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Sketch - How to I deduct GLA?

Discussion in 'Apex' started by Alison Swain, May 27, 2009.

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  1. Alison Swain

    Alison Swain Senior Member

    0
    Sep 13, 2005
    Professional Status:
    Certified Residential Appraiser
    State:
    Florida
    How do I draw a "cut-out" area on the second floor which overlooks the first floor so that the total area is deducted from the GLA?

    Please start me out from Step 1.

    Thanks.
     
  2. Greg davenport

    Greg davenport Member

    0
    Mar 30, 2004
    Professional Status:
    Certified Residential Appraiser
    State:
    Arkansas
    What version of Apex are you using?
     
  3. Thomas Fiehler

    Thomas Fiehler Senior Member

    2
    Jun 2, 2003
    Professional Status:
    Certified General Appraiser
    State:
    Ohio
    After you draw the second floor, you will add the 2nd floor again, but under the areas, there is an option for negative so you just mark the box and you will now be sketching in the second floor for an area that does not exist. Just do the open area and label it "Open" so the reader understands what you did.
     
  4. TEL2002

    TEL2002 Elite Member

    2
    Jan 16, 2002
    Professional Status:
    Retired Appraiser
    State:
    Louisiana
    A
    ...----------
    ..|.............|
    C|..............|B
    ..========|----------<start
    D

    I treat the area as exterior walls & create a small 'box' of the appropriate size. I cheat the system a little bit as follows.
    Wall B is 10' long.
    Wall A is 10' long
    Wall C is 9.9' long
    Wall D is 9.9' long (note that D would not touch B)
    Then I drop the line down .1'
    Then I reverse the direction of the line and continue with my drawing.

    When done with the sketch, I place two diagonal lines in the 'box' forming an X, then put in words saying something like '2 story foyer'.

    Admittedly by square footage will be off by about 1 square foot overall, but I don't think that is enough to be concerned.
     
  5. Lloyd Bonafide

    Lloyd Bonafide Senior Member

    0
    Jan 15, 2006
    Professional Status:
    Certified Residential Appraiser
    State:
    California

    You're making it WAY too complicated - see post by Thomas.

    If there is an open stairway on the second floor, I just shade it in after I draw it so it is easier for the reader to understand.
     
  6. Obsolescent

    Obsolescent Senior Member

    9
    Jul 6, 2004
    Professional Status:
    Certified Residential Appraiser
    State:
    Illinois
  7. Randall Garrett

    Randall Garrett Senior Member

    4
    Mar 6, 2004
    Professional Status:
    IT Professional-Appraisal Related
    State:
    Texas
    Alison,

    Sorry to be so late replying to this - I am away from my desk.

    Here is a link to a step-by-step example document. The example says "Subtracting Staircases" but the steps are the same, you'd just name the Area something like "(Less) Open to Below" or similar.

    http://www.apexwin.com/v5/kb/?View=entry&EntryID=27

    Hope this helps! Let me know if you need more help.

    -Randall Garrett-
    ..Apex Software..
     
  8. Blue1

    Blue1 Elite Member

    0
    Jan 14, 2002
    Professional Status:
    Certified Residential Appraiser
    State:
    California
    Open Apex...right-click > 'Define Area'>choose '2' box>click the 'name' tab>under 'Calculation Adjustment' click "negative">hit OK>draw your area and...VIOLA...you have created a 'hole' in the 2nd floor!!!
     
    Last edited: May 28, 2009
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