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Gross Lettable Area

Gross Lettable Area

Gross Lettable Area (GLA) tenancy applies to:

  • warehouses;
  • industrial buildings;
  • free standing supermarkets;
  • showrooms.

Gross Lettable Area is the floor space within a tenancy at each level using the following rules:

  • in the case of external building walls, measuring from the dominant portion of the outside faces of walls of the building alignment;
  • in the case of inter-tenancy walls or partitions or common areas, measuring to the centre line of the walls.

Note: Window or door recesses should be excluded.

Included in the gross lettable area calculation are areas occupied by:

  • window mullions;
  • window frames;
  • structural columns;
  • engaged perimeter or piers;
  • additional facilities specially constructed for individual tenants that are not covered in item 3, below.

Note: the areas indicated in the first 4 points above, should only be included if they are inside the line of the outside face of the main perimeter wall.

Excluded from the gross lettable area of each tenancy in a multiple tenanted building are:

  • stairs;
  • access ways;
  • fire stairs;
  • toilets;
  • recessed doorways;
  • cupboards;
  • telecommunications cupboards;
  • fire hose reel cupboards;
  • lift shafts;
  • escalators;
  • smoke lobbies;
  • plant/motor rooms;
  • tea rooms and other service areas;
  • lift lobbies where lifts face other lifts, blank walls;
  • areas set aside for the provision of services, such as electrical or telephone ducts and air conditioning risers to the floor, all being standard facilities in the building;
  • areas dedicated as public spaces or thoroughfares that are not for the exclusive use of occupiers of the floor or building, such as foyers, atria and access ways in lift and building service areas;
  • areas and access ways set aside for use by service vehicles and for delivery of goods, where such areas are not for the exclusive use of occupiers of a tenancy.

Treatment of Balconies, Verandahs etc… in gross lettable area:
Balconies, terraces, planter boxes, verandahs, awnings and covered areas should be excluded from tenancy area calculations, but may be measured and separately identified for the purpose of negotiating rentals.

Areas should be measured to the inside face of the enclosing walls or structures. The outer edge of the awning or covered area is the defined edge.

A Checklist for Measuring Areas in Single Tenant GLA Buildings should be determined by including everything within the external building walls.

Here is a checklist to clarify some commonly asked questions. While not all are relevant to every building, it’s helpful to consider them each time a building is measured.

  • stairs, access ways, fire stairs, toilets, recessed doorways, cupboards, telecommunication cupboards, fire hose reel cupboards, escalators, smoke lobbies, plant/motor rooms, tea rooms and other service areas;
  • lifts, including the shaft, should be included in the area of every floor;
  • The area of the stairs is to be included in the area of the floor above;
  • vertical ducts and other penetrations are to be included in the area of each floor;
  • loading docks that are fully enclosed and capable of being secured;
  • where a loading dock or similar structure has open sides, it should be excluded from tenancy area calculations but may be measured and recorded separately. The measurements should be taken to the outside face of the roof extremities;
  • where a mezzanine level has been erected by a tenant, that area should be shown separately and a statement added to the effect that the area is a structure that has been erected by the tenant;
  • on the first and upper floors, all voids except stairway voids, are to be excluded from the area.