FAR is total floor area divided by lot area
To find the most you can build, flip it: max floor area = lot area × max FAR. A 5,000 sq ft lot with a max FAR of 2.0 permits 10,000 sq ft of floor area. If your design exceeds that, you are over and need to cut area or seek a variance.
What each FAR value allows on the same lot
FAR sets building intensity, not shape. These figures use a 5,000 sq ft lot to show how the cap scales.
| Max FAR | Buildable floor area (5,000 sq ft lot) | Typical setting |
|---|---|---|
| 0.5 | 2,500 sq ft | Low-density suburban |
| 1.0 | 5,000 sq ft | Townhouses, small lots |
| 2.0 | 10,000 sq ft | Mid-rise residential |
| 4.0 | 20,000 sq ft | Commercial / office |
| 10.0+ | 50,000+ sq ft | Dense downtown core |
Building coverage ratio is a different limit — it caps the footprint (ground floor) only, while FAR caps all floors combined.
What counts, and what does not
- Counts. All habitable and usable floors — residential, office, retail, finished basements and attics put to real use.
- Usually excluded. Parking (above or below grade), mechanical and elevator shafts, stairwells, open roof terraces and storage-only basements.
- Exclusions vary. A FAR of 4.0 in one city is not measured the same way as 4.0 in another, so the local zoning definition of gross floor area is what decides compliance.
Common questions
What does a FAR of 2.0 mean?
It means you can build total floor area equal to twice the lot area. On a 5,000 square foot lot, a FAR of 2.0 allows 10,000 square feet of floor area, spread across any number of stories.
Does an underground parking garage count toward FAR?
Usually no. Most zoning codes exclude parking, mechanical rooms, stairs and elevator shafts from gross floor area. Exclusions vary by jurisdiction, so always check the local code.
Can I fit more floor area by adding stories?
No. FAR caps total floor area regardless of height. Five stories of 2,000 square feet is the same 10,000 square feet as one story of 10,000; adding floors only redistributes the allowance, it does not increase it.
