What Is BOMA Measurement? A Guide for Realtors in Vancouver & Kelowna
If you have ever had two people measure the same condo and come back with two different square footages, you already understand why BOMA measurement exists. BOMA standards give everyone the same rules for where to measure from and what to count, so the number on a listing, a lease or a floor plan can be trusted and compared. In this article, we explain what BOMA measurement is, the different BOMA standards, and why it matters for realtors in Vancouver and Kelowna.
What Is BOMA?
BOMA stands for the Building Owners and Managers Association International. It is an industry association for commercial real estate that has published floor measurement standards for more than a century. Its standards are approved through the American National Standards Institute (ANSI), which is why you will see names like "ANSI/BOMA Z65.1". In British Columbia, BOMA is represented by BOMA BC, which is based in Vancouver.
What Is BOMA Measurement?
BOMA measurement means measuring a property's floor area by following a published BOMA standard. The standard spells out the decisions that change the final number, such as:
Whether walls are measured to the outside face, the inside finished surface or the centre line of a wall shared with a neighbour
Which spaces count as living or usable area, and which are listed separately, such as balconies, patios and parking
How shared spaces like lobbies, hallways and amenity rooms are treated
Because the rules are written down, a BOMA measurement can be repeated by another measurer and checked later, which is exactly what buyers, sellers, landlords and tenants want.
The Main BOMA Standards
BOMA publishes a separate standard for each type of property. The current editions include:
Office buildings (ANSI/BOMA Z65.1-2024): the standard for usable and rentable area in office space
Multi-family and hospitality (ANSI/BOMA Z65.4-2023): apartments, condominiums and hotels
Retail properties (ANSI/BOMA Z65.5-2025): with a focus on gross leasable area
Industrial buildings (ANSI/BOMA Z65.2-2025): industrial and flex space
Mixed-use properties (ANSI/BOMA Z65.6-2021): how shared areas are split between the parts of a mixed-use building
Gross areas (ANSI/BOMA Z65.3-2024): gross area across building types
Why the Same Home Can Have Different Square Footages
Most square footage disputes come down to where the tape measure starts. Measuring a condo to the outside of its exterior walls produces a bigger number than measuring to the inside finished surface. Measuring to the centre of the wall shared with the next unit lands somewhere in between. Add or leave out a balcony and the difference grows again.
The BOMA multi-family standard handles this by defining clear methods, including inside gross, net and centre-line net measurements, so the method can be named alongside the number. That is the key point for realtors: the square footage on a listing is only meaningful if you know how it was measured.
Strata Plans vs. Actual Measurements
Many agents quote the area from the strata plan. The BC Financial Services Authority (BCFSA) cautions that strata plans can be wrong, for example when a builder changed the unit from the filed plans, and recommends physically measuring the unit before quoting figures. BCFSA also notes that strata lots are generally measured from the centre line of the walls between units, and that balconies, patios and parking designated as limited common property should be stated separately from the strata lot area.
BOMA Measurement in BC Real Estate
BC does not have one mandatory measuring standard for every home. BCFSA's guidance for licensees is to use the standard that is typical for the local market and property type, use it consistently, and say how the measurement was calculated, because floor area and finished area are not calculated the same way. For commercial properties, BCFSA points to the BOMA standards as a recognized reference for leasable area.
Inaccurate measurements are one of the most common sources of complaints against real estate professionals. Using a recognized standard, and stating it on the listing, protects you, your seller and your buyer.
Why Realtors Use a Professional Measuring Service
A professional, standards-based measurement takes the guesswork out of the listing:
Consistency: every property is measured the same way, so your listings can be compared fairly
Documentation: you can explain exactly how the square footage was calculated if a buyer asks
Protection: an insured measuring company stands behind its numbers
Better marketing: an accurate, to-scale floor plan helps buyers understand the space before they book a showing
At Optimum Floor Plan Designs, we are BOMA certified and measure every property on site to the most current BOMA standards. We are E&O insured for up to $1,000,000, and every floor plan comes with room dimensions and a square footage explanation for the property. We serve Vancouver and the Lower Mainland and Kelowna and the Okanagan.
Frequently Asked Questions
What does BOMA stand for?
BOMA stands for the Building Owners and Managers Association International, the organization that writes the BOMA floor measurement standards.
Is BOMA measurement required in BC?
There is no single mandatory standard for every property in BC. BCFSA asks licensees to use the standard typical for the market and property type, apply it consistently and disclose how the measurement was calculated. BOMA is a widely recognized standard for doing that.
Does BOMA square footage include balconies?
It depends on the standard and method. Under the multi-family standard, private balconies are treated separately from the unit's living area. In BC strata listings, balconies and patios that are limited common property should be listed separately from the strata lot area.
Why is my BOMA measurement different from the strata plan?
Strata plans can differ from what was actually built, and they may measure walls differently or include areas such as balconies or parking. An on-site measurement shows the space as it exists today.
Can you measure commercial properties to BOMA standards?
Yes. We measure condominiums, apartments, townhouses, single-family homes and commercial properties. For landlords, brokers and property managers, our Commercial & Leasing Floor Plans show the usable and rentable area of every unit, measured to BOMA standards.
How do I book a BOMA measurement and floor plan?
See our pricing or contact us to book. 2D floor plans are ready one business day after we measure.
