale Areas of all sub-divided units (on the floc shall be eqptvalont ta the Letiable Area f the while flocr iPeccupiad ax one sige neat ae ey > A SEA AL A GAELS TB»CHIC AF 2B Internal Floor Area Calculations PVE PRATT BZA SH TF 1D a | IMs [fs fsa = i tS os ‘wen Sere rem ware us HEE : oe ee a AF MR ake I = AS Say EOFS FA = b= (5.80 + 0.10) x (140 + 0.10 + 2.00) = 20658 => Internal Floor Area of Office + Sen 4 2 A BAT =ath =asa7e * Gaautions IPA of toilet = 1.00 x 2.00 = 2.008% = bE + SFO PV ABRAM RE ES 1.00 x 2.00 = 2.009%| 2 OFFICES SE Gross FLoor Area CALcuLaTIONS | ATT BZIP ‘emt oa oer Calculations: Notes: st = Gross Moor Area of whole Noor 1. Gross oor rea shall nce all areas contained within ee the external walls at cach floor level and the whale teks of the external walls a EE TAA AE + | » BSED = 2 In general, mechanical and electrical services rooms, 1 | . refine chambers and rooms, water tats, carparking it ‘oors and all Its and staircases passing through these 4 = 1.60% 64 0.10)— 0.50 s (0.70 + 0.10) Aoors shall be excluded from the Gross Floor Area x calculation, Grom Fone A oor AIT « HRN VSR = SR oA = A | IS 2 a A ‘a8. FT A A ME Tara SE = atb—e 255.13 Gross Floor Arca of Office 4 | SFR 4 ZA Saleable Arca + Propontionate Share of Common Arca om | that Boor + Proportionate Share of Common Areas in ether prs of Building or Estate ‘TU UM + HELE OURAh ae MUNN 8 sa TBE + HE (OUMEAp a a 25 AL = M667a + [O54 —173.74eF) LHR AS FHI a = LR LAE A i FE = ERE SE Leable Area for sub-ivied wits shall be the Saleable Area of that unit plus a proportionate share ofthe, Bi lobbies and passageways among subdivided unite on that oor. ARE AT a AO TE I 2 LE A A MI ‘BU + SFE He LMRs aa Suoprs J ili % eye Foun A 4 liaal | ee) ppt corer d aa =| NOTES: Bs Saleable Ares. Am I Saleable area (coloured! PURPLE) of the Unit ix mensured sp to centre line of the wall separating adjoining unit AU HCE EE.) IE EL « “The fll thichnes of dhe external walls and walls Separating the units from Common Areas, Staircases ete, are inluded BAN SPIES ISS + HAR EA ET» Gocklofts are measured on! INTERNAL FLOOR AREA bass (coloured GREEN) and stated separately. ees ae ees28 SHOPS aE i nA ie 7 aes wenens NOTES: B: Lettie Area eam 1 Letable Area of who floor (coloured ORANGE plus coloured YELLOW) shall be the space available forthe exehusive swe of the occupier as i the whole Noor is taken up as single unit ie. including teilets and pasageays but exchading fommon areas tach as it shal, stairs, plant rooms and smoke lobbies. Li lobby for access to domestics unite wall be excluded eT A, FLA » - eT L—F « ML LAG OLY As TR + SE RA ~ MS ~ HR OCG oh LA PCR FAC © Leable Area for sub-divided units shall be the saleable atea of that unit (coloured! PURPLE) piss @ proportionate shave oF the communal toilets and passageways (coloured YELLOW) among sub-ivided units on Wat Doe A 5 0 1 CE) A A 2 a Gee) + ‘The surn of vtal Leable Areas of all subscvide! units on the floor shall be equiva Noor iP aceupied ay one single unit Fe A A eA AL = 1 wo the Leuable Area oF the wholeoS Ee NOTES: ®: Intemal Floor Aroa, a ' Inemal Floor ex (coloured PINKY) shall be measured to the internal fice of the enclosing extertal suid / oF party walls of the nis, Am RCC.) AGE ‘ano Ne = A note of caution should Be mace fr tits included: measined in INTERNAL FLOOR AREA. Em ANAL AOA + WTA Pm ARE = ‘Cockdofis should be mcasuned in INTERNAL FLOOR, AREA ar attachments / addins and quoted neparatly FRIAR A ABEGRTIT AR LE + 9B AFSL « Gross Floor Area aanmm Gross Floor Area of this floor level is measured by deducting the Feluse room, meter tom, switch 90 fand the light well coloured BLUE), trom the whole Noor are area within RED lie. a e284 Oy HT HEHE) UBRILIREY » SARE + AER RIF = Gross Floor Area ofthe Uni at thi level is measured by adding the proportionate share ofthe common ae [coloured GREY) to the Saleable Area ofthe Unite oT 75 POEL TA CBE) =‘30 INDUSTRIAL TE INDUSTRIAL Te NoTES: & sel sable Area Saleabe area (coloured PURPL ALL RCT ME) EA NAO = tie Tn He ive ces ie ie well aebnng aide "The fill thickness of the external wall and walls separating the unis fom Common Arcas Starcates te, ate included, SRL RZ ~ A LE ON Mat Roof (coloured GREEN) are measured on INTERNAL FLOOR AREA basis and stated separately. FS (BE) ALL A RT EEA UL ©INDUSTRIAL TE aT vlrtoma haan, Aa NoTEs: we: Letabie Area AR 1, Lenable Area of whole floor (coloured ORANGE plus coloured YELLOW) shall be the space available for the exch tse of the occupier asi he whole Noor is taken up as asin including lets an! passageway but exclu common areas sich as hit shafts stars, plant rooms and smoke lobbies eR Z HAT CAS MLE) MANTEL es AY « - T —AL = LA (BG > LSE 25 LA FU» FRAN + HCAS + PROBA A = 2. Lethe Avea for sub-divided unis shall be the salable anca of dha unit (coloured! PURPLE) ple a proportionate share fof the communal toilets and pamageways coloured VELLOW) among subvdivied units on that or (0-2 2 A 08-5 (rey = 3. "The sum of wtal Leable Areas of all sub-divided units on dhe Door shall be equivalent to the Lettable Area ofthe whole oor if occupied as one single unit BA 2 9 BT 8 A A A32 INDUSTRIAL 2 NOTES: m: Internal Floor Area Panama 1. Internal Floor Area (coloured PINK) shall be measured to the intemal face of the enclosing extemal and / of pany’ walle of the mT ECA) RAE SE, Re = 2. A note of caution should be made for tiles included; measured int INTERNAL FLOOR AREA, EAA LAS MMO + TTL PEE TE « Gross Floor Avea rd 91 Floor Arca of this floor level i meanuted by deducting the meter room and the li “fiom the whale floor area ‘area within RED Fine) SEH NT SZ ETT ERLINDA LIE Re < {Gross Floor Area of the Unit at this level is measured by adding the proportionate share of the common area (coloured GREY) to the Saleable Area of the Unit ie 2 YP LCI mC) = 8, Flat Root (coloueed GREEN) should not be included in the Gross Flaoe Aven calculation and should be meas and stated separately Pees (BRE) RUM CE AMINE LA AL» I ON © wel (colored BLUE)