How can I measure my house myself according to the NEN 2580 standard?

Measuring your home is an important part of the sale or rental process. Getting the correct measurements on paper can make the difference between a smooth transaction and a lengthy, laborious process. While bringing in a professional is always an option, with some care and preparation, you can do this job yourself. Here's a simple guide to measuring your home yourself.

Supplies and preparation

It is essential to have the right materials before you begin. For this task, you will need a tape measure or laser rangefinder, a notebook and a pen.

1. Tape measure or laser rangefinder: a tape measure is usually sufficient for measuring smaller spaces, while a laser rangefinder can be more accurate and convenient for larger spaces.
2. Notebook and pen: make sure you have something to write down your measurements. It is also helpful to have a floor plan of the house on which to fill in the measurements.

The basics: length, width and height

Start by measuring the length and width of each room. Record these numbers and multiply them to get the area in square feet. If the height of the ceiling varies, note the minimum and maximum height.

Special concerns

1. Corners and Inlets: these can be tricky. If the space is not perfectly rectangular, divide it into smaller rectangular or square pieces and measure them separately. Then add the areas together.

Digital tools

There are several apps and online tools available that can help with measuring your home. These can be particularly useful for creating digital floor plans and for calculating space in more complicated structures.

Officially measuring according to the NEN 2580 standard?

Below you will find the official NEN 2580 manual for preparing a measurement report, in accordance with the standardized Dutch standards. The version presented here dates from July 2019 and provides comprehensive guidelines for correct measuring.

Measuring instruction utilization area houses

Introduction

This measurement instruction provides a practical guide for measuring the usable area of dwellings. With these measurement instructions, the usable area of individual dwellings (the area "behind the front door") and the external storage space and building-related outdoor space belonging to the dwelling can be measured. This measurement instruction is not suitable for measuring the usable area of a multi-dwelling complex, nor for measuring the usable area of non-residential properties.

Relationship to the NEN 2580

The basis for these measurement instructions is the usable area, derived from article 1 of the Building Code. For the definition of the usable area the Buildings Decree refers to NEN 2580. NEN 2580 therefore also forms the basis for these measurement instructions. This measurement instruction deviates from NEN 2580 in two aspects:

1. The measuring instruction divides the indoor usable area into living space and other indoor space. NEN 2580 does not have this subdivision.
2. Because it is often difficult to determine whether a wall is load-bearing or not, the measurement instruction assumes the area including load-bearing internal walls. NEN 2580 assumes the area excluding load-bearing walls.

Usable area in the BAG and the WOZ

In the Basic Registration of Addresses and Buildings (BAG) the total indoor surface area of each dwelling (residential object) is recorded. This area corresponds to the usable area according to NEN 2580. The BAG area therefore consists of the sum of the usable floor area of the dwelling and the usable floor area of other indoor space. For application under the Valuation of Immovable Property Act, the surface area of dwellings is, if applicable, split into WOZ sub-objects. The distinction in usable floor area of dwellings and the usable floor area of other buildings is therefore also not an issue for the purposes of the WOZ.

Use area when determining the Energy Performance Coefficient and Energy Index and (from 1-1-2020) Energy Performance based on the NTA 8800

‍Whendetermining the energy performance of dwellings, the utilization area of the thermal zone shall be determined. Measuring the utilization area for energy performance is done in accordance with this measurement instruction. However, this measurement instruction does not address the demarcation of the thermal zone, because this demarcation must meet the strict requirements of NTA 8800.

Application and responsibility

The purpose of this measurement instruction is to simplify and unify the measurement of dwellings. The measurement instruction is suitable for estate agents and surveyors who measure houses for sale, rent or for an appraisal, as well as for municipalities that measure houses for the BAG or under the Valuation of Immovable Property Act. When the property is put on the market, the usable floor area is split as far as possible into the components living area, other indoor space, external storage space and outdoor space connected to the building. This must be taken into account when comparing the usable area in the BAG.

1. Measurement of the utilization area of a dwelling.

The steps in these measurement instructions assume that the area is measured "by hand" per floor. Measuring the usable area of a dwelling can also be done with appropriate software.

Step 1. Measure the total indoor use area of the house by building level

The following principles apply to the measurement of usable area:

1. To determine the usable area, always measure within the exterior/separating walls (walls), including load-bearing and non-load-bearing interior walls. Exterior/separating walls (walls) refers to the walls/walls that separate one dwelling from another and the walls that separate the dwelling from the outside world.
2. Always measure per floor at floor level between the rising dividing structures (walls). Incidental recessed building parts (with an area smaller than 0.5 m2), such as a column, are included in the usable area. Measurements must be made along the wall. Radiators, pipes, cable ducts, wall ducts, window frames, window sills, etc. can be ignored in the measurement.

