Floor area
The sum of room areas measured to the inner face of the walls. For a flat it is in the owner's declaration, for a building in the RÚIAN register.
The Czech Building Act (Act No. 283/2021 Coll.) defines floor area (podlahová plocha) as the sum of the areas bounded by the inner face of the vertical structures of the rooms and spaces fitted out for use in a building. On floors with sloping walls or ceilings it is measured at a height of 1.2 m above the floor, so low corners under the roof are not counted. For partly or fully open spaces, the area is given by the outline of the horizontal load-bearing structure.
Floor area of a flat as a unit
For a flat registered as a unit, Government Regulation No. 366/2013 Coll. applies. The flat's floor area covers all its rooms including internal load-bearing and non-load-bearing walls, columns and chimneys, and the area under built-in wardrobes, a bath and other fixtures. In a maisonette the staircase is counted only once, by its lower projection. The result is given in m², rounded to one decimal place.
Under the same regulation, balconies, loggias and terraces are common parts of the building, as are cellar compartments not designated as part of the flat. They are therefore not included in the flat's floor area. The floor areas of the flats are shown on the floor plans attached to the owner's declaration. Unless the shares are set otherwise, each owner's share in the common parts is the ratio of the flat's floor area to the floor area of all flats in the building.
How to read it
The RÚIAN register records the floor area of the whole building for buildings with a house number. It is entered from documentation of the building as built, approved by the building authority, so alterations made later without a permit may be missing. The figure may therefore differ from the seller's documents, for example after an attic conversion. Such a difference is a reason to check the documentation, not automatically an error in the listing.
What to watch out for
Do not confuse floor area with usable area, which has no single definition and may include a balcony, terrace or cellar. When comparing listings, ask which area is being quoted.
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The explanation is general and informative, not legal advice. Binding are the land register, the zoning plan and other official sources.