Lease Area Surveys
Lease Area Surveys provide the authoritative measurements that underpin rental calculations, property valuations and lease agreements across commercial, retail and industrial assets.
Every square metre counts. Even minor discrepancies between the area stated in a lease and the area actually occupied can lead to significant financial impacts over the life of a tenancy. A Lease Area Survey removes this uncertainty, ensuring that all parties have a transparent and legally defensible basis for their agreement.
At Landair Surveys, we undertake Lease Area Surveys across Queensland, New South Wales and Victoria, in accordance with the Property Council of Australia’s (PCA) Method of Measurement for Lettable Area.
Our licensed and registered surveyors deliver accurate, standards-compliant plans for offices, retail centres, warehouses, showrooms and industrial buildings to help clients avoid disputes and plan with confidence.
Why lease area surveys matter
Lease agreements are among the most important financial commitments a business or property owner will enter into. An independent survey ensures:
- Accuracy in rental calculations: Removing guesswork from one of the largest ongoing business costs.
- Fairness in negotiations: Providing an agreed reference point between landlords, tenants and agents.
- Risk reduction: Preventing disputes over “what’s included” in a tenancy area.
- Compliance with national standards: Meeting the PCA’s method of measurement for consistency across property types.
- Clarity for investment and planning: Informing purchase decisions, valuations and future occupancy strategies.
Types of lease area surveys
Landair Surveys delivers all three PCA-recognised lease area measurements:
Net Lettable Area (NLA)
Used for office buildings and business parks, NLA defines the tenant’s usable floor space. It excludes common areas such as lobbies, plant rooms, toilets and service ducts.
Gross Lettable Area Retail (GLAR)
Applied to shopping centres, strip shops and retail premises, GLAR measures the tenancy floor area for rent calculation and centre management planning.
Gross Lettable Area (GLA)
Used for warehouses, industrial buildings, showrooms and large format retail, GLA defines the space available for tenancy, including internal walls and columns.
These definitions matter. A difference of just a few square metres in how space is classified can significantly affect rental values and outgoing costs.
Lease area surveying by state
Surveying regulations vary across Australia. Landair’s licensed and registered surveyors are accredited in each state to perform Lease Area Surveys that stand up to scrutiny.
In every jurisdiction, we apply the PCA Method of Measurement to ensure consistency and reliability.
Who uses lease area surveys?
Property owners and investors
To verify asset value and ensure accurate lease documentation.
Property consultants and managers
To establish reliable tenancy data for leasing, acquisitions and portfolio reporting.
Tenants and occupiers
To confirm they are paying rent only for the space they occupy.
Agents and valuers
To supply authoritative measurements for marketing, valuation and compliance.
What do you get from a lease area survey?
Depending on your project and state-specific requirements, Landair delivers:
Certified lease area survey plans
Area breakdowns by tenancy, including offices, amenities, shared areas and external canopies
PCA-compliant documentation suitable for legal agreements
Supporting reports that explain results in clear, practical terms
Did you know?
Lease Area Surveys were once commonly called BOMA Surveys, after the Building Owners and Managers Association. Today, they fall under the Property Council of Australia’s Method of Measurement, which standardises definitions nationwide and ensures consistency across offices, retail centres and industrial assets.
Why choose Landair?
Across Victoria, New South Wales and Queensland, Landair’s surveyors are trusted to deliver accurate lease area measurements for some of Australia’s largest property owners and consultants. Our experience includes:
- Multi-site and multi-state portfolios measured under strict transaction deadlines
- Authoritative documentation relied upon in lease negotiations and dispute resolution
- Consistent reporting formats that are easy for consultants to explain to their clients
Architects
Brighton Mansion
Landair Surveys undertook a detailed survey of a heritage-listed Brighton mansion, a grand example of 1920s Melbourne high society and one of the earliest Californian Bungalow-style homes designed by Cedric Ballantyne.
Industrial Portfolio
Landair Surveys worked with CDC Property Consultancy to conduct gross lettable area (GLA) surveys for an industrial portfolio of 30 assets across Vic, NSW, QLD and WA as part of due diligence for a potential multi-asset transaction.
Lease area survey FAQs
A lease area survey measures the lettable area of a building to a recognised standard so that rental calculations, property valuations and lease agreements are based on accurate, agreed figures. Even small differences between the area stated in a lease and the area actually occupied can have a significant financial impact over the life of a tenancy, and a lease area survey removes that uncertainty.
We undertake lease area surveys in accordance with the Property Council of Australia’s (PCA) Method of Measurement for Lettable Area, and deliver the PCA-recognised measurements including Net Lettable Area for offices and business parks and Gross Lettable Area for other property types. Our licensed and registered surveyors provide standards-compliant plans for offices, retail centres, warehouses, showrooms and industrial buildings.
Landlords, tenants, agents and valuers all rely on lease area surveys to give a transparent and legally defensible basis for an agreement. An independent survey provides an agreed reference point in negotiations, removes guesswork from rental calculations and helps all parties avoid disputes over what is included in a tenancy area.
We work from offices in Melbourne and Sydney and undertake lease area surveys across Victoria, New South Wales and Queensland. Every survey is delivered by our licensed and registered surveyors to the PCA method of measurement.