Transcript EU Code for the Measurement of Areas in Buildings

1
P A T R I M O N I A L DOCUMENTATION

MEASUREMENT CODE FOR
THE FLOOR AREA
OF
BUILDINGS
Agreed in principle by the working group
Jean-Marie Staquet
European Commission
Jean François Dalbin and Gérard Roulleau
Ordre des géomètres-experts français (French College of Chartered Surveyors)
Alain Moeyersons
UBG
Francis Gäbele and Raymond Gheldof
UBG and AGDP
Gérard Baudru
ANGE
Federal
Public Service
FINANCE
The Council of European Geodic Surveyors
CLGE General Assembly
Opatija, Croatia, 6-7 May 2011
Professor Francis GÄBELE
Marc VANDERSCHUEREN
1
2
P A T R I M O N I A L DOCUMENTATION

FIVE CONSTITUENTS OF THE SOCIETY
UNDERGOING AN INFLUENCE:
1) The financial and economic world with:
The development of the " Paper ¨Brick "
The real estate financial products
The crisis of "subprimes"
The real estate bubbles
2) The political sphere:
In land settlement and in planning of real estate
development
The management of the housing stock and its market
3) The performance of mathematical models
Markets in the increase or in the decline
Statistical evolution
4) The real estate tax system which wants to be fair
5)The private individual and the investor
Federal
Public Service
FINANCE
The Council of European Geodic Surveyors
CLGE General Assembly
Opatija, Croatia, 6-7 May 2011
Professor Francis GÄBELE
Marc VANDERSCHUEREN
2
3
P A T R I M O N I A L DOCUMENTATION

Federal
Public Service
FINANCE
THE ORIGINS OF
THE REAL ESTATE FINANCIAL PRODUCTS
The Model Real Estate Investments Trusts
(REITs)
The Council of European Geodic Surveyors
CLGE General Assembly
Opatija, Croatia, 6-7 May 2011
Professor Francis GÄBELE
Marc VANDERSCHUEREN
3
4
P A T R I M O N I A L DOCUMENTATION

Federal
Public Service
FINANCE
THE SUBPRIMES CRISIS
Point of Depature:
The Financial Crisis of 2009 in the United States
The Council of European Geodic Surveyors
CLGE General Assembly
Opatija, Croatia, 6-7 May 2011
Professor Francis GÄBELE
Marc VANDERSCHUEREN
4
5
P A T R I M O N I A L DOCUMENTATION

Federal
Public Service
FINANCE
AMERICAN REAL ESTATE BUBBLE
OF THE 2000’s
• The Peak of the Price Index in 2005
• The Beginning of the Decline in 2006
• The Prices of the Real Estate were overvalued
• The Values of the Real Estate fell of 28,5%
(Jul.2006 –Feb.2010)
The Council of European Geodic Surveyors
CLGE General Assembly
Opatija, Croatia, 6-7 May 2011
Professor Francis GÄBELE
Marc VANDERSCHUEREN
5
6
P A T R I M O N I A L DOCUMENTATION

Federal
Public Service
FINANCE
CHINESE REAL ESTATE BUBBLE
OF THE 2000’s
The Main reason: The Speculation
Real Estate Prices jumped up with 12,8%
(Apr.2010)
The Council of European Geodic Surveyors
CLGE General Assembly
Opatija, Croatia, 6-7 May 2011
Professor Francis GÄBELE
Marc VANDERSCHUEREN
6
7
P A T R I M O N I A L DOCUMENTATION

Federal
Public Service
FINANCE
USE OF MATHEMATICAL MODELS
Must be provided by Quality Parameters for the Real
Estate Evaluations
Correct Follow-up of the Evolution of the Market
The Council of European Geodic Surveyors
CLGE General Assembly
Opatija, Croatia, 6-7 May 2011
Professor Francis GÄBELE
Marc VANDERSCHUEREN
7
8
P A T R I M O N I A L DOCUMENTATION

Federal
Public Service
FINANCE
THE REAL ESTATE TAX SYSTEM
Correct and Transparent Real Estate
Information
Setting and Control of Quality Value
The Council of European Geodic Surveyors
CLGE General Assembly
Opatija, Croatia, 6-7 May 2011
Professor Francis GÄBELE
Marc VANDERSCHUEREN
8
9
P A T R I M O N I A L DOCUMENTATION

Federal
Public Service
FINANCE
THE PRIVATE INDIVIDUAL AND
THE INVESTOR
Big lack of harmonization at the National and
International Level
(f.e.: M²)
Need of a CODE
The Council of European Geodic Surveyors
CLGE General Assembly
Opatija, Croatia, 6-7 May 2011
Professor Francis GÄBELE
Marc VANDERSCHUEREN
9
10
P A T R I M O N I A L DOCUMENTATION

