Standardized Property Measuring Guidelines

[djd09]

my question is, have the appraisers following ansi currently or previously, just ignore the fannie guidelines for GLA?

 

[Tim Hicks (Texas)]

my question is, have the appraisers following ansi currently or previously, just ignore the fannie guidelines for GLA?

Fannie Mae has recognized ANSI as a legitimate measuring tool for several years. So have some state appraisal boards. Why do you think they have adopted it?

 

[djd09]

Fannie Mae has recognized ANSI as a legitimate measuring tool for several years. So have some state appraisal boards. Why do you think they have adopted it?

fannie's GLA guidelines never required adherence to ansi? acutually they did have a below grade execption. So , again, did you just ignore the guidelines?

 

[Tim Hicks (Texas)]

fannie's GLA guidelines never required adherence to ansi? acutually they did have a below grade execption. So , again, did you just ignore the guidelines?

Nope, because all the appraisers I know have measured to the tenth a foot in this area for 30+ years.

 

[djd09]

Gross Living Area​

Appraisers must follow the 2021 ANSI Square Footage-Method for Calculating - ANSI Z765-2021- when measuring, calculating and reporting the gross living area and basement square footage of the subject property. Loans are not eligible for purchase by Fannie Mae if the appraisal does not report the gross living area in conformance with this standard.


The most common comparison for one-unit properties, including units in PUD, condo, or co-op projects, is above-grade gross living area and below-grade square footage. The appraiser must be consistent when reporting the finished above-grade gross living area, below-grade square footage, and room count. The need for consistency also applies from report to report. For example, when using the same transaction as a comparable sale in multiple reports, the room count and gross living area must not change.


When using sketching or 3D scanning software, the resulting output must also conform to the ANSI Z765-2021 standards. See Exhibits for Appraisals in B4-1.2-01, Appraisal Report Forms and Exhibits for additional information on sketches and floor plans.


Only finished above-grade areas can be used in calculating and reporting of above-grade room count and square footage for the gross living area. Fannie Mae considers a level to be below-grade if any portion of it is below-grade, regardless of the quality of its finish or the window area of any room. Therefore, a walk-out basement with finished rooms would not be included in the above-grade room count. Rooms that are not included in the above-grade room count may add substantially to the value of a property, particularly when the quality of the finish is high. For that reason, the appraiser should report the basement or other partially below-grade areas separately and make appropriate adjustments for them on the Basement & Finished Rooms Below-Grade line in the Sales Comparison Approach adjustment grid.


Detached structures with finished square footage must be reported on a different line in the adjustment grid and not included as part of the subject's reported gross living area.


When the subject property has an area that does not meet the ANSI minimum ceiling height requirements, the additional square footage must be reported on an additional line in the adjustment grid and an appropriate market adjustment applied, if warranted. Additionally, the appraiser must provide and explanation in the report for how this area was handled in order to comply with the ANSI standard and also acknowledge any contribution of the additional square footage.


If the appraiser is unable to adhere to the ANSI Z765-2021 standard they must enter "GXX001-" at the beginning of the Additional Features field of the appraisal and provide an explanation of why they were not able to comply. For example, if the appraiser is performing an appraisal in a state that requires adherence to a different measuring standard, then the loan may still be eligible for purchase by Fannie Mae.

B4-1.3-05, Improvements Section of the Appraisal Report (09/06/2023)

selling-guide.fanniemae.com

interesting how it has changed. no more built into the side of a hill clause.


no implement it . it will work

 

[djd09]

Status is 'Sold' Status Contractual Search Date is 01/09/2022 to 01/09/2021 Style is 'Split Level' Area is in this list (click to view) Ordered by Current Price, Status, Area​

Found 977 results in 0.55 seconds.

so 977 split level sales in a county i cover. at least half of them have a partially below grade area included in the GLA. good luck with unhappy realtors, buyers, and sellers.

 

[sputnam]

my question is, have the appraisers following ansi currently or previously, just ignore the fannie guidelines for GLA?

If you aren't personally measuring the comparables you use, you are, and have been, violating guidelines all along.

 

[djd09]

sorry, in ohio, trespassing is against the law. but you didn't answer the question. yep, ansi followers have been ignoring the gses guidelines. duly noted.

 

[glenn walker]

Nope, because all the appraisers I know have measured to the tenth a foot in this area for 30+ years.

They all believed or they say they measured to 1/10th of a foot but many probably did not compensate for thickness of block or brick homes or 3" to 4" inches on stucco siding or 1' thickness on wood siding etc.
As stated before in California Assessors and Building departments go off Public records of architectural drawings or building permits which say its a 2,000 sq.ft. home. In California Tax Assessors and building departments also do not physically measure houses garages or basements and often what is reported to them is not what the final product ends up being.

What you should be saying is appraisers in Texas have been saying they measure to 1/10th of a foot but ii actuality its almost impossible to be that good on large or complex floor plans and designs. We once had a measuring party and the appraisers did not know what public Records showed so they would not have a target to anchor onto. It was on a 6,500.00 square foot custom home and none of us was within a 100 square feet of each other and some were off by as much as 200 square feet. A Tape and Disto simply are not that accurate on exteriors of large structures. At best a 1,000 Sq.Ft. Rectangular or boxed shape house and even it would not be at 1/10th a Inch on long walls and 50 Sq.Ft. +/- between appraisers-- but what we did realize is juts how many appraisers will scrunch or even stretch their measurements to try and get close to public records because they knew their fist stip was why does your GLA differ from Public Records? So they just did work arounds. So in Texas when you say appraisers have been using ANSI for years but what you really need to say is appraisers in Texas have been saying they use ANSI because you and I have no idea what they really use and my guess is it's not 1/10th of a foot as they know their not that good. Hell there are places in Texas that dont even-have building departments or zoning.

 

[djd09]

Another reason we don’t have basements but natural-born Yankees such as yourself do: In much of Texas we’ve got a superabundance of land and a relative scarcity of zoning regulations; in the north it’s exactly the opposite. So where builders up yonder who want to add additional square footage to a house feel compelled to dig down, here we’re usually happy to opt for the easier path: building up and/or out.

https://www.texasmonthly.com/being-texan/texanist-dont-texas-houses-basements/

must be nice ranch slab. damn yanks