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Square Footage Measuremnt Of Historic Home

Discussion in 'General Appraisal Discussion' started by sharon arnold, Jul 8, 2011.

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  1. sharon arnold

    sharon arnold New Member

    0
    Dec 1, 2004
    Professional Status:
    Certified Residential Appraiser
    State:
    Texas
    I measured a historic home today and used ANSI guidelines (have for years now). Once I returned home, I noted that the MLS listing stated the home was about 400 sf larger than what I had measured (measurement done by previous appraiser and put in MLS). I compared the two drawings and found we were about 6 sf different on the lower level, but close to 400 sf different on the upper level. I'm stumped. I typically utilize ANSI guidelines...however, the realtor's words were that I "should be a little lienient because it is a historic home" and their nature is to have nooks and crannies... The other appraiser measured wall to wall. So...what's a girl to do in this situation? Some of the wall heights were around 3 feet...steep pitched roof. HELP!
     
  2. Smokey Bear

    Smokey Bear Elite Member

    0
    Dec 8, 2004
    Professional Status:
    Certified Residential Appraiser
    State:
    California
    What was the total GLA? (How far were you off, percentage wise?)
     
  3. sharon arnold

    sharon arnold New Member

    0
    Dec 1, 2004
    Professional Status:
    Certified Residential Appraiser
    State:
    Texas
    The other appraiser's sf was 2497...mine (using ANSI) was 2054...crazy...I know!
     
  4. leelansford

    leelansford Elite Member

    24
    Mar 29, 2002
    Professional Status:
    Certified Residential Appraiser
    State:
    Illinois
    Things must be different in your neck of the woods.

    Where I sit, I wouldn't give a second thought to the disparity other than in this particular instance explaining my approach to measurement and calculation. Additionally, I would be consistent in my reporting and analysis of the sales comparisons.
     
  5. Jerry Bone Jr

    Jerry Bone Jr Senior Member

    0
    Feb 23, 2004
    Professional Status:
    Licensed Appraiser
    State:
    Oregon
    Your comparable sale data will use which standard? ANSI or "be a little lienient because it is a historic home" ? You're going to want to compare apples to apples.
    In my area, the most reliable square footage data is from the county assessor. Therefore i do it similar to them.
     
  6. Mike Kennedy

    Mike Kennedy Elite Member

    38
    Sep 28, 2003
    Professional Status:
    Certified Residential Appraiser
    State:
    New York
    :icon_idea: Edit your post and attach photo - worth a thousand guesses......

    If unable to edit your first or second post, suggest a third with photo .....

    Given the age of the dwelling and your last sentence above..... odds are the second level is most likely LESS than a full story ( I.E. 1.7 story or possibly 1.5 given the roof pitch). The assertion that the other appraiser measured "wall to wall" MAY account for the GLA Variance....... IF ....he factored the second floor GLA as a FULL story...


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    P.S. the realtor's supposedly "helpful" suggestion and the other appraiser's opinion have ZERO bearing on YOUR opinion.
     
    Last edited: Jul 8, 2011
  7. Debra Sampson

    Debra Sampson Sophomore Member

    0
    Jan 11, 2006
    Professional Status:
    Certified Residential Appraiser
    State:
    Illinois
    Since you are confident that your sketch/measurements reflect the ANSI guidelines, I wouldn't fret it too much. Of course the realtor wants you to be lenient, she is being an advocate for her client and a higher GLA will improve the estimate of value most likely. IMO, disclose the discrepancy since it is on the MLS sheet. If you are in an area where the assessor's GLA is published as well, disclose that, and then state the measuring standards you used. This way you are acknowledging that there is a difference but you are confident in your measurement of the property. You could state that the sketch was provided by the list agent for you to review but I would just hold on to that info and if a reviewer/underwriter wants more info you can send/explain it later. When there are large discrepancies between my results and a published source I try to hedge off any questions by acknowledging them and moving on.
     
  8. PropertyEconomics

    PropertyEconomics Elite Member

    0
    Jun 19, 2007
    Professional Status:
    Certified General Appraiser
    State:
    New Mexico

    My question would be how do "market participants" treat this space? ANSI is not known generally to buyers ... I would reflect the size of the improvements based on how "market participants" treat them and I would conclude and report it as such.
     
  9. TEL2002

    TEL2002 Elite Member

    2
    Jan 16, 2002
    Professional Status:
    Retired Appraiser
    State:
    Louisiana
    When I had those steep pitched roof situations, I drew the GLA area, then I drew in separate areas and marked them as low roof areas...not included in GLA due to ANSI standards. This showed that I did measure wall to wall & did not include x% of the area due to ANSI standards. Never had a complaint.
     
  10. Smokey Bear

    Smokey Bear Elite Member

    0
    Dec 8, 2004
    Professional Status:
    Certified Residential Appraiser
    State:
    California
    Betcha if yours was the higher GLA, no one would be asking you to 'be flexible'. LOL
     
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