025 - Building Area Measurements: The GRUN Framework Explained

Building area measurements explained using the GRUN framework: gross, rentable, usable, and net areas.

If you've ever been confused about the difference between rentable and usable square footage, this episode breaks it all down. Layla walks through the GRUN hierarchy using the Russian nesting doll analogy so the relationship between all four measurement types finally makes sense.

From there we get into how load factors work, what SF/YR actually means on a commercial lease, and how to calculate building efficiency for different project types. Whether you're studying for the ARE or working with a client on a lease negotiation, these are the distinctions that prevent expensive misunderstandings.

📝 Key topics covered:

• Gross, rentable, usable, and net area definitions and how they nest

• Load factor in real estate and how to calculate it

• What SF/YR means in a commercial lease

• Building efficiency ranges by building type (offices, hospitals, residential)

• Common ARE exam mistakes on area calculations

⏱️ Chapters:

(0:28) Introduction

(3:41) The GRUN Framework: Gross, Rentable, Usable, Net

(14:02) Why Building Area Measurements Matter

(17:38) Building Efficiency by Building Type

(21:21) ARE Exam Prep for Area Calculations

(25:06) BOMA Standards and Industry Rules

(27:01) Conclusion

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