Federal
Public Service
FINANCE
THE INNOVATIONS
•
•
•
•
•
The promulgation of the same rules for any built building whatever is its
nature, its destination, or its utilisation. A single code to measure every
kind of surfaces.
The emission of a rule of measurement in the common parts in buildings
subjected to a regulation of co-ownership.
The implementation of a definition of “Groundless” and “Basement”, nonexistent definition in the European level.
The establishment of a universal rule in measurement of height under gable
roof.
Finally, two tools which will give to every user a more realistic vision of the
property:
* An organization chart of surfaces
* The board of the surfaces which is the tool of management and
evaluation for the professional
The Council of European Geodic Surveyors
CLGE General Assembly
Opatija, Croatia, 6-7 May 2011
Professor Francis GÄBELE
Marc VANDERSCHUEREN
10
11
P A T R I M O N I A L DOCUMENTATION

Federal
Public Service
FINANCE
THE OBJECTIVES
1. The Transparency
(unique code of Measurement)
2. The Legal Security
(The use of a code insures a better consumer
Protection)
3. A Complete Planimetric Representation
(Cadastral Map)
4. Economic Needs
(Standard Product both for the Valuation of the
Buildings and their Management AND for the
Establishment of Reliable Statistics)
The Council of European Geodic Surveyors
CLGE General Assembly
Opatija, Croatia, 6-7 May 2011
Professor Francis GÄBELE
Marc VANDERSCHUEREN
11
12
P A T R I M O N I A L DOCUMENTATION

Federal
Public Service
FINANCE
GENERAL PRINCIPES TO APPLY TO BUILDINGS
Three benchmark surfaces:
The outdoor surface of the building, called SEM, refers to
the outer contour around the building, including coatings; it is
measured at floor level.
The indoor surface of the building, called SIM, refers to
the inner contour of all building components; it is measured above
the baseboard. The inner contour of the building’s elements includes
the visible, accessible and measurable contours.
The construction surface, called SDC, is the difference
between the outdoor surface and the indoor surface of the building.
The Council of European Geodic Surveyors
CLGE General Assembly
Opatija, Croatia, 6-7 May 2011
Professor Francis GÄBELE
Marc VANDERSCHUEREN
12
P A T R I M O N I A L DOCUMENTATION

Federal
Public Service
FINANCE
13
THE USE OF THIS BENCHMARK SURFACES
The outdoor area of the building is mainly used in urban
planning and for planimetry purposes. It is also a unit of
measurement for the building rights attached to the land.
The indoor area of the building is mainly used as a unit of
measurement for the buying price, a transaction
(compromise, deed ...), a rental price and for the building’s
management.
The construction surface is mainly used as technical data
The Council of European Geodic Surveyors
CLGE General Assembly
Opatija, Croatia, 6-7 May 2011
Professor Francis GÄBELE
Marc VANDERSCHUEREN
13
14
P A T R I M O N I A L DOCUMENTATION

Federal
Public Service
FINANCE
RULES OF MEASUREMENT
General Principles
Buildings are divided into different levels (floors), with a
precise determination of area located in the basement.
The surface’s unit of a floor is the square meter; the
calculation is made with one decimal, according to the
mathematical rules of rounding up figures.
The measurement’s surface is always measured horizontally,
even in the case of non-vertical front walls or under a roof
slope. The measurable voids are quantified and taken into
account according to their nature.
The Council of European Geodic Surveyors
CLGE General Assembly
Opatija, Croatia, 6-7 May 2011
Professor Francis GÄBELE
Marc VANDERSCHUEREN
14
15
P A T R I M O N I A L DOCUMENTATION

Federal
Public Service
FINANCE
BENCHMARK SURFACES
Outdoor surface of the building (SEM)
The SEM of a floor is the surface of the closed polygon
enveloping it, whose sides are formed by:
- The outside sides of the front walls’ elements that
define the contour of the
closed spaces located at the floor which is measured
- The axis of the party walls separating different
buildings
- The axis of the building elements separating the users
In basements, where it is not possible to know the actual
thickness of the walls against the land, it is agreed that
the SEM is calculated using the thickness’ figure of the
visible part of the ground floor’s front wall.
The Council of European Geodic Surveyors
CLGE General Assembly
Opatija, Croatia, 6-7 May 2011
Professor Francis GÄBELE
Marc VANDERSCHUEREN
15
P A T R I M O N I A L DOCUMENTATION

