What Should You Know Before Choosing Office Space?
Determining how many square meters of office space you need per employee is a key consideration when planning a new office lease. It’s not just about meeting legal requirements – it’s also about creating a productive, attractive workplace that helps retain and attract the right talent. In this article, we explore both the regulatory minimums and practical factors that affect space needs.
What Are the Legal Requirements in Norway?
According to the Norwegian Labour Inspection Authority, each employee should have at least 6 square meters of net workspace. This includes a desk, chair, and necessary equipment – but excludes common areas like meeting rooms, kitchens, and restrooms. Offices must also meet standards for ventilation, lighting, temperature, noise, and ergonomics, and provide access to appropriate amenities.
This minimum is a useful baseline, but it may not be sufficient for all types of businesses or work styles.
What About Coworking Spaces and Shared Offices?
In coworking environments and shared offices, multiple companies or freelancers use the same space. In these cases, there may be some flexibility around the 6 m² per person requirement – especially if:
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Not all workstations are used simultaneously
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There are ample meeting rooms, quiet areas, and social zones
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The total floor area matches actual usage patterns
The key is to maintain a healthy and functional working environment with proper sound management and facilities.
Gross vs. Net Area – What Are You Really Paying For?
When comparing office spaces, it’s important to understand the difference between gross and net floor area:
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Net area refers to the usable office space for your team.
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Gross area (BTA) includes your share of common areas such as hallways, receptions, cafeterias, elevators, and restrooms.
In Norway, lease agreements are typically based on gross area (BTA). This can make price comparisons more difficult. For reference, Swedish tenants often pay for net space only – resulting in higher per-square-meter prices, but less shared cost.
How Much Space Do You Actually Need?
There’s no one-size-fits-all answer. The amount of space required depends on factors like:
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Office type: open-plan, cellular offices, or activity-based layouts
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Desired balance between private space and shared facilities
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The building’s layout, age, and amenities
As a general rule, companies often need 10–15 m² of gross area per employee, but this must be assessed individually.
Frequently Asked Questions (FAQ)
1. How many square meters should we plan per employee when leasing office space?
A minimum of 6 m² net area per employee is recommended. In practice, 10–15 m² of gross area per person is often required to accommodate shared amenities.
2. What is the difference between gross and net office area?
Net area is the actual space your team uses. Gross area includes a proportional share of common building facilities. In Norway, rents are typically based on gross area (BTA).
3. Do coworking and shared offices have to follow the 6 m² rule?
Yes, but exceptions are possible if it’s documented that not all desks are used simultaneously, and if there are sufficient shared resources such as meeting rooms and quiet zones.
4. How do we calculate space needs in an activity-based office?
Activity-based layouts usually require less assigned space per person but need more flexible zones like focus rooms and collaboration areas. Expert guidance is helpful here.
5. Should we prioritize more private space or better shared amenities?
This depends on your work culture. If privacy and quiet are key, private space matters more. If flexibility and collaboration are central, shared areas may be the priority.
About the Author
This article was written by Lauritz Kittelsen, an advisor at Spacefinder. He specializes in helping small and medium-sized businesses find or lease office space tailored to their needs.