Introduction to BACS: calculation method, practical applications, advantages, and limitations

The measurement of office areas in Luxembourg is defined by a measurement code published by the Belgo-Luxembourg Association of Chartered Surveyors (BACS). This code establishes that the measurement basis for the evaluation and commercialization of offices, as well as offices annexed to industrial premises, is the Surface Grand Plateau (SGP). This same surface also serves as the measurement basis for calculating common charges related to leased spaces.

BACS Calculation Method

The Surface Grand Plateau (SGP) corresponds to the area measured from the axis of the glazing to the axis of the walls, if they are not glazed. The SGP includes:

• Areas occupied by walls and partitions.
• Columns, stairwells and elevator shafts, chimneys, and vertical ducts.
• Accessible and covered atria, measured only at the first ground level.
• Interior corridors, including common areas used with other occupants (divided proportionally to the area occupied by each occupant).
• Service rooms such as restrooms, bathrooms, maintenance kitchens, etc.

However, it excludes:

• External projections.
• External balconies, covered access, emergency exits, and small canopies.
• Technical rooms, elevator machinery, fuel storage in a permanent structure.
• Parking entrances and access ramps.
• Areas under the control or management of other external authorities, including energy suppliers.
• Areas with a free height of less than 1.5 meters.

Practical Applications of BACS

BACS is used for:

• The evaluation and commercialization of office spaces.
• Calculating common charges related to leased spaces.

Advantages of BACS

• Standardization: Provides a uniform and recognized method for measuring office spaces, facilitating comparisons and real estate transactions.
• Accuracy: Ensures precise measurement of spaces, taking into account all relevant structural elements.
• Transparency: Makes the calculation of common charges more transparent and fair for all occupants.
• Flexibility: Adaptable to different types of office and industrial annex configurations.

Limitations of BACS

• Complexity: The method can seem complex for uninitiated individuals, sometimes requiring the intervention of professionals for proper application.
• Specific Exclusions: Certain specific areas are not included, which may require additional calculations for particular needs.
• Variability of Interpretations: Despite standardization, variations may exist in the interpretation and application of the measurement code.
• No International Comparisons: The measurement code applies in Belgium and Luxembourg, but the calculation of office spaces is different in other countries. An international measurement code (IPMS) has existed since 2014, aiming to standardize office space measurement on a global scale.

INOWAI is at your disposal to assist you in all your office space measurement and management needs in Luxembourg. Whether you are a tenant or owner, our team of experts is here to help you apply BACS methods and benefit from all its advantages. Do not hesitate to contact us for any questions or personalized support in your real estate project.