Where Does Finished Basements Count As GLA?

[Michigander]

I live in the land of basements. The only time I see them included in the GLA is when they are integral to the functioning of the house. For example, hillside ranch with all bedrooms and most baths in the walkout basement and if you didn't include it, you would have a no bedroom house with just a kitchen, living room and dining area. Or bi-levels with the kitchen in the lower level as another example. In all instances it is definitely disclosed exactly what it is and why it was included the way it was, and comparisons are made on a apples to apples basis.

 

[Deleted member 128537]

The answer is "it depends." The standard finished basement that is not necessary to the basic function of the residence is likely not considered GLA. If we're talking about earth-sheltered residences, residences built into the sides of hills, etc. that may be a different story.

I have done a number of these. I count the sf as above grade GLA. Never had problem.

 

[hastalavista]

Here in California, basements are less common and are not considered GLA typically.

It depends what you call a basement.

Don't know where your markets are in California, but in my markets (the Greater Bay Area, but the same was true when I worked in SoCal) what is called a Daylight Basement (and treated as a basement in many other parts of the country) is called and treated as GLA.

 

[gregb]

Today's Stip

Hi Greg, I just received conditional approval on this purchase and I need the following appraisal correction/comment:

1. The rear photo of the home does not appear to be the subject, subject does not have any below grade square footage?


Can you update appraisal with a comment or correction please?

The rear photo is correct photo, subject is on an upsloping site, as described in the appraisal report. No "below grade" square footage. See sketch, front and rear photos of subject.

 

[hastalavista]

Today's Stip....

Can you update appraisal with a comment or correction please?

 

[Mike Garrett RAA]

Below grade is below grade and you can put lipstick on a pig and it's still a pig!

Now, you can use the same dollar amount as GLA if you want but PLEASE DON"T CALL IT GLA!

 

[Stone]

Below grade is below grade and you can put lipstick on a pig and it's still a pig!

Now, you can use the same dollar amount as GLA if you want but PLEASE DON"T CALL IT GLA!

This. People get too hung up on calling it GLA. It contributes what it contributes but around here if it isn't actually above grade, it isn't GLA. That includes walkouts that are mostly exposed - sometimes things don't fit in the standard box.

 

[gregb]

Below grade is below grade and you can put lipstick on a pig and it's still a pig!

Now, you can use the same dollar amount as GLA if you want but PLEASE DON"T CALL IT GLA!

Please define "below grade" and check my photos of the subject and tell me if you think any of the GLA is below grade. A sloping site can cause illusions, all of this property improvements were above grade except for the foundation.

 

[Stone]

Please define "below grade" and check my photos of the subject and tell me if you think any of the GLA is below grade.

Yes. The lower level is below grade. It may have the exact same value but at least one wall is below grade.

I'll repeat this in this same post: It may have the exact same (or, hey, more) value per SF, but it is below grade. I assume from your reply you disagree.

 

[gregb]

Yes. The lower level is below grade. It may have the exact same value but at least one wall is below grade.

I'll repeat this in this same post: It may have the exact same (or, hey, more) value per SF, but it is below grade. I assume from your reply you disagree.

Yes I do disagree, the first level is not below grade. Tell me why you say it is below grade?