BOMA Area Certification with LiDAR
Why CRE owners are replacing tape-and-paper area certifications with point-cloud-derived numbers.
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Request a QuoteRentable area is not a fixed physical fact, it is a calculation applied to a physical building according to a standard. That distinction matters because the standard used, and the precision of the measurements feeding it, directly changes the number a landlord can bill against. Traditional tape-and-paper area certifications, still common across older Montréal commercial portfolios, quietly leave money on the table more often than owners realize.
This article covers the BOMA and IPMS measurement standards in plain terms, where manual measurement methods lose accuracy, how a point-cloud-derived area workflow closes that gap, and what a landlord should expect to receive when commissioning a LiDAR-based area certification.
BOMA and IPMS standards, in plain terms
BOMA (Building Owners and Managers Association) publishes the measurement standards most widely used in North American commercial real estate, including the BOMA 2017 Office Standard, which defines rentable area, usable area and how shared spaces like lobbies and mechanical rooms get allocated across tenants. IPMS (International Property Measurement Standards) is the international counterpart, increasingly requested by institutional owners and REITs with cross-border portfolios who want one consistent methodology worldwide.
Both standards are precise about where a wall's measurement boundary falls, how columns and recesses are treated, and how common areas get apportioned. That precision is the point: a half-inch difference in where you measure to on every perimeter wall, multiplied across a large floorplate, adds up to real square footage. The standards remove ambiguity on paper, but they only produce a correct number if the underlying measurements are accurate.
Where tape-and-paper measurement loses rentable area
Manual measurement is not inaccurate because the surveyor is careless, it is inaccurate because tape measures and hand sketches cannot capture the small irregularities that real buildings have. These gaps compound in predictable ways.
- Walls are rarely perfectly straight or square; a tape measurement along a bowed wall systematically undercounts the enclosed area
- Columns, recesses and mechanical chases get simplified or estimated on hand sketches rather than measured precisely
- Older drawings used as a baseline may predate multiple renovations, so the 'as-measured' area no longer matches the as-built condition
- Common area factors get recalculated from outdated base-building numbers, propagating old errors into every tenant's rentable area
- Human transcription from field notes to CAD introduces rounding and drafting errors, especially on non-orthogonal floorplates
Point-cloud-derived area workflow
A LiDAR-based area certification starts with a full terrestrial scan of the floor or building, capturing every wall, column and recess at millimetre accuracy. From that registered point cloud, we extract exact boundary lines for usable and rentable area calculations rather than relying on field sketches.
The workflow applies the chosen standard, BOMA 2017 or IPMS 3, directly against the measured geometry: walls are traced from actual scan data, column allowances and common area factors are calculated from true dimensions, and the resulting area report is fully traceable back to the point cloud that produced it. If a tenant or auditor challenges a number, we can show exactly which measured points it came from.
Because the same point cloud can be reused for future renovations, tenant fit-outs or a full BIM model, an area certification project often becomes the foundation for the property's broader as-built record, not just a one-time report.
Comparison: manual measurement vs. point-cloud-derived area
| Factor | Tape-and-paper | Point-cloud-derived |
|---|---|---|
| Wall boundary accuracy | ±25-75 mm, operator dependent | ±3 mm, laser-measured |
| Column and recess handling | Estimated from sketch | Modelled from actual geometry |
| Traceability of the final number | Limited to field notes | Fully traceable to the point cloud |
| Reusable for future renovation or BIM | No | Yes |
| Typical time on site | Comparable, often longer for large floors | Comparable, often faster with a scanning crew |
What owners typically recover
Older commercial portfolios, particularly buildings that have been through multiple renovations or tenant turnovers without a full area re-measurement, tend to show a measurable gap between historical paper-based area figures and the point-cloud-derived number. This is not universal and depends heavily on the building's age and renovation history, but it is common enough that many owners treat a re-certification as a straightforward way to validate whether their current rent roll reflects the building's true condition.
Beyond the area number itself, owners commonly gain a defensible, standards-compliant paper trail they can present during a sale, refinancing or tenant dispute, which has its own value independent of any area adjustment.
Deliverables from a LiDAR area certification
- Registered point cloud of the certified floor or building (E57 or RCP)
- AutoCAD floor plans with BOMA or IPMS boundary lines annotated
- Area calculation report broken down by floor, suite and common area, per the chosen standard
- Signed certification letter referencing the standard applied and the methodology used
- Optional: Revit model of the same floor for future renovation or leasing use
How to commission a BOMA area certification
The process is straightforward for an owner or property manager. It starts with confirming which standard applies, BOMA 2017 for a domestic Canadian or US portfolio, IPMS 3 if the ownership structure requires international consistency, then scheduling a scan that fits around tenant occupancy, typically evenings or weekends for occupied office and retail floors.
After capture, area calculations and the draft report are typically ready within one to two weeks depending on building size, with a review period for the property management team to flag any suite boundaries or exclusions before the certification is finalized.
Key takeaways
- BOMA and IPMS standards define exactly how rentable area should be calculated, but only produce a correct number if the underlying measurements are accurate.
- Tape-and-paper measurement systematically loses area on non-square walls, columns and recesses that hand sketches simplify away.
- A point-cloud-derived area workflow ties every boundary line back to millimetre-accurate scan data, making the final number fully traceable.
- Older, multiply-renovated buildings are the most likely to show a measurable gap between historical paper area and the current point-cloud-derived figure.
- The resulting point cloud is reusable for future renovation, fit-out or BIM work, not just the area report.
- Certification typically involves an after-hours scan, one to two weeks of processing, and a review period before the final signed report.
Related services and areas
Frequently asked questions
What is the difference between BOMA and IPMS?+
BOMA standards, especially BOMA 2017 for office buildings, are the dominant measurement methodology in North American commercial real estate. IPMS is the international standard, often required by institutional owners or REITs that need consistent measurement across a global portfolio. Both define rentable and usable area, but with different rules for boundaries and common area allocation.
Can a LiDAR re-certification increase my building's rentable area?+
It can, particularly in older buildings that have never been re-measured with precise tools, but it is not guaranteed. The result reflects the building's true geometry as measured, which can come in higher or lower than historical figures depending on how the original area was calculated.
How long does a BOMA area certification take?+
For a typical commercial floor or small building, the on-site scan takes a day or less, with area calculations and the draft report ready within one to two weeks depending on building size and complexity.
Do you need access to every tenant suite?+
Yes, an accurate certification requires scanning the full floor including occupied suites, which is why we typically schedule this work evenings or weekends with advance tenant notice.
Is the point cloud reusable after the certification is complete?+
Yes. The same registered point cloud can support future tenant fit-out drawings, renovation planning, or a full Revit BIM model, so the certification project often becomes the foundation of the building's ongoing as-built record.
What deliverable do I actually receive?+
A signed area certification report referencing the applied standard, annotated AutoCAD floor plans showing the boundary lines used, and the underlying point cloud. A Revit model can be added if needed for future work.
Get a Quote for Your Project
Send us the building location, approximate square footage and required deliverables. We'll review the scope and get back to you.
Request a Quote