BOMA Rentable Area Surveys & As Built Drawings
Rentable Areas and As Built Floor Plans for a major Commercial Twin Tower in Auckland CBD
205 Queen Street is a landmark commercial property in Auckland CBD comprising of two towers with a wide range of offices, retail tenancies and car parking areas.
Exact Solutions has worked with the property's owners and property managers over several years, providing As Built Floor Plans, Reflected Ceiling Plans and Rentable Area Surveys as management needs have developed.
The project began in 2018 when Roxy Pacific took ownership of the property. Accurate As-Built drawings and Rentable Area information were needed to support leasing, design decisions, property management and future planning.
Measuring a Complex Commercial Building
205 Queen Street presents a number of challenges for accurate measurement.
The two towers incorporate a distinctive circular glass curtain wall, with the façade stepping in at lower levels. The building also contains a diverse mix of tenancies and fitouts, meaning the internal configuration varies considerably from floor to floor.
Rather than relying solely on historical drawings, Exact Solutions measured the building and documented the existing conditions present at the time of each survey.
This approach provided current As Built Floor Plans and Reflected Ceiling Plans that could be used by the property managers, leasing teams, designers and other consultants working on the building.
Commercial As Built Drawings
During 2018 and 2019, close to 10 levels were surveyed for Roxy-SingHaiyi (NZ) and Colliers. Exact Solutions initially surveyed individual floors as they became vacant, producing detailed As-Built Floor Plans and Reflected Ceiling Plans.
The As Built Floor Plans documented the building structure, fitout and fixtures as they existed at the time of survey. This provided the property team with a reliable basis for assessing existing conditions, considering potential changes and developing alternative layouts.
The Reflected Ceiling Plans documented ceiling finishes, grids, bulkheads, ceiling heights and visible services. Where ceilings were open, the drawings also recorded visible building structure, mechanical services and pipework.
Basement Car Park As Built Plans
During the COVID period, the focus shifted towards improving the efficiency and utilisation of the building's car parking areas.
Exact Solutions was engaged to survey the two basement levels and prepare detailed Floor Plans and Ceiling Plans showing the relationship between the building structure, car parks, storage areas and existing fitout.
The drawings documented key building services and physical information, including:
HVAC and mechanical services
Fire services
Gas cages and utilities
Major beams and pipework
Floor levels
Building structures
Car parking and storage areas
Existing fitout
This created a coordinated record of the basement areas that could be used for property management and future planning.
Full Building Rentable Area Survey Updates
In July 2024 Roxy-SingHaiyi (NZ) commissioned Exact Solutions to undertake a fresh Rentable Area Survey across the entire property.
The building had changed significantly since the previous measurement. Tenancy arrangements and ownership had changed, and the applicable Guidelines for Measurement of Commercial Property had been revised more than 4 times.
As a result, the existing Rentable Area information needed to be reviewed against the building as it existed at the time of the new survey.
Exact Solutions completed a full re-measure of the two towers, delivering :
17 floors in Tower 1
22 floors in Tower 2
39 floors in total
Completed within approximately 2.5 months
The updated Rentable Area Surveys provided a current and consistent basis for the property's leasing, management and commercial decision-making.
Supporting Leasing, Property Management & Future Planning
205 Queen Street is one of Exact Solutions' most comprehensive commercial property projects. For more than five years, we have supported Roxy-SingHaiyi (NZ) and Colliers with measured information across the two towers. For a large commercial property, maintaining accurate As-Built and Rentable Area information is an ongoing requirement rather than a one-off exercise.