Federal
Public Service
FINANCE
The Council of European Geodic Surveyors
CLGE General Assembly
Opatija, Croatia, 6-7 May 2011
Professor Francis GÄBELE
Marc VANDERSCHUEREN
16
16
P A T R I M O N I A L DOCUMENTATION

Federal
Public Service
FINANCE
The Council of European Geodic Surveyors
CLGE General Assembly
Opatija, Croatia, 6-7 May 2011
Professor Francis GÄBELE
Marc VANDERSCHUEREN
17
17
18
P A T R I M O N I A L DOCUMENTATION

Federal
Public Service
FINANCE
The SEM includes the surface of:
- Voids resulting of vertical space’ hoppers, in the limit of
the staircase’s projection from the accessible level,
excluding atriums, skylights and decorative voids
- Terraces, balconies and loggias,
- Usable attic,
- Technical premises in a ledge or a roof, used for the
building’s maintenance,
- Bridges or passages between two parts of the building
In addition, any covered area which is opened laterally,
other than a roof’s ledge or a decorative ledge, is also
included in the SEM and measured according to the
vertical projection of the covered part, notwithstanding
the presence of a floor.
The Council of European Geodic Surveyors
CLGE General Assembly
Opatija, Croatia, 6-7 May 2011
Professor Francis GÄBELE
Marc VANDERSCHUEREN
18
19
P A T R I M O N I A L DOCUMENTATION

Federal
Public Service
FINANCE
The SEM does not include the surface of:
- Public roads and paths
- Gardens
- Non accessible roofs
- Decorative elements built inside or outside the walls
- Non closed emergency external staircases
- Bridges only used for the building’s maintenance
- Unusable attic (no floor, or cumbersome framework, or
difficult access –e.g. through a hatch-)
The Council of European Geodic Surveyors
CLGE General Assembly
Opatija, Croatia, 6-7 May 2011
Professor Francis GÄBELE
Marc VANDERSCHUEREN
19
P A T R I M O N I A L DOCUMENTATION

Indoor surface of the building (SIM)
The total SIM of a building includes all indoor surfaces available
that provide a direct or indirect use to the building’s user,
excluding all building’s components.
The SIM of a floor is the sum of the surfaces of the polygons
whose sides are formed by :
the inner visible sides of the building’s elements such as front
walls, party walls, indoor walls and veils, columns and wall panels.
The SIM is divided into four categories:
- main surfaces
- secondary surfaces
- residual surfaces
- service surfaces
For main surfaces, the measurement will be made only where
there is a minimum headroom of 2.10 meter.
The SIM of a terrace is calculated up to the balustrade’s vertical
projection.
In addition, all covered area which is opened laterally, other than
a roof’s ledge or a decorative ledge, is also included in the SIM.
Federal
Public Service
FINANCE
20
The Council of European Geodic Surveyors
CLGE General Assembly
Opatija, Croatia, 6-7 May 2011
Professor Francis GÄBELE
Marc VANDERSCHUEREN
20
P A T R I M O N I A L DOCUMENTATION

Federal
Public Service
FINANCE
The Council of European Geodic Surveyors
CLGE General Assembly
Opatija, Croatia, 6-7 May 2011
Professor Francis GÄBELE
Marc VANDERSCHUEREN
21
21
P A T R I M O N I A L DOCUMENTATION

Federal
Public Service
FINANCE
The Council of European Geodic Surveyors
CLGE General Assembly
Opatija, Croatia, 6-7 May 2011
Professor Francis GÄBELE
Marc VANDERSCHUEREN
22
22
P A T R I M O N I A L DOCUMENTATION

Federal
Public Service
FINANCE
The Council of European Geodic Surveyors
CLGE General Assembly
Opatija, Croatia, 6-7 May 2011
Professor Francis GÄBELE
Marc VANDERSCHUEREN
23
23
24
P A T R I M O N I A L DOCUMENTATION

The SIM includes the surface of:
-Voids resulting of vertical spaces’ hoppers, in the limit of the staircase’s
projection from the accessible level, excluding atriums, skylights and
decorative voids
- Accessible closets or technical rooms with a floor
-Space between two doors close to each other
-Covered passages laterally closed, passageways and footbridges
between two parts of a building
-- Usable attic
-- Building’s maintenance and technical premises
-- Parts of floor beneath technical materials
-- Lift ducts, only for the lowest floor the lift can go
-- Removable partitions
Federal
Public Service
FINANCE
The Council of European Geodic Surveyors
CLGE General Assembly
Opatija, Croatia, 6-7 May 2011
Professor Francis GÄBELE
Marc VANDERSCHUEREN
24
25
P A T R I M O N I A L DOCUMENTATION

