Rentable Area Surveys

Net lettable area (NLA) is the area a tenant actually occupies and pays rent on. It is measured from the inside face of the tenancy walls and excludes structural elements, shared corridors, building service areas, and common facilities. Gross floor area (GFA) is the total building footprint measured from the outside face of the external walls and includes everything: tenancies, common areas, plant rooms, and structure. Most commercial leases in New Zealand are priced on NLA. GFA is used for planning, rates, and whole-of-building assessments. The PCNZ standard sets out precisely how each figure is calculated so that the numbers mean the same thing regardless of who is reading them. If you are unsure which figure your lease refers to, bring it along and we will point you in the right direction before we start.

Because lease area figures are often wrong, and the longer they sit unchecked, the more they cost. Figures get carried forward from old leases, taken from architect drawings that were never verified on site, or measured to a methodology nobody can trace. Over a long lease term, even a small discrepancy between the stated area and the actual area translates into real money. When a rent review approaches, when a building changes hands, or when a tenant questions what they are paying for, having a current certified Rentable Area measurement removes the ambiguity and removes the argument. A resurvey occasionally reveals that a tenancy has been over or under-rented for years. Finding that out is always better than not finding it out.

We can do either, and the right answer depends on what you are trying to achieve. For a single tenant dealing with a lease or review, we can measure just that tenancy and provide a certified NLA. For building owners, property managers, and valuers working across a multi-tenancy property, surveying the whole building in one programme is more cost-effective and gives you an area schedule where every figure is internally consistent, which matters when leases are staggered or when the building is being valued or sold. We will ask a few questions at the start to make sure we scope the right job for your situation.

A single tenancy survey is typically a half-day on site, with the area schedule delivered within a few working days. A full multi-storey commercial building with multiple tenancies usually takes one to two days on site, depending on floor complexity and access arrangements. We work around occupied tenancies and coordinate access directly with property managers where needed. If you have a hard deadline, such as a lease execution date or a valuation programme, tell us upfront and we will plan around it. We are used to fitting site work into busy commercial environments without causing disruption.

Yes, and we do it regularly. We provide area schedules and supporting documentation directly to commercial valuers, solicitors, and property managers as part of sale, lease, or financing processes. If your valuer has specific format requirements for how they want the output presented, or if your solicitor needs something for a due diligence package, we will work to that brief. We are used to operating as part of a wider professional team on commercial property transactions and happy to make direct contact with whoever needs the information so the process moves without bottlenecks.