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Circulation factor is the space in a building necessary for movement but not part of the usable square footage. Good design can reduce it, but a certain amount may be required by law for safety. Commercial buildings need more circulation factor than homes. Architects and contractors estimate the space needed for circulation during the design phase.
Circulation factor refers to spaces in a building that are necessary to allow occupants to move about, but do not comprise part of the usable square footage. This becomes a particular concern in commercial buildings, where owners generally want to maximize the amount of space they can rent or lease to tenants. Good design can reduce the amount of circulation factor needed in a building, but only so far, and a certain amount may be required by law for safety reasons.
Hallways are an example of areas covered under a circulation factor. Offices and other retail spaces need hallways to allow occupants to move between building spaces, but hallways serve no additional purpose. They cannot be used for display or storage, for example. Other corridors and spaces intended to allow movement from one space to another, such as walkways over an atrium, are also part of the circulation factor.
In a commercial building, there may also be public hallways and lobbies. These are not part of the circulation factor, which only includes hallways and access directly used by a specific tenant. Total square footage, including circulation factor, can be estimated with a simple formula that multiplies usable square footage by 1.35. If the circulation factor is too low, it can be difficult to navigate in an office environment. This would limit efficiency and could also be a security risk, as staff might find it difficult to evacuate safely in the event of a fire or similar emergency.
Houses may also have a certain amount of unusable space for circulation, depending on design and layout preferences. Typically, less space is needed for circulation in a home due to the lower volume of traffic. Unlike businesses and offices, homes don’t see hundreds or thousands of people every day, and emergency evacuations typically involve small numbers of people who don’t need particularly large hallways to get out safely.
The circulation factor must be incorporated during the design phase. Architects and contractors can estimate how much space will need to be made available for circulation and add it to the plans. Since every space is important in construction, care is taken to keep costs down by placing buildings efficiently and effectively. Configurable walls and other components that tenants can adjust as needed can be helpful, allowing tenants to rearrange to suit their needs without major remodeling.
Smart Asset.
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