Federal
Public Service
FINANCE
The SIM does not include the surface of:
- Technical or Chimneys ducts
- decorative indoor voids
- Columns, pillars or any building’s components
The Council of European Geodic Surveyors
CLGE General Assembly
Opatija, Croatia, 6-7 May 2011
Professor Francis GÄBELE
Marc VANDERSCHUEREN
25
P A T R I M O N I A L DOCUMENTATION

Federal
Public Service
FINANCE
Distinction between above ground and
below ground
A building is generally composed of spaces above and below ground.
Thus there are floors above ground and floors below ground.
For measuring purposes, this distinction may be important in
determining the conditions under which the premises may be used in
the light of labour legislation and rules on fitness for habitation or
taxation.
In Europe there is currently no standard that lays down the conditions
to be met for a floor, or part of a floor, to be described as above or
below ground.
For most buildings this distinction does not raise any questions of
interpretation. However, in some exceptional cases, the layout of the
building and the lie of the land require a distinction to be made for part
of a floor using the following method:
DEFINITION:
A 'room' is defined as the smallest enclosed floor area subdividing a
space between construction features. The space is thus said to consist
of different rooms.
The Council of European Geodic Surveyors
CLGE General Assembly
Opatija, Croatia, 6-7 May 2011
Professor Francis GÄBELE
Marc VANDERSCHUEREN
26
26
P A T R I M O N I A L DOCUMENTATION

Federal
Public Service
FINANCE
27
Key: Distinction Hors-sol / Sous-sol = Distinction Above
ground /Below ground, Lignes de référence = Reference
lines, Profil du terrain = Ground profile
RULE 1: NORMAL CASE
If the reference line does not intersect with the ground profile, the floor is above ground or below ground
depending on its position relative to the ground profile.
Floors or parts of floors for which most of the length of the corresponding section lies below the ground profile
are considered to be below ground.
All other floors or parts of floors are considered to be above ground.
The Council of European Geodic Surveyors
CLGE General Assembly
Opatija, Croatia, 6-7 May 2011
Professor Francis GÄBELE
Marc VANDERSCHUEREN
27
P A T R I M O N I A L DOCUMENTATION

Federal
Public Service
FINANCE
Key: Hors-sol = Above ground, Sous-sol = Below ground
RULE 2: CONTRADICTION BETWEEN TWO ADJACENT FACADES
If a floor is shown through the application of rule 1 to be above ground and below ground at the same time
depending on the facade concerned, the rooms making up that floor are regarded as being above ground.
The Council of European Geodic Surveyors
CLGE General Assembly
Opatija, Croatia, 6-7 May 2011
Professor Francis GÄBELE
Marc VANDERSCHUEREN
28
28
P A T R I M O N I A L DOCUMENTATION

Federal
Public Service
FINANCE
29
Key: Contradiction, donc hors-sol = Contradiction, so above ground,
Zone haute = Higher ground, Zone basse = Lower ground
RULE 3: CONTRADICTION BETWEEN TWO OPPOSING FACADES
In the case of two opposing facades, if one floor is shown to be above ground and the other below ground
according to rule 1, the agreed view is that the intervening space is regarded as above ground.
The Council of European Geodic Surveyors
CLGE General Assembly
Opatija, Croatia, 6-7 May 2011
Professor Francis GÄBELE
Marc VANDERSCHUEREN
29
P A T R I M O N I A L DOCUMENTATION
30

Federal
Public Service
FINANCE
The Council of European Geodic Surveyors
CLGE General Assembly
Opatija, Croatia, 6-7 May 2011
Professor Francis GÄBELE
Marc VANDERSCHUEREN
30
P A T R I M O N I A L DOCUMENTATION
31
Federal
Public Service
FINANCE
The Council of European Geodic Surveyors
CLGE General Assembly
Opatija, Croatia, 6-7 May 2011
Professor Francis GÄBELE
Marc VANDERSCHUEREN
31
32
P A T R I M O N I A L DOCUMENTATION

Federal
Public Service
FINANCE
CONCLUSION
Our will was to give this code to:
* A universality
* A big clarity
* A text which will not undergo interpretation
* A simplicity without sacrificing the rigor
* And finally, it has to allow a progressive transition by a
coexistence with the multitude calculation modes of
surfaces used at present.
The Council of European Geodic Surveyors
CLGE General Assembly
Opatija, Croatia, 6-7 May 2011
Professor Francis GÄBELE
Marc VANDERSCHUEREN
32