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.
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:
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 Queensland, Lease Area Surveys must be carried out by Registered Cadastral Surveyors, regulated by the Surveyors Board of Queensland.
In New South Wales, lease area measurements must be undertaken by Registered Surveyors, accredited by the Board of Surveying and Spatial Information (BOSSI).
In Victoria, Lease Area Surveys are conducted by Licensed Surveyors, registered with the Surveyors Registration Board of Victoria.
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
