The difference between usable floor area and built area - Why is it important to know?

When we talk about premises, be they residential or office premises, there are some aspects that we refer to in mathematical, quantification terms. For example, we talk about surface areas, in square metres, about areas and volumes, because these are the information we need to get an idea of what we have invested or will invest. One of the important and particularly relevant pieces of information is the difference between usable and deployed area, which is particularly important in the context where the price of premises is expressed in square metres, but also in the idea that the two areas are used to issue the energy certificate following an energy audit.

What is usable floor space?

Usable floor area is the area of a property intended for functional use so that it can meet the needs of users. The usable floor area of a dwelling is actually calculated as the sum of all the usable floor areas of each room, and includes: bedrooms, bathrooms, kitchens, shower areas, storage areas, access areas.

Habitable area

The habitable area or developed area is, as the name implies, the area of rooms and living areas, minus the area of walls and areas where no functional processes are actually taking place. Also not included in the calculation of the habitable floor area are areas relating to loggias and balconies.

Total usable floor area

A relatively new term, regulated by the Housing Act 114 / 11 October 1996, is total floor area. The total useful floor area is the total floor area of the rooms plus the area of the balconies, i.e. the entire floor area of a room.

What is built-up area?

The built-up area is equivalent to the footprint of the building, meaning in fact the area traced by the imaginary axes of the walls. The built-up area refers only to the elements of the building itself, so elements such as the garage or the parking space are considered to be annexes and therefore separate issues.

What is the developed built-up area?

The developed built-up area is similar in principle to the built-up area, but the difference is that the areas for each level will be taken into account. Thus, if we are talking about a house with several floors, in that case we will take into account the areas for the ground floor and the other floors. If the house has only one floor, only the footprint of the house will be taken into account. As an example, if we are talking about a house with a ground floor footprint of about 80 square metres, the calculation of the footprint for the same house with Gf+2E will be 80 square metres x 3, where 3 is the number of floors.

What does the Housing Act say about minimum room sizes in a dwelling?

Housing is one of the most sold and bought goods, and this can be seen, at least in Romania, in the statistics. According to Eurostat reports, in 2021 Romania will be the first in Europe in terms of the number of home owners. Although the idea of ownership seems simplistic, at the level of common knowledge, in reality the processes of construction and sale-purchase are regulated and controlled by the competent authorities. For example, the Housing Act lays down certain criteria on which a dwelling must to meet them, starting with available space and ending with energy efficiency elements.

Although we might think that the dimensions of a dwelling are not regulated, there are nevertheless minimum dimensions set for each type of room, as well as a specific height of the levels, which often start from a minimum of 2.50 m. These rules have to be respected by builders and developers in order to offer their customers the best conditions.

Minimum floor area for a studio or studio flat

The law stipulates the minimum floor areas of a studio apartment, taking into account the fact that studio apartments are not bounded by internal walls. Thus, a studio apartment should have a living room, dining area, bathroom and kitchen, and is considered to be an entire one-room apartment. The total for such a studio is about 37 sqm.

Minimum floor area for a 2-room apartment

Two-bedroom apartments can be semi-detached, semi-detached or detached, which is important in the context of measuring floor areas or hallways. According to the Housing Act, a two room apartment should be a minimum of 52 sqm, with a living room, bedroom, bathroom, kitchen and, where appropriate, hallways.

Minimum floor area for a 3-room apartment

The Housing Act states that the minimum floor area for a three room apartment is 66 square metres, but this depends very much on the separate size of the rooms and the number of people living in the dwellings. The minimum of 66 sqm is calculated for 3 people living in a 3-room apartment, the minimum for 4 people is 77 sqm.

Minimum floor area for a 4-room apartment

Calculating the minimum floor area for a 4 room apartment also depends on the number of people using the space, so an apartment for 5 people should have 87 sq m and for 6 people a minimum of 93 sqm.

Minimum area for a penthouse

In the case of large apartments with more than 5 rooms, the minimum surface areas start at around 100 square metres, taking into account the number of people and the number of rooms. A penthouse is by definition a very large apartment or house, and the floor area is proportional to its size.

How is the usable floor area calculated?

In order to calculate the usable floor area of a dwelling, accurate and precise measurements are needed. When measurements are taken, the built-up area, which is larger than the built-up area, is calculated, and the built-up area, which is larger than the usable area, is calculated.

Why is it important to know the usable floor area of a home?

Floor area is one of the most commonly used terms, both by designers, builders and developers. It is important to know that the usable floor area of a house is the basis for calculating the selling price of a property. Usable floor area refers to functionality and the areas that individuals can use on a day-to-day basis, but there are also situations where some developers include loggias and balconies in this total, which is fundamentally wrong.

Why is it important to know the floor area of a dwelling?

The built-up area of a dwelling, as stated in the technical design, is important in calculating the tax on the dwelling. The tax is payable on the entire surface area of the apartment you own, including balconies, loggias or any other area relating to the apartment itself, except for annexes, which are generally paid separately.

As discussed above, the built-up area refers to a single level, which is relevant in the case of apartments, whereas for houses the built-up area is taken into account, i.e. the sum of the built-up areas for each level.

Usable floor area and built-up area in the calculation of planning coefficients

In recent years there has been a great emphasis on the idea of urban development, and this includes proper regulation of building processes. We can't build anytime and anywhere, especially as long as there are both old and new houses on the market. In addition, the land on which construction is taking place is a commodity that circulates on the market in terms of value, which can be bought and sold, so the steps leading up to the construction and operation of residential buildings must be properly regulated. Usable floor area and built-up area count in determining the urban development coefficients POT and CUT, which are regulated and calculated by the territorial authorities.

What are urban coefficients? (POT and CUT)

Urban development is closely linked to the law, because today we need both construction and recreation spaces. In order to maintain this balance, the urban development coefficients POT and CUT are calculated, according to which building is allowed.

POT represents the percentage of land use, i.e. the ratio of the building's floor area to the total area of land on which it is built. CUT represents the land use coefficient, i.e. the ratio of the building's usable area to the total area of land on which it is proposed to build. A calculator can be used to determine these coefficients and most calculations can be automated. We have programs for the calculated usable floor area or the developed built-up area, so that the figures can be analysed correctly.

Both coefficients are intended to maintain a balance between buildings and available space, so that the urban design and aesthetics of the city work together to provide the best living conditions for individuals.

Now that you know what is meant by usable area, developed area or built-up area, it is easy to analyse the proposed documentation when you want to buy a house or an apartment. Look up the housing law with floor areas or the housing law minimum floor area table and you'll find all the details you need to make the right choice when it comes to buying an apartment.