{"id":11941,"date":"2024-05-07T09:00:00","date_gmt":"2024-05-07T07:00:00","guid":{"rendered":"https:\/\/www.roomsketcher.com\/?p=11941"},"modified":"2026-01-26T11:04:34","modified_gmt":"2026-01-26T10:04:34","slug":"total-living-area-tla","status":"publish","type":"post","link":"https:\/\/www.roomsketcher.com\/blog\/total-living-area-tla\/","title":{"rendered":"A Complete Guide to Total Living Area (TLA)"},"content":{"rendered":"

Total Living Area (TLA) is a widely used term that defines the total amount of livable space within a residential property. In this guide, we\u2019ll delve deeper into the meaning of TLA, explain how to calculate it using modern software tools like RoomSketcher, and compare TLA to other measurement standards.<\/p>\n\n

Blog<\/a>, <\/span>Floor Plans<\/a><\/div>\n\n
\"Total<\/figure>\n\n\n\t\t
\n\t\t\t\"Tony\n\t\t\t
\n\t\t\t\tBy<\/span>\n\t\t\t\tTony Gillen<\/a>\n\t\t\t\t
\n\t\t\t\t\tPublished May 07, 2024<\/span>\n\t\t\t\t\tUpdated January 26, 2026<\/span>\n\t\t\t\t<\/div>\n\t\t\t\t\n\t\t\t\t\n\t\t\tImages by Celine Polden<\/span>\n\t\t\t<\/div>\n\t\t<\/div>\n\t\t\n\n\n
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What is Total Living Area (TLA)?<\/h2>\n\n\n\n

The Total Living Area (TLA) refers to the finished, heated living space of a residential lot or property. It includes above and below-grade areas and separate structures such as finished garages and accessory dwelling units. TLA provides potential residents with an accurate idea of all the living space that will be available to them on a particular property.<\/p>\n\n\n\n

Measurement Standards and Conventions Vary<\/h2>\n\n\n\n

Note that definitions of TLA - including which areas count towards it and which don\u2019t - vary worldwide. Hence, it's advisable to check with local authorities or a professional appraiser to determine the most commonly used measurement standards for your location. <\/p>\n\n\n\n

Many countries are moving towards International Property Measurement Standards<\/a> (IPMS), developed by more than 80 professionals and non-profit organizations, to document international property measurement standards. Other measurement standards include RICS (Royal Institution of Chartered Surveyors) and ANSI (American National Standards Institute).<\/p>\n\n\n\n

How Do You Calculate the Total Living Area?<\/h2>\n\n\n\n

The Total Living Area is basically the sum of all the permitted, finished, conventionally heated space on a lot - and the key here is that it includes both above and below ground and connected or separate spaces. The measurement usually includes the external walls in the calculation.<\/p>\n\n\n\n

Here are a couple of ways to determine the Total Living Area:<\/p>\n\n\n\n

Option 1: Use an existing blueprint or floor plan<\/strong><\/h3>\n\n\n\n

If you have an existing blueprint or floor plan for the building, you can import it into floor plan software like RoomSketcher<\/a>. With RoomSketcher\u2019s built-in area calculator, you can get your TLA  result in seconds - just click to exclude any unfinished, unheated, or open areas (like balconies) on the floor plan and then choose the \u201cGross Floor Area\u201d calculation. See Calculate the Total Area of a Floor Plan<\/a> for more information on RoomSketcher\u2019s area calculations.<\/p>\n\n\n\n

\"blueprint<\/figure>\n\n\n\n

Option 2: Measure onsite<\/strong><\/h3>\n\n\n\n

You can also measure up the property if you don\u2019t have access to an existing floor plan. For example:<\/p>\n\n\n\n

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  1. Start with a walkaround<\/strong> - Walk around the property to get an idea of the shape and number of floors.<\/li>\n\n\n\n
  2. Sketch the external walls on paper or tablet<\/strong> - Make a sketch of the property shape or create a digital sketch using floor plan software<\/a> on your tablet. <\/li>\n\n\n\n
  3. Note the unfinished, unheated, or unenclosed space<\/strong> - Locate the areas or rooms that are unfinished or unheated spaces and mark these on your sketch. Also, note any unenclosed areas, like balconies, so you do not include them in the calculation.<\/li>\n\n\n\n
  4. Get the measurements<\/strong> - Now, use a tape measure, roto wheel, or a laser to determine the size of any room or area that counts as finished space. It\u2019s helpful to divide the areas into rectangles.  Once you\u2019ve measured up one side of a rectangle, go ahead and measure the other direction. Remember to include the thickness of internal and external walls in your calculations.<\/li>\n\n\n\n
  5. Do the math<\/strong> - Multiply the length and width of each rectangle to calculate its size. Add together all the rectangular areas on the floor while excluding any of the spaces you noted as unfinished on the floor plan. Repeat your calculations for all floors and buildings, and sum the result to calculate the property\u2019s Total Living Area (TLA).<\/li>\n<\/ol>\n\n\n\n

    What Does Total Living Area (TLA) Include?<\/h2>\n\n\n\n

    Total Living Area describes the total livable <\/em>space on a lot or property, including finished and heated basements, attics, and adjacent, unconnected buildings. To be included in the calculation, each space must be:<\/p>\n\n\n\n