Basement vs built in garage/basement

[sputnam]

You two are of the same cloth. Wasn't talking about the bonus room. He was saying that an attached garage is different because it has it's own roof...so if that is the difference, then a garage area (that has a bonus room/GLA over), should be counted as GLA, too...since it doesn't have it's own roof.

Please read; [url]http://appraisersforum.com/showpost.php?p=2400356&postcount=46[/URL]

Then he's just wrong.

 

[sputnam]

This is a full basement. See the garage? It's still a full basement. Full basement with built-in garage. Not a partial basement. Full. Garage. Both. What if I put a pool table in the basement. Partial basement now? No, still full basement.

Exactly right.

 

[DTB]

This is a full basement. See the garage? It's still a full basement. Full basement with built-in garage. Not a partial basement. Full. Garage. Both. What if I put a pool table in the basement. Partial basement now? No, still full basement.

A better comparison would be, full basement-now fill half the basement with concrete. Partial basement.

How about a story and a half house. House has finished 1st floor only, with full attic. Now the back is dormered and finished with 2 BR and a bath. Still a full attic?

 

[Michigan CG]

It doesn't matter how it functions........

Your argument falls apart right there.

Its a full basement...say 1000 sq ft. That is what is calculated in the cost approach and sales grid.

You have a 1000 sq ft basement.............

Eh, you do have a full basement but you have part of that basement area that is built in garage. I would not suggest you get your cost approach too detailed when comparing apples and oranges (full basement comps vs. homes with build in garages).

There are many costs associated with building a built-in garage. The floor area of the garage area must be lower than the remainder of the basement. And then there is that pesky grading and access to the built-in garage. The backhoe guy does not work for free.

So, you build a house with a 1000 sq. ft. basement. Two years later, you cut a hole in the wall and put in a garage door. Now, you don't have a 1000 sq ft basement? I guarantee you a potential buyer still sees the 1000 sq ft basement.........

Eh, not quite that simple. You cannot simply cut a hole in the wall and add a door. That hole you now have removes structural integrity of the original foundation. You would need a steel header most likely over the "hole" and the installation of firewall protection. And then most municipalities would require the floor to be lower than the remainder and then we get back to access. Are you building a tunnel to the new garage or are you hiring this guy:

http://nahets.org/so-you-think-youre-a-backhoe-operator/

............ A two car garage built-in the basement is inferior, due to having to walk up stairs to get to the main level of the home............

The only way to support that would be the missing basement area. As to walking up stairs to get to the main level I doubt anyone can prove a supportable adjustment.

There's little costs difference between building a 1000 sq ft basement vs building a 1000 sq ft basement and putting a garage door in. Theres a big cost difference between building a 1000 sq ft basement and then adding an attached garage to the house.

In the cost approach are you giving the built in garage more $ per sq ft than the basement?

Hhhmmm. I doubt that. See above.

the subject's garage is accounted for on the Garage/Parking line of the grid - not the Basement Line.

To clarify, the garage AREA is accounted for. Therefore calling it a full basement is double-dipping.

Because someone uses part of the basement area to park the car, doesn't take away the basement area. Its basement area, because its the enclosed area under the main level. Its a basement foundation. Saying a detached garage and a built-in garage are equal is not correct in my market area.

You are partially correct in that it is basement area. Let's change basement area to FOUNDATION area and separate the functionality or the utility of the basement of the property with a garage build in and the one that does not have a built in garage.

Because someone uses part of the basement area to park the car, doesn't take away the basement area. Its basement area, because its the enclosed area under the main level. Its a basement foundation. Saying a detached garage and a built-in garage are equal is not correct in my market area.

You are partially correct in that it is basement area. Let's change basement area to FOUNDATION area and separate the functionality or the utility of the basement of the property with a garage build in and the one that does not have a built in garage.

^^Correct^^

............If its partial basement, then its got to have another foundation such as crawl, slab, etc. Built-in garage is not a choice......

Incorrect. Referring back to your cost approach, it would take this into account.

Here is the final word from an expert...ME.

1,000 sf house with a 1,000 sf basement level of which 600 sf is considered living area but not GLA and a 400 sf drive under garage is considered a partial basement. End of discussion, stop the arguing, and do it MY WAY.

I agree with the old guy.

 

[David S. Roberson]

Eh, you do have a full basement but you have part of that basement area that is built in garage. I would not suggest you get your cost approach too detailed when comparing apples and oranges (full basement comps vs. homes with build in garages).

There are many costs associated with building a built-in garage. The floor area of the garage area must be lower than the remainder of the basement. And then there is that pesky grading and access to the built-in garage. The backhoe guy does not work for free.

Sorry, but MY Marshall-Swift Book (page Avg-29) indicates "Basement Garages: Add lump sum to unfinished basement costs. Single $1,750 Double $2,450. That's because the cost of the area is included in the basement cost, mainly because it's part of the basement and not a separate structure.

This is basically the cost for an overhead door, which is the only difference in cost in this part of the world. Unless your car is over 7 feet high, there would be no need for a lower floor. Pesky grading and access would be site development costs here, not basement costs. That's where the backhoe guy's money comes in. Carpenters rarely use backhoes here to construct the house.

Does your cost source indicate an different cost?

 

[Mack McClain]

Sorry, but MY Marshall-Swift Book (page Avg-29) indicates "Basement Garages: Add lump sum to unfinished basement costs. Single $1,750 Double $2,450. That's because the cost of the area is included in the basement cost, mainly because it's part of the basement and not a separate structure.

This is basically the cost for an overhead door, which is the only difference in cost in this part of the world. Unless your car is over 7 feet high, there would be no need for a lower floor. Pesky grading and access would be site development costs here, not basement costs. That's where the backhoe guy's money comes in. Carpenters rarely use backhoes here to construct the house.

Does your cost source indicate an different cost?

 

[Michigan CG]

............ Unless your car is over 7 feet high, there would be no need for a lower floor.......

The lower garage floor is not for tall cars. I will let you do the research. I will give you a hint.....carbon monoxide.

Pesky grading and access would be site development costs here, not basement costs.

Line item cost figures are great, unless you attribute them to the reason they are in the cost. The guy building a home on a basement doesn't have to grade the site to accommodate the built-in garage; the the guy with the built in garage does.

You guys do what you want, but don't think you will win this argument when you step in a court house.

 

[Mack McClain]

Built in garages dont have lower floors, typically in this area.

The degree in grading is determined by the topography of the individual lot. Some require more than others. Again, this is part of the site. Some homes with a basement without a built I garage takes a lot more site prep....grading than other homes that do have built in garages.

 

[Michigan CG]

Built in garages dont have lower floors, typically in this area.

I am not buying that. Check your building codes.

 

[Mack McClain]

I am not buying that. Check your building codes.

I have a degree in construction management, a real estate license, a cr appraisers license and I've inspected thousands of homes in this area during the past 12 years. Most builtin garages in this area are not constructed with lower floors. There are a few, but its not a majority.

Thats an old building code requirement, that no longer exist, atleast in this area. Builders typically put in a small curb or height difference between an attached garage and the living area, but not with a builtin garage.