DIN 277, WoFlV and the gif guideline MF-GIF answer three different questions. How large is the building and what is its area used for – DIN 277:2021-08. Which area applies to a dwelling in a tenancy – WoFlV, in force since 2004. Which area is agreed in commercial leases – gif MF-GIF 2023. The same floor therefore yields three different square-metre figures.
In short
- DIN 277 structures areas by type and enclosure but applies no partial counting: area is area.
- The WoFlV counts floor areas in full, half or a quarter, by clear height and position.
- The gif MF-GIF 2023 replaces the MF/G 2017 and has abandoned the reference to DIN 277.
Definition
DIN 277:2021-08 is the building construction standard for floor areas and volumes. It supplies BGF, KGF and NRF, splits the net room area into NUF, TF and VF and allocates each area to category R or S. It is the basis for cost planning under DIN 276, for indicators and for the room book. It has no counting factors.
WoFlV – the living area ordinance (Verordnung zur Berechnung der Wohnfläche) of 25 November 2003, in force since 1 January 2004 – applies directly to subsidised housing and is the usual yardstick in privately financed housing unless otherwise agreed. § 2 excludes ancillary rooms such as cellars, laundry rooms and garages, § 3 measures in clear dimensions, § 4 counts: floor areas with a clear height of at least two metres in full, between one and two metres at half, balconies, loggias, roof gardens and terraces as a rule at a quarter, at most at half.
gif MF-GIF 2023 – rental area guideline for buildings (Richtlinie zur Berechnung der Mietfläche für Gebäude) of the German Society of Property Researchers (gif e. V.), edition February 2023 – is a private rule set and applies when the contracting parties agree on it. It merged the MF/G 2017 (commercial space), MF/V 2012 (sales areas) and MF/W 2012 (residential) into one guideline for all use categories and abandoned the reference to DIN 277; the English edition is called RA-GIF 2024.
Distinction
| Criterion | DIN 277 | WoFlV | gif MF-GIF |
|---|---|---|---|
| Purpose | planning, cost indicators, room book | living area in a tenancy | rental area in commercial and mixed-use properties |
| Scope | standard, recognised code of practice | ordinance; the usual yardstick in privately financed housing | private guideline, applies by agreement |
| Measuring rule | clear dimensions (NRF), outer edge (BGF) | clear dimensions between the building components (§ 3) | own rules, without reference to DIN 277 since 2023 |
| Height counting | none | under 1 m: 0 %, 1–2 m: 50 %, from 2 m: 100 % | the guideline’s own rules |
| Balconies, loggias | category S, counted in full, reported separately | as a rule 25 %, at most 50 % | the guideline’s own rules |
| Edition | DIN 277:2021-08 | 25.11.2003, in force 1.1.2004 | MF-GIF 2023 (February 2023), English RA-GIF 2024 |
In practice
One building, three figures – and none of them is “the” area. In a table they must never stand side by side without a norm reference; each figure carries its rule set. For portfolio owners this means: the room book carries the DIN 277 area for planning and CAFM and the WoFlV area for lease and service charges as separate columns. In tenancy law the actual living area counts, not the agreed one (BGH, judgment of 30.05.2018 – VIII ZR 220/17); what that means for existing stock is set out under area screening. For commercial areas, the contract governs – the MF-GIF only if it is written in.
Normraum relevance
Normraum calculates the area per room from the as-built plan under DIN 277 or WoFlV – the norm is chosen per room book, the norm reference stands on every line item, confidence and source reference in the check log. Height-dependent counting under § 4 WoFlV needs a section or an on-site survey, because the floor plan carries no heights. gif MF-GIF is in preparation and not yet an output of the room book.