What is a BOMA Survey and Why Do You Need One?
If you’re leasing or managing commercial property in Auckland, you’ve probably heard the term BOMA survey. But what exactly does it mean — and why is it so important for landlords, tenants, and property managers?
What is a BOMA Survey?
A BOMA survey is a measurement of commercial floor areas carried out in line with recognised standards.
In New Zealand, the standard reference is the Guide for the Measurement of Rentable Areas (2023), jointly published by the Property Council of New Zealand (PCNZ) and the Property Institute of New Zealand (PINZ).
This guide builds on the original BOMA (Building Owners and Managers Association) principles, first adopted in NZ in 1981 and revised several times (1987, 1996, 2006, 2013, and 2023).
It sets out uniform, impartial methods of measurement for offices, retail, and industrial premises (Methods 1–4). The result is a reliable, industry-accepted calculation of Rentable Area — the floor space a tenant pays rent on.
Why is a BOMA Survey Important?
- For Landlords & Investors
Ensures lease areas are measured consistently and defensibly, reducing disputes. - For Tenants
Provides confidence they’re paying rent only on the correct area. - For Property Managers & Agents
Gives transparency for lease negotiations, rent reviews, or valuations. - For Developers & Architects
Establishes an accurate baseline for refurbishment, redevelopment, or subdivision.
Common Applications
- Lease area schedules.
- Rent reviews and renewals.
- Building acquisitions or disposals.
- Redevelopment or change of use planning.
For example, we recently measured offices, workshops, and large sealed yard areas under Method 4 (Industrial Premises) of the 2023 Guide. The final certificate clearly tabulated each component (office, washbay, canopy, sealed yard, surplus land) so the client had a robust, transparent record.
BOMA vs IPMS
You may also hear about IPMS (International Property Measurement Standards). IPMS is used internationally but differs considerably from the NZ Guide. The 2023 Guide specifically notes that, if asked to provide IPMS figures, surveyors should explain the differences and confirm what’s most relevant to the New Zealand property market.
In practice, most NZ leases still specify areas based on the PCNZ/PINZ Guide.
Our Approach at Auckland Land Surveys
- Precise Leica Survey equipment and modern survey technology for maximum accuracy.
- Compliance with the latest 2023 PCNZ/PINZ Rentable Area Guide.
- Clear, easy-to-use outputs: certified plans and schedules.
- Fast turnaround to meet lease and negotiation timeframes.
Frequently Asked Questions
Is a BOMA survey legally required?
Not always — but it is the recognised standard. Without it, lease negotiations risk disputes.
How long does it take?
Most office and retail surveys are completed within 1–2 weeks, depending on building size.
What does it cost?
Costs vary with complexity, but are minimal compared to the potential cost of a rent dispute.
Conclusion
A BOMA survey provides clarity, consistency, and confidence for all parties involved in commercial property. Whether you’re a landlord, tenant, or property manager, having floor areas measured under the recognised NZ standard ensures your lease agreements are fair, defensible, and future-proof.
👉 Get in touch with Auckland Land Surveys to request a BOMA survey or quote for your property.
To learn more about Boma surveys and what we can do for you, we invite you to visit our website for details. Or, you can call our team directly on 021809457.