Is it living space?

[Mztk1]

Drywall is an expense. Curtains are personal property. The fact is the concrete block walls make the finish inferior. If there is no reaction that is okay, give the finished room the same SF adjustment as you would regular living area, but I do believe there is a difference and you just stated you believe so too, calling it semi-finished. It should be looked at different in the grid, IMO.

QUOTE]

I owned a house years ago that had a fireplace in the center of one wall. I guess, as a decorator touch, that entire wall from floor to ceiling, was covered with adobe style concrete blocks, the same material that faced the fireplace. Using YOUR reasoning, Jim, THAT room would not be living area.

I think another factor that has not been mentioned is the exterior. I presume it is also on a slab, but how about the exterior siding and the roof? If they are the same as the main structure, I would include it. If not, it would be questionable.

Not quite true, Mike. I have a post in the thread a few back that addresses certain situations I have seen where concrete block walls are acceptable. I know the houses the OP considers, I live in the area. The concrete block walls on the inside are the exterior concrete block and it is not typical of the housing type as originally constructed. There is usually only one heat register, the heat pump system is usually not upgraded for the size of the house with the "addition", the electric outlets are typically insufficient, very often you have an exterior hose bib in the room, the rooms are long and do not have partitions found in the rest of house. If you have a house in these markets that has 1500sf straight and then one that has 1,000sf with 500sf in semi-finished porch w/concrete block walls, there is a good chance that the 1500sf house straight is going to have more acceptance and a higher value.

The area simply is not living area. The market might react to it with equal value as living area with the last few sales, but it can change on the dime with the next few sales. It is best to count is separately and adjust it according to the reaction of each. You don't want to have to call it 1200sf today and then 1000sf 6 months from now because the porch is no longer getting an equal return compared to living area. It is best to call it what it is, a semi-finished porch with heat/air.

 

[Gregory Beck]

Your Almost Correct

Based on what you say and what I can see, if after looking at the rooms, in my judgment they have a year round living utility and are accessed directly from the rest of the house, I'd include it in the GLA. I've done many houses from the early part of the last century that at one time had a big front porch that was enclosed and used as additional living space. As long as heat can flow to the area, maintaining the room at a temperature year round for living, I'd call it living space.

If you look at the picture notice the sliding glass doors, they are there for one reason to close when it's too hot or cold in that room. It's not liveable in extreme cold or hot weather.
I live in florida and I can tell you unless cold air is pumped into that area
via a duct it's not considered living area.:new_2gunsfiring_v1:

 

[Couch Potato]

If you look at the picture notice the sliding glass doors, they are there for one reason to close when it's too hot or cold in that room. It's not liveable in extreme cold or hot weather.
I live in florida and I can tell you unless cold air is pumped into that area
via a duct it's not considered living area.:new_2gunsfiring_v1:

And that is why the area with the duct probably ought to be considered living area. Painted block walls are just too common in that age and style house in Central Florida to worry about that. In fact concrete block is much easier to clean up after a storm floods an area. Those in other parts of the country need to keep in mind concrete block is the primary and preferred building material for all exterior walls in Florida houses. Furring strips and drywall would likely add little or no appeal to the room in that market, particularly if the house is a rental.

 

[Mztk1]

And that is why the area with the duct probably ought to be considered living area. Painted block walls are just too common in that age and style house in Central Florida to worry about that. In fact concrete block is much easier to clean up after a storm floods an area. Those in other parts of the country need to keep in mind concrete block is the primary and preferred building material for all exterior walls in Florida houses. Furring strips and drywall would likely add little or no appeal to the room in that market, particularly if the house is a rental.

That is not my experience at all. A room that if finished to look identical to living area, even in those markets, most often has a higher return than a room that is semi-finished, air or no air (because in my markets main living area do not have air at times and neither do the semi-finished porches). At least that is the case in the markets I cover.

I am not saying the concrete block walls are not common, only that it is better leave it out of living area and compare apples to apples. 100% finished area to 100% finished area and adjust separately for the semi-finished vs semi-finished areas.

It is rare, very rare, when there isn't a difference.