Vertical Penetrations - Structural Braces, Plumbing Chases, etc. and Acceptable Variance

Ashlee: Powers Brown Architecture; September 20, 2018

Hi,

I have a building architect that is saying that a structural "k" brace or "x" brace(that is not penetrating the floor) and potentially some plumbing chases are not being considered Vertical Penetration in his BOMA measure. After reading through several posts, I understand that since there is floor there, it shouldn't be considered as part of the MVP, but it's not really of use to the tenant. Can you please explain the reasoning for it not being included in the vertical penetrations measurement if it's used space used for the structural integrity of the building.

Also, I read on the How Big Is My Building website that if two measurements disagree and the difference is 2% or less you are within acceptable BOMA standards, but who does the measurement differ to favor, the Building owner or the tenant?

David Fingret: Extreme Measures Inc.; September 21, 2018

Hi Ashlee,

The lowest level of all Major Vertical Penetrations (where there is a floor) is Service Area in BOMA 2017 (usually Building Service Area). The reasoning behind this change mostly has to do with consistency. In BOMA 2010 Office, the lowest level of a shaft was also not considered MVP. It was decided that in order to be consistent, all MVP on the lowest level should be Service Area, including Vertical Circulation Areas (stairs, elevators, etc.). This simplifies the standard and ensures that all floor space (with the exception of parking and occupant storage) is included in the rentable area of a building, which is more in keeping with the standard's core principles.

With regards to the 2% discrepancy rule, the standard does not specify which party is favored if there are opposing reports by 2% or less, since they would both be deemed accurate. In most cases, the landlord would decide which report to use since it is usually the Landlord's responsibility to produce such documents for leasing purposes.

Thanks,
David

Megan: iS design; March 13, 2023

So is K or X bracing (often next to stairs) then considered floor common area or tenant space?

David Fingret: Extreme Measures Inc.; March 17, 2023

Hi Megan,

Required structural elements are generally ignored in all of the Boundary Conditions and Space Classifications under the standard, so wherever K or X bracing exists should be ignored and their area included in whichever Space Classifications they are located within.

Thanks,
David