Not included in the use area is:

• The area with a net height lower than 1.5 m, excluding the area under a staircase;
• The area of spaces that are not accessible to people;
• The area of a stairwell, a loft, or a combination of both, if it is 4.0 m² or larger;
• The area of a pipe shaft, recessed building section or of a detached building structure, if it is 0.5 m2 or greater;
• The surface area of an elevator shaft;
• The area of a niche smaller than 0.5 m2
• Indented building parts with an area larger than 0.5m2.

The now determined area is the total usable area of this level of the house. This area consists of utilization area living space and utilization area other indoor space. The distinction between the two is made in step 2.

Step 2. Divide the total indoor use area into use area living and use area other indoor space.

The indoor floor use area should now be divided into:

• use area living and
• use area other indoor space.

An area is counted as other indoor space if one of the conditions applies:

• the highest point of the room is between 1.5 meters and 2.0 meters high;
• the highest point of the space is above 2.0 meters, but the contiguous area higher than 2.0 m is less than 4.0 m2 (only applicable for portions serving as living space and only when there is also a portion of the space with a height of less than 2.0m);‍
• the space is structurally suitable only as storage space. Examples include a basement, bike shed or garage;
• there is a storage attic, i.e. an attic accessible to people that is only suitable for occasional use. This is the case, for example, if the attic is not accessible by a fixed staircase and/or there is an attic with insufficient daylight access (window area smaller than 0.5 m2).

If the above criteria are not met, the area is considered usable living space. In doubtful cases, rooms are counted as usable living space. A kitchen, closet, meter cupboard, hallway, stairs cupboard, bathroom and toilet within the house are counted as living space. A utility room, pantry, washing machine or central heating room, or other space within the dwelling, are included in the utilization area, provided that these spaces are located within the dwelling and these spaces are heated/insulated.

The area "under the wall" that is the between a usable area of living space and a usable area of other indoor space is counted as part of the usable area of living space.

Note! There can only be usable area other indoor space if the area according to the criteria under step 1 is included in the usable area.

Step 3. Move to the next level of construction (if any).

Repeat steps 1 and 2 for each building layer.

Step 4. Determine the total usable area of the house distinguished by the different usable areas

‍Totalthe found usable areas of living space per floor to one usable area of living space for the dwelling. Do the same for the other indoor areas.

2. Measurement of the area of building-related outdoor space(s) (if any).

A space is building-related outdoor space if this space is not or only partially enclosed by fixed walls and therefore has no fixed external boundary. There is only building-related outdoor space if the area is located directly next to, on, against or attached to the main building (the dwelling). Think of a balcony, carport, porch or roof terrace. For an apartment located on the first floor, a terrace, when and insofar as this terrace rests on a support integrated into the building structure of the dwelling, should also be considered building-related outdoor space. This is an exception to the general rule and NEN 2580.

To determine the usable area of building-related outdoor space, a distinction is made between covered and uncovered space:

• for covered building-related outdoor space, the area is measured to the vertical projection of the canopy;
• for uncovered building-related outdoor space, the area is measured up to the rising dividing structure, for example, a fence, roof curb or edge of the floor structure.

3. Measurement of the area of external storage space(s).

A room is considered external storage space when the following conditions are met:

• The space has no residential function;
• The space is located outside the dwelling (the space can only be accessed by leaving the dwelling) AND the space was not built as exclusively supportive of the dwelling at the time of construction (there is no shared wall with the dwelling);
• The room is lockable;
• The space is considered a separate property according to the demarcation rules from the BAG.

If there are several external storage spaces, the area of these storage spaces is added up to the total usable area of external storage space. The principles of step 1 apply for measuring the external storage space.

Measurement instruction Gross volume of dwellings

Introduction

This measurement instruction provides a practical guide for measuring the gross volume of dwellings. The starting point for this measurement instruction is the gross volume as defined in NEN 2580.

Property to be measured

The measurement instruction focuses on measuring the gross content per dwelling. This means that the content "behind the front door" is always assumed.

When measuring the gross content of the dwelling, no distinction is made between different functions of the parts of a dwelling (e.g. "living space" or "other indoor space").

If present and relevant, the gross content of external storage space and of an external garage is determined separately. Section 3 specifies when there is indoor space that is included in the gross content of the dwelling and when there is external space whose gross content is determined separately.

Deviations compared to the NEN 2580

This measurement instruction uses standard measurements for the thickness of the storey floors, of the ground floor, of the roof construction and of the house separating walls for situations in which this thickness is not easy to measure. NEN 2580 does not make these assumptions about the thickness of floors, roof construction and house dividing walls.

When applying this measurement instruction for measuring the gross volume of an individual dwelling within a complex, step 6 (measuring the gross volume of the ground floor) is omitted. Also on this aspect this measurement instruction deviates from NEN 2580, because according to NEN 2580 the thickness of the bottom floor is included in the gross volume of the bottom floor.

