What Does It Mean 116 Aff In A Floor Plan

By Bella Sungkawa | Published: | Architecture | 2 min read

Short Answer

In architectural and real‑estate drawings, "116 AFF" denotes a space measuring 116 square feet of above‑finished‑floor area. The abbreviation clarifies how much usable floor space is present on a given level, differentiating it from other area calculations such as gross floor area.

Complete Explanation

The term “116 AFF” on a floor plan indicates that the referenced space occupies 116 square feet of Above Finished Floor (AFF) area. AFF measures the usable floor surface that is finished and ready for occupancy, excluding unconditioned spaces such as crawl spaces, mechanical rooms, or voids that are not part of the finished interior.

  • Definition of AFF:
    Above Finished Floor (AFF) is the horizontal area of a space measured at the finished floor level, expressed in square feet (or square meters). It reflects the portion of a building that can be occupied or used for its intended purpose.
  • How the measurement is taken:
    Measurements are taken along interior walls at the finished floor surface, counting all usable floor space within the room’s perimeter. Areas occupied by structural elements, columns, or permanent fixtures are typically deducted.
  • Typical use cases:
    Architects, developers, and leasing agents use AFF to convey the size of individual rooms, apartments, offices, or retail units. It aids in budgeting, space planning, and comparing comparable units.
  • Relation to other area metrics:
    AFF differs from Gross Floor Area (GFA), which includes all floor space within the exterior walls, and from Net Leasable Area (NLA), which may exclude service corridors and common areas. AFF focuses solely on the finished, occupiable portion of a single space.
  • Implications for design and cost:
    Because AFF represents usable space, it directly influences construction costs, furniture layouts, and rental rates. A higher AFF generally means more functional area for occupants.

Common Misconceptions

Myth

“AFF” is a room number or a code for a specific function.

Fact

It is an area measurement abbreviation, not an identifier for a room type.

Myth

The number (e.g., 116) includes wall thickness and structural elements.

Fact

AFF excludes wall thickness and permanent structural components; it measures only the finished floor surface.

FAQ

Is 116 AFF the same as 116 square feet of total floor area?

No. 116 AFF refers specifically to 116 square feet of usable, finished floor space, whereas total floor area may include walls, mechanical rooms, and other non‑finished spaces.

Can AFF be used for multi‑story buildings?

Yes. AFF is measured separately for each floor level, indicating the finished area on that particular story.

How does AFF affect rental pricing?

Rental rates are often calculated per square foot of AFF because it represents the space the tenant can actually occupy and use.

References

  1. American Institute of Architects (AIA) – Glossary of Architectural Terms
  2. International Building Code (IBC) – Chapter on Floor Area Calculations
  3. U.S. Department of Housing and Urban Development – Real Estate Abbreviation Guide
  4. Building Owners and Managers Association (BOMA) – Standard Methods of Measuring Buildings
  5. National Association of Realtors – Property Measurement Standards

Related Terms

Gross Floor Area (GFA)
Total floor area within the exterior walls of a building, including all spaces.
Net Leasable Area (NLA)
Usable area that can be leased to tenants, typically excluding common corridors and service areas.
Finished Floor Area (FFA)
Area of a floor that has been completed with a finished surface, similar to AFF but sometimes used interchangeably.

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