GROSS LETTABLE AREA RETAIL SURVEY
Gross lettable area surveys for retail property or shopfronts
Our business was built on preparing Lettable Area Surveys and we have become the industry leader in this space.
Three fundamentals drove our start-up business to disrupt the survey industry nearly 20 years ago;
- To become the single source of interpretation and best practice of the Property Council of Australia Method of Measurement
- Use the latest technology in obtaining accurate field data.
- Present the findings in a transparent and easy to read format for all interested parties to understand in their own way.
Obtaining accurately calculated tenancy areas for Shopping Centres, freestanding shops, semi-detached or terrace type shops in suburban streets, the survey uses the Property Council Method of Measurement known as Gross Lettable Area.
It is important to note that in some states or territories, lease legislation might contain provisions that over-ride the Property Councils preferred approach to the measurement of retail premises. The Realserve team has specialised in this space for nearly 20 years.
The Gross Lettable Area Retail determination excludes;
- Common stairs, accessways, toilets and other service areas.
- Passageways for delivery of goods and/or service vehicles not for the exclusive use of the tenant.
GLAR surveys generally reference a “Mall Line”, its the line between the shop tenancy and the common area of the centre. These need to be reviewed at the time of a survey to determine the extent of internal and external malls.
Shopping centres need to advise in-go or out-go (approved projections beyond mall line) zones in relation to the agreed mall line. This will then be shown on our survey plan for all interested parties to understand.
Shops with access to suburban streets should have their measurement calculations taken to the internal finished surface of their permanent outer building walls as they exist along the street.
If you own, manage or lease a retail tenancy you will find a Gross Lettable Area Retail Survey most applicable and useful for;
- Showing tenancy square metres on signboards and other marketing material.
- Attaching to Lease Documentation.
- Property Valuation reports.
- Rental calculations.
- Registering a Lease.
Our typical process
The property council believes the best practice approach to measuring floor space as part of a lease negotiation is as follows;
Step 1 – Agree on the methods to be used
Step 2 – Agree on the measurements obtained
Step 3 – Negotiate the rental rates
Our fieldwork and lettable area plan presentation is the best clarification of the method of measurement with your specific site. If your retail portfolio spans Australia, you can have the peace of mind when negotiating rental calculations with incoming or existing tenants, knowing you have the correct area.
We utilise the latest surveying technology to capture our data then produce our surveys. Using the latest CAD software programs everything is captured and processed accurately to start producing survey plans. The equipment we use is state of the art, ranging from traditional total stations to 3D laser scanning or RPA (drone). We only use the latest software tools including AutoCAD & Revit.
Once our plans are drafted they go through an intensive QA process via an independent audit to ensure that what we have captured is delivered to the highest levels of accuracy possible.
- Initial consultation to ensure we can meet your needs.
- Agree on a scope of work.
- A site visit is organised with one of our qualified technicians with the necessary data collection equipment.
- All data is then processed via our team located in one of our offices around the Country.
- All plans or drawings are then independently reviewed via our QA process.
- All deliverables are then created for viewing in PDF, AutoCAD or Revit.
- We also have the ability to create a 3D scan or virtual tour of your property to create a fully interactive view of a site.
Gross Lettable Area Retail Survey Plan Samples
See some of our case studies
The International Property Measurement Standard (IPMS) is a standardised and globally applicable method for measuring property. This global method of measurement is being introduced gradually into Australia
Typically, the Gross Floor Area (GFA) is measured in accordance with each Council’s Local Environmental Plan to determine a buildings Floor Space Ratio (FSR).
A Lettable Area Plan in South Australia cannot be used or registered for a written lease by a solicitor. Confirming whether your plan requires to be registered or not, is very important as it requires the appropriate Filed Plan Presentation and Lodgement.
We helped a client convert a very old handshake agreement into a new Plan of Subdivision to determine the correct usage of the farming area.