Local Law 97: Explainer understanding the difference between Gross Square Feet (GSF)-and Gross Floor Area (GFA)
When it comes to Local Law 97 compliance, it's crucial to understand the difference between Gross Square Feet (GSF) and Gross Floor Area (GFA). These terms are often confused but serve very different purposes in the context of building emissions reporting.
Gross Square Feet (GSF)
Gross Square Feet (GSF), as noted by the Department of Finance (DOF), is primarily used to determine whether a lot is subject to LL97 regulations. It does not, however, play a role in emissions reporting under LL97.
Gross Floor Area (GFA)
Gross Floor Area (GFA) is the total square footage of all floors and spaces within a covered building, measured between the exterior surfaces of the exterior walls. GFA is the metric used for LL97 reporting purposes.
Gross floor area includes - Vent shafts, elevator shafts, flues, pipe shafts, vertical ducts, stairwells, light wells, basements and cellars, utility rooms, and interior parking.
Gross floor area does not include - Unroofed courtyards, unroofed light wells, roof overhangs and exterior space on balconies.
GFA is broken down by primary property type(s) to calculate the LL97 emissions reporting. These types may include, but are not limited to multi-family residential, unconditioned interior parking garage levels, offices, medical offices, commercial spaces.
Verifying Gross Floor Area (GFA)
The RDP responsible for LL97 reporting has the discretion to select the documentation used to verify GFA. It may include the following:
A dimensioned field survey
Visual imaging tools
Previously approved Department drawings or other archival documents
Condo maps or declarations showing floor areas for the entire building
Any other method that the RDP certifies as an accurate representation of total GFA
Key Takeaway: GSF vs. GFA
It's important to note that GSF and GFA will rarely be identical. In most cases, the measured GFA will be larger than the GSF, leading to a higher emissions limit for the building under LL97. Understanding these differences is crucial for accurate emissions reporting and compliance.
For more information on LL97 compliance or assistance with GFA verification, contact us today.
References:
https://www.nyc.gov/assets/buildings/pdf/article_320_guide.pdf
https://www.nyc.gov/assets/buildings/rules/1_RCNY_103-14.pdf