Does the gross leasable area include vacant areas?

Answer 1

Yes, the gross leasable area includes vacant spaces. A vacant space is a leasable area, it just happens to not be leased. When calculating a tenant's share of costs it's always more favorable to have your share based on leasable square footage. That way, you are not being penalized for vacant spaces. If your lease states that your share is based on leased square footage, then all vacant spaces are taken out of the equation and the share of costs is being spread across a smaller pool of tenants. This is not beneficial to the tenant, but is beneficial to the landlord.