Application and responsibility

The purpose of this measurement instruction is to simplify and unify the measurement of dwellings. Determining the content of dwellings in accordance with these measurement instructions and using them is done on your own responsibility. For special situations, please refer to the "list of frequently asked questions". In the event that this measurement instruction and the list of frequently asked questions are inconclusive about determining the gross volume, reference is made to the NEN 2580.

1. Measurement of the gross volume of a dwelling by building level

The steps in these measurement instructions assume that the area is measured by hand. Measuring the gross volume of a property can also be done with appropriate software.

Principle:

• the content of the storey of a dwelling is measured by multiplying the total floor area of the storey by the (gross) height of that storey;
• The total floor area of the building floor of the dwelling refers to the area measured including the exterior walls, or from the center of the house separating walls, including load-bearing and non-load-bearing interior walls and including alcoves, stairwells, voids, hallways, etc;
• the (gross) height of a building level is determined from the top of the floor to the floor of the building level above or to the roof structure above;
• The contents of a house include spaces with a height of less than 1.50 meters, excluding crawl spaces;
• When determining content, no distinction is made between living space and other indoor space;
• the contents of a dwelling shall not include the contents of external storage rooms belonging to the dwelling, or basement storage rooms in apartments and flats and/or the contents of covered building-related outdoor spaces.

Step 1. Measure the total floor area

Measure the total floor area by measuring along the exterior walls. Measure including exterior walls, interior walls, voids and stairwells, etc. Recesses on the facade with a cross-sectional area less than 0.50 m2 are disregarded. This means that in the case of a recess in the façade smaller than 0.50 m², it is included in the contents and in the case of a projecting element, it is excluded from the contents.

In the case of walls separating dwellings, the measurement is made "center-to-center". If the thickness of the house separating walls cannot be measured, it is assumed to be 30 cm thick. (Thus, 15 cm to the center of the wall should be maintained).

• Divide the total area into easily measured areas by using the standard basic shapes such as a rectangle, a triangle, a (half) circle or an ellipse. Take into account, for example, a bay window. Notwithstanding the determination of the usable area, the entire area is measured, so also when the highest point is lower than 1.50 meters. Therefore, there is no correction for stairwells and voids.
• When there is varying height of the building layer, distinguish areas for which the building height can be unambiguously determined.
• Totalize all partial surfaces.

Step 2. Measure the (gross) height of this floor.

The (gross) height is determined from the top of the floor to the floor of the upper storey. If the thickness of the (house separating) floor cannot be measured, it is assumed to be 30 cm thick. If it is the upper building layer and there is a flat roof, it is measured including the roof structure. For the thickness of the roof structure, 30 cm is assumed if this measurement is not known. If there is a sloping ceiling associated with a roof structure and go to step 4.

Step 3. Multiply the floor area by the (gross) height

This multiplication yields the gross volume per floor.

Step 4. Determine content of building floors with roof structure.

If there is a regular pitched or pent roof, the content of the section under the pitched roof is calculated by multiplying the floor area of this section by the average of the lowest and the highest height. In determining these heights, measurements are taken from the floor to the (ridge) beam. If this dimension is not known, 30 cm is added to the measured height for the beam above it up to and including the roof (ridge) of the dwelling.

Make any correction for e.g. dormers.

If there is a more complex roof construction, the gross floor area can be divided into such parts that an average height can be calculated accordingly.‍

Step 5. Move to the next level of construction (if any).

‍Repeatsteps 1 through 4.

Step 6. Determine the contents of the ground floor.

This step is carried out only when measuring an entire dwelling and not when measuring an apartment.

Because measurement is always made from the top of the floor of a storey, the contents of the floor of the lowest storey must be added to the contents of the dwelling. Often this is the ground floor, but there may also be a basement floor or a "floating" floor as the lower storey.

If there is a ground floor, basement floor or "floating" floor (at the location of the lower floor of the dwelling), it is assumed that it is 40 cm thick.

Multiply the gross floor area of the lower storey by the thickness of the floor (40 cm). For example, if there is a partially basement dwelling, or a dwelling that is partially located above a parking garage, the contents of the lower floor may possibly consist of several parts.

2. Totalize the gross volume found for each floor.

For properties within a complex of multifamily dwellings (apartments):

• Totalize the gross volume per floor of the dwelling. This gives the gross content of the (individual) dwelling within the complex.

For single-family houses:

• Totalize the gross contents per floor of the house and add the calculated contents of the ground floor. This gives the gross volume of the dwelling.

3. Distinction between indoor space and external space

The contents of external storage rooms belonging to the dwelling, basement storage rooms in apartments and flats and/or the contents of covered building-related outdoor spaces are not added to the dwelling. Therefore, it is relevant to unambiguously distinguish between external storage space and indoor space.