MEASUREMENT CODE FOR THE FLOOR AREA OF BUILDINGS The European Real Estate Area Label v1.0 Hanover (Germany), 11 October 2012 A visionary cross border tool for transparency The Council of European Geodetic Surveyors Comité de Liaison des Géomètres Européens
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MEASUREMENT CODE
FOR THE FLOOR AREA OF BUILDINGS
The European Real Estate Area Label
v1.0 Hanover (Germany), 11 October 2012
A visionary cross border tool for transparency
The Council of European Geodetic SurveyorsComité de Liaison des Géomètres Européens
2 // MEASUREMENT CODE FOR THE FLOOR AREA OF BUILDINGS
3.1 // REFERENCE AREASEXTERNAL AREA INTERNAL AREACONSTRUCTED AREA
3.2 // USE OF REFERENCE AREAS 3.3 // RULES ON MEASUREMENT 3.3.1 // GENERAL PRINCIPLES3.3.2 // MEASURING REFERENCE AREAS3.3.3 // DISTINCTION BETWEEN PRIVATE
AND COMMON AREAS3.3.4 // DISTINCTION BETWEEN ABOVE GROUND
AND BELOW GROUND3.4 // DIVISIONS OF INTERNAL AREA
PRIMARY AREASRESIDUAL AREASOTHER AREAS SERVICE AREAS
3.5 // INDICATORS
4 // APPENDICES
4.1 // OVERVIEW OF AREAS4.1.1 // PREAMBLE4.1.2 // DETAILED AREA CHART4.1.3 // TABLE OF AREAS4.1.4 // PLAN OF AREAS
5 // GLOSSARY
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MEASUREMENT CODE FOR THE FLOOR AREA OF BUILDINGS // 3
PREFACE //
This Measurement Code for the Floor Area of Buildings
was created by CLGE1 between 2008 and 2012. It was de-
veloped with the close cooperation of domain experts
from the European Commission and the Belgian Cadastre.
In April 2012, a European Commission official has recog-
nised the code as a ‘Visionary Cross Boarder Tool for
Transparency’ and, of course, we fully agree with him.
During the III CLGE Conference of the European Surveyor,
on the 11th of October 2012, in Hanover, the code will be so-
lemnly presented to the general public and the press.
From then on it should be used as a European cross bor-
der quality label by the European surveyors and all inte-
rested parties. Therefore it will be strongly advertised and
promoted via the initiative called www.euREAL.eu,
euREAL for ‘European Real Estate Area Label’.
The code was conceived as a platform for further impro-
vement and cooperation with other bodies especially the
European Commission. This plan has already been suc-
cessful, since the INSPIRE Thematic Working Group on
Buildings has adopted the measurement code as the
default description for areas in buildings. This was endor-
sed by the European Commission on the 11th of April 2012
and our approach is now part of version 3.0 of the IN-
SPIRE Data Specifications.
Moreover, following the integration of CLGE work in this
European Directive, JRC2 has asked the European norma-
lization body CEN to set up a New Work Item Proposal
for area, space and volume measurements in buildings, in
cooperation with CLGE. Hence, CLGE will coordinate the
planned additional work about volumes in buildings
with CEN.
Europe needs harmonizing and simplifying initiatives to
grow and to become more competitive. I am convinced
that others will join us in our quest. Let’s give euREAL a
real chance.
Jean-Yves Pirlot,
CLGE President
Brussels, 21 August 2012
1 Initially a French Belgian working group of the Comité de Liaison des Géomètres Européens —
Council of European Geodetic Surveyors.
2 EUROPEAN COMMISSION, DIRECTORATE-GENERAL JRC, JOINT RESEARCH CENTRE, Institute for Environment and Sustainability,
Digital Earth and Reference Data Unit
The ideal Code of Measuring Practice will give the public
a clearer idea of how the area of buildings is calculated,
while at the same time meeting the economic require-
ments of our society, providing professionals with a com-
mon language, guaranteeing the legal certainty of acts of
law, facilitating an objective comparison between proper-
ties and allowing a standardised graphical representation
of property.
Together with the European Commission, our French-Bel-
gian working group of surveyors has undertaken a wide-
ranging review aimed at establishing the most broad-
based measuring code possible that would be applicable
to all purpose-built premises, including housing, busines-
ses, offices, industry, agriculture, plant and infrastructure.
Our aim is to draw up standard definitions and rules com-
mon to all buildings, irrespective of their use.
We have adopted an approach based on clarity, accessibi-
lity and user-friendliness in keeping with our desire for
transparency and intelligibility. The working group's ob-
jective is to propose a simple, fair, yet strict code.
The rules of this code apply to all existing buildings, as well
as to all phases of the construction process, from the de-
sign on to the completion of the works. When a measure-
ment has been prepared in accordance with this Code, it
will be followed by the reference ”euREAL3”.
In the general interest, we are happy for the ”euREAL”
area measure to coexist with other current market
measures for a transitional period.
// INTRODUCTION
3 European Real Estate Area Label (www.euREAL.eu — under construction —)
4 // MEASUREMENT CODE FOR THE FLOOR AREA OF BUILDINGS
1
AIMS //
Our aim is to meet the requirements of civil society
in terms of:
2.1 // TRANSPARENCY
A single measuring code is necessary not just for the pro-
tection of European consumers, but as a safeguard for
professionals too. A single code would enable better un-
derstanding of property areas and values. The rules and
definitions laid down in the Code are designed with a view
to simplification and standardisation of the terminology.
Their aim is to provide a uniform and coherent way for
measuring buildings. The public will have greater confi-
dence in a more transparent property market.
2.2 // LEGAL CERTAINTY
The security of transactions requires full information to
define the legal boundaries of a property. The use of a sin-
gle measuring code by all professionals will provide the
consumer with better protection by guaranteeing a sur-
face area within these boundaries.
2.3 // PLANIMETRIC REPRESENTATION
The Code's measuring rules allow a planimetric represen-
tation of the external perimeters of buildings on all types
of plans, including cadastral plans.
2.4 // ECONOMIC REQUIREMENTS
In a context of European free trade, it is essential to be
able to compare properties and economic markets. For the
consumer, business or investor, use of the single code will
help to establish a standardised product to assist in the
valuation (market values, rental values, etc.) and manage-
ment of buildings, and the preparation of reliable statis-
tics. This will strengthen both market transparency and
economic guarantees.
MEASUREMENT CODE FOR THE FLOOR AREA OF BUILDINGS // 5
2
6 // MEASUREMENT CODE FOR THE FLOOR AREA OF BUILDINGS
3.2 // USE OF REFERENCE AREAS
EXTERNAL AREA This is mainly used for town planning purposes or for the
planimetric representation of the building. It is also a unit
of measure of the building rights attached to the plot.
INTERNAL AREAThis is mainly used as a reference unit of measure in va-