11.3 RMS Rules for Condominiums & Attached Dwellings
Key Takeaways
Principle 4 uses exterior walls at the foundation for semi-detached and townhouse properties. If demising wall thickness is unknown, use an exterior wall thickness.
Principle 5 uses paint-to-paint interior perimeter measurements at floor level for an apartment-style condominium.
RECA permits an additional assumed-exterior measurement if it is clearly identified as a separate figure and the assumptions are explained.
Registered condominium unit size can include areas such as a balcony or storage that do not count toward RMS area. Identify it separately and explain what the plan includes.
Assess permanent structure, electricity, heat, interior access and ceiling height before including a weatherproof above-grade addition in RMS area.
Measuring townhouses and apartment-style condominiums
Decide which measurement rule applies from the physical style of the residence. A townhouse held in condominium ownership is measured under Principle 4. An apartment-style condominium is measured under Principle 5. The condominium plan helps establish the unit's legal boundaries and registered size.
Principle 4: Semi-detached and townhouse properties
Use the exterior wall at the foundation for semi-detached and townhouse properties. The common wall between units is the demising wall. If its thickness cannot be determined, Principle 4 directs you to use the thickness of an exterior wall. Record the dimensions used and how you established any wall thickness. This method applies to both fee-simple and condominium ownership. If a whole duplex on one title is sold as a single property, RECA directs you to measure the whole building as a detached property. Where only the garages touch and the residences do not, measure the residences as detached properties.
Worked example. A townhouse has an entirely above-grade level with an exterior measurement envelope of 8.4 m by 7.5 m. These recorded dimensions already reflect the Principle 4 wall methodology. An open balcony recess 2.0 m wide by 1.6 m deep falls inside that envelope. The enclosed floor area is 8.4 × 7.5 − 2.0 × 1.6 = 63.0 − 3.2 = 59.8 m². Note the open balcony separately. When working from an exterior footprint, inspect it for recesses, voids and other areas that do not qualify.
Principle 5: Apartment-style condominiums
Measure the apartment's interior perimeter walls paint-to-paint at floor level. For the RMS figure, use those interior dimensions without adding exterior or demising wall thickness. RECA permits long measurements along the perimeter, so individual room-by-room measurements are unnecessary when the geometry can be captured accurately. Divide an irregular footprint into simple shapes and use consistent units.
Worked example. An above-grade apartment's paint-to-paint footprint consists of a 7.0 m by 6.0 m rectangle and an adjoining 3.0 m by 2.0 m rectangle, with no overlap or excluded area. Its RMS area is 42.0 + 6.0 = 48.0 m². Open balconies and separate storage lockers are distinct features.
An additional assumed-exterior representation may help a buyer comparing an apartment with properties measured using exterior dimensions. Base that figure on reasonable assumptions, such as exterior wall thickness estimated from exterior door or window casings. Clearly label the assumed-exterior figure and explain how it was obtained. Keep the paint-to-paint figure as the RMS area.
Condominium unit registered size
The condominium plan identifies the unit and its boundaries. The registered unit size can include space that the RMS excludes, such as a below-grade level, a garage, storage or a balcony, depending on the plan. There is no fixed percentage adjustment between the two figures. Read the plan to learn what the recorded figure includes. For conventional plans that describe unit boundaries by floors, walls or ceilings, the statutory default generally refers to the interior finishing material unless the plan provides otherwise. Under section 9(4) of the Condominium Property Act, the default for a plan registered before January 1, 1979 is the centre of the floor, wall or ceiling unless the plan says otherwise. The plan and legal interpretation matter when a client asks who owns a particular component.
If you communicate a condominium's area, use the RMS for property size. RECA's comprehensive guide permits a separate labelled registered unit size with an explanation of what it includes. For example, show RMS area 850 sq ft and separately identify a registered unit size of 960 sq ft when the plan establishes that its figure includes balcony and storage area. The gap alone does not tell you which features account for it. If the result is unexpected, recheck the measurements and review the plan before publishing.
Additions, parking and storage
An open balcony, shared corridor, separate parking stall or storage locker can be described as a feature, whether titled separately or provided for exclusive use. Exclude these areas from the apartment's RMS area. An above-grade addition or conversion can qualify if it is weatherproof and suitable year-round. Check the foundation or footings, permanent connection to the main electrical service, permanent heat reasonably capable of maintaining 22°C in winter, interior access, and applicable ceiling-height rules. Section 11.2 works through these criteria.
Official sources
A licensee measures an apartment condominium at 850 square feet under the RMS. Its condominium plan shows a registered unit size of 960 square feet that includes the balcony and storage locker. How should the licensee communicate the size in the listing?
Advertise the property as 960 square feet because the Registered Condominium Plan registered at Land Titles is the superior legal instrument.
Advertise the property as 905 square feet, the average of the registered size and the RMS area.
Use 850 square feet as the RMS area. If reporting the registered unit size, label the 960-square-foot figure separately and explain that it includes the balcony and storage locker.
Advertise the property as 960 square feet, but attach a copy of the condominium bylaws to the listing to satisfy statutory disclosure obligations.
An associate is measuring a third-floor apartment-style condominium unit in Calgary to determine its RMS living area for an MLS listing. The unit shares a demising wall with an adjoining unit and a common hallway, and has an exterior wall along the living room. How must the associate measure the unit under the Residential Measurement Standard?
Measure the interior perimeter walls paint-to-paint at floor level, then add an extrapolated exterior wall thickness along the living room and 50% of each demising wall thickness.
Measure from the exterior face of the building cladding using architectural blueprints and deduct only the exterior balcony area.
Measure to the center line of each demising wall and add the full thickness of an exterior wall along every shared boundary.
Measure the interior perimeter walls paint-to-paint at floor level, without adding exterior or demising wall thickness to calculate the RMS area.
A detached home has a 250-square-foot solarium addition wholly above grade. It is weatherproof, built on a permanent foundation and accessible from the kitchen. Its ceiling is 8 feet high, its wiring is connected permanently to the home’s electrical service, and permanent heat can maintain 22°C in winter. How is this space treated under the RMS?
Include the 250 square feet in above-grade RMS area because the above-grade addition is weatherproof and suitable for year-round use.
The solarium must be excluded from the RMS area because glass solariums and sunrooms are classified as exterior architectural amenities regardless of heating.
The solarium can only be included in the below-grade finished area because solariums sit adjacent to ground-level landscaping.
The solarium can be included only if the licensee obtains a special variance certificate from RECA's Registrar.
Sections you finish are checked off in the contents.