Does sunroom square footage count?

Discussion in 'Ask an Appraiser' started by jef1f, Jul 28, 2010.

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  1. jef1f

    jef1f New Member

    0
    Jul 28, 2010
    Professional Status:
    General Public
    State:
    Michigan
    We have a sunroom directly connected to the back of our house. It was a 350 square-foot addition that the prior owner added. It is fully enclosed with siding to match the rest of the house, windows, and a sliding glass door to the back yeard. It has a ceramic tile floor and a hot tub. It is heated with a gas heater/fireplace/stove.

    This square footage was included in the total finished living area (TFLA) when the house was purchased 5 years ago. We had a real esate agent list the house a year ago, and it was included on that listing as well. However, we had a recent appraisal done, and this square footage was specifically excluded thoughout the appraisal including the real estate comp analysis.

    Are there rules related to what is required for a room to be included in the square footage of the house in an appraisal?
     
  2. judoanswersall

    judoanswersall New Member

    0
    Dec 9, 2009
    Professional Status:
    Certified General Appraiser
    State:
    Nebraska
    I treat sunrooms as a separate adjustment and not in gla. The reasoning is based on construction costs per sf.
     
  3. NORTON

    NORTON Senior Member

    0
    Oct 10, 2007
    Professional Status:
    Certified Residential Appraiser
    State:
    California
    is it built to the same level / quality (ceiling height, insulation, electrical plugs, slab vs raised, access to the ac / heat) was it approved by the local building department? is it recognized by the county assessor as GLA?...in other words....just because something is attached doesn't automatically qualify it to be considered as GLA.
     
  4. EDWARD BERRY

    EDWARD BERRY Senior Member

    0
    Jan 15, 2002
    Professional Status:
    Certified General Appraiser
    State:
    Arkansas
    judoanswersall GOT IT RIGHT.
     
  5. fritzvogel

    fritzvogel Senior Member

    0
    Dec 16, 2004
    Professional Status:
    Certified Residential Appraiser
    State:
    New York
    if it has permanete heat source and is of equal or superior quality constuction, I'd count it as GLA. just my 2 cents
     
  6. judoanswersall

    judoanswersall New Member

    0
    Dec 9, 2009
    Professional Status:
    Certified General Appraiser
    State:
    Nebraska
    I wouldn't say that Fritz is wrong if I was reviewing it - so long as the pictures showed the quality of the build out to be comparable to the rest of the house...

    Its just not how I would do it.

    Did the appraiser use comps with sun rooms? If so how did he/she adjust for them? Was there a line adjustment for the sun room space?
     
  7. dobie

    dobie Senior Member

    0
    Oct 26, 2003
    Professional Status:
    Certified Residential Appraiser
    State:
    New Jersey
    Does it have the same utility as the rest of the house? Can you walk out there in the dead of winter and have your morning coffee in your pj's?

    If you say; sure as long as i turn on that gas heater/fireplace/stove and wait an hour or so for it to warm up then it does not have the same utility.

    Based on your description I would say it is not GLA and the first appraiser was wrong. That does not mean it does not have value. You do not say whether or not the appraiser made an adjustment for it elsewhere on the grid.

    Also, just because the assessor may call it living area does not make it so. Assessors say lots of things that are not correct.
     
  8. Mike Kennedy

    Mike Kennedy Elite Member

    20
    Sep 28, 2003
    Professional Status:
    Certified Residential Appraiser
    State:
    New York
    Ditto. Further, in Michigan does your Local Municipality require construction and/or conversion of a "sunroom" and/or former enclosed porch into GLA ( finished with similar or superior construction quality and heated to a similar degree as the Residence) be done under a Building Permit and Certificate of Occupancy or Compliance upon completion to ensure Healthy and Safety (including the wood stove)? Did the "Sunroom" comply when you purchased the property? Does it currently comply? Confirm same with Building & Zoning Department - NOT the Tax Assessor. Realtors typically use Tax Assessment data without confirming compliance.
     
  9. CJ1234

    CJ1234 Junior Member

    0
    Jan 24, 2008
    Professional Status:
    Certified Residential Appraiser
    State:
    Minnesota
    Is the quality of construction similar to the living area?
    Is there a patio door between the two areas?

    Review the report, the appraiser should have mentioned the porch, and adjusted on the grid as an amenity. That adjustment may have been equal to/more than/less than the GLA adjustment.
     
  10. PointerAppraisal

    PointerAppraisal Sophomore Member

    0
    Jul 3, 2007
    Professional Status:
    Certified General Appraiser
    State:
    Ohio
    It depends on the standard of measurement the appraiser is using. Some standards are ANSI, FNMA, Local Real Estate MLS standards, or local county assessor standards.

    Each standard's rules may classify the gross living area differently or apply their standard only to certain rooms, levels of elevation, or construction quality.

    It is typically the goal of data reconciliation to reconcile the GLA of the comparables used in the approaches to the same standard for the most accurate comparison.

    Therefore, if the client requires one standard and the comps are measured using another standard by the county or MLS, reconciliation is necessary.

    Your answer, in short, is your sunroom may or may not be included in GLA depending on standard of measurement utilized. This will be determined by the engagement which is between the client and the appraiser.

    Russell Kitzberger, RAA
     
    Last edited: Aug 4, 2010
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