HABITABLE SURFACE: what’s in the new law and are the changes enough?
How do real-esate agents work out the ‘habitable surface’ or ‘living space’ of a property? Why do different agents give different sizes? Claire Aumont from Monde Avenir explains the proposed habitable surface legislation and how it aims to standardise living space measurements.
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Have you ever wondered why sometimes advertisements for the same property show contradicting measurement data? Vendors, landlords and estate agents alike are hardly to blame; until now, any approach in measuring property and in defining what is ‘habitable’ was perfectly acceptable, as no guidelines existed. However, the days of the Wild West should be over since the norm-setting institute, the ILNAS (“Institut luxembourgeois de la normalisation de l’accréditation, de la sécurité et qualité des produits et services”) has issued guidelines, soon to be voted and enforced as a national norm. The advantages for the residential market will be substantial: all properties will be measured according to the same guidelines therefore allowing consistency between advertisements and an easier comparison of the various properties on the market. Here is a summary of the proposed legislation:
The rooms that constitute habitable surfaces are all the main rooms (living rooms, bedrooms, …), bathrooms (including separated W.C.), corridors and staircases.
The following spaces are excluded: technical rooms, cellars, garages, balconies and non-heated verandas.
If the height of the ceiling is below 2m, the surface is to be excluded.
Measurements are taken inside each room; wall thicknesses, door and window frames are excluded but not the spaces used for integrated storage.
The total habitable surface of a property is calculated by adding together the surfaces of each room to be considered.
While this new method is definitely a step in the right direction, it remains to be seen whether it is sufficiently detailed. One question comes to mind: how to treat, for instance, a basement room, which has a window, is heated and is used as a playroom? Is it a proper room or should it remain a cellar on the basis that it is located in the so-called “cold area” of the building (as defined for the Energy Rating)? It also remains to be seen whether this harmonisation effort should not be pushed further. The habitable surface, as it is here defined, is different from the “surface utile” which we find on the Land Registers for apartment buildings which includes all surfaces, wall thicknesses and even balconies! So there is definitely room for further improvement to clear up the remaining areas of confusion.
The full document can be found on the governement website.