Standardized Property Measuring Guidelines

[glenn walker]

We dont tend to have basements out here--but my guess is basements in other-States are probably never measured accurately but I may be wrong.

 

[Fernando]

True, not many basements around here. More inlaws behind garage.
Wished GSE would address inlaw set up instead of me making up additional line in comparing comps with inlaws or rooms possible set up to be inlaw.

 

[Dublin ohio]

We dont tend to have basements out here--but my guess is basements in other-States are probably never measured accurately but I may be wrong.

Basement probably easiest to measure. Since they are the best way to get more accurate GLA. Foundation is generally partially above grade. Eliminates the question about siding thickness

 

[Tim Hicks (Texas)]

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.

I did not say appraisers in Texas have been using ANSI for years, I said they have been measuring to the tenth of foot for years. We did not know about ANSI standards until 2000 or so. I don't know if all appraisers are measuring to ANSI standards now or still doing it the way I was taught in the early 1990's.

All fiberglass measuring tapes were to the tenth of foot then and now. Distos can do to the hundredth of a foot. Wall thickness can be figured in two measurements whether, brick, siding, stone, etc.

Once all appraisers adopt ANSI standards, there will be less margin of error, but there always be human error involved that cannot be completely eradicated. That is true no matter what method you use because nobody is perfect every time they measure a home.

 

[Terrel L. Shields]

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

The major inaccuracies occur in tape as stretch and bow of the tape in addition to the errors inherent in laser measures. Placing the end (or front depending upon setting) of the laser within 1/10th of the 'true' (whatever that is) corner of the building and ending the laser exactly on the 'true' corner of the other end. Systematic errors occur by making the same mistake over and over. If a measuring party stays within 1% of each other they are doing pretty good.

 

[glenn walker]

I did not say appraisers in Texas have been using ANSI for years, I said they have been measuring to the tenth of foot for years. We did not know about ANSI standards until 2000 or so. I don't know if all appraisers are measuring to ANSI standards now or still doing it the way I was taught in the early 1990's.

All fiberglass measuring tapes were to the tenth of foot then and now. Distos can do to the hundredth of a foot. Wall thickness can be figured in two measurements whether, brick, siding, stone, etc.

Once all appraisers adopt ANSI standards, there will be less margin of error, but there always be human error involved that cannot be completely eradicated. That is true no matter what method you use because nobody is perfect every time they measure a home.

I agree with you so we are on the same page

 

[Terrel L. Shields]

there will be less margin of error

Since we don't have a "standard" or a "true" known value to compare to then the margin of error cannot be accurately determined. All you have is a more precise measurement but not a more accurate one. BTW, when is the last time you recalibrated your DISTO?

 

[Tim Hicks (Texas)]

The major inaccuracies occur in tape as stretch and bow of the tape in addition to the errors inherent in laser measures. Placing the end (or front depending upon setting) of the laser within 1/10th of the 'true' (whatever that is) corner of the building and ending the laser exactly on the 'true' corner of the other end. Systematic errors occur by making the same mistake over and over. If a measuring party stays within 1% of each other they are doing pretty good.

Most straight walls are easy to measure with a laser exactly with the proper target no matter what construction. I compare to blue prints all the time. Sometimes they are off from their blueprints due to human error. When they did build to exact blueprints, the laser confirms it.

 

[Tim Hicks (Texas)]

Since we don't have a "standard" or a "true" known value to compare to then the margin of error cannot be accurately determined. All you have is a more precise measurement but not a more accurate one. BTW, when is the last time you recalibrated your DISTO?

I don't recalibrate until I see proof that it is wrong. Like the example above. If 17 walls match the blueprints, it is a good sign the Disto is fine. Sometimes I check with fiberglass tape on difficult walls. Sometimes a fiberglass tape is better for double wides. You are grasping at straws. When it needs recalibration, it gives crazy readings. Typically, I need to buy a new one due to wear and tear before I need to recalibrate. I have measured +/-10,000 houses with several different models of a Disto, so I know when to trust it.

 

[Terrel L. Shields]

When they did build to exact blueprints, the laser confirms it.

Since architects tend to provide the outside of the framing as the basic starting point and the carpenters work from those framing blueprints- generally that is all I get to see. I don't see the detail prints and the siding varies from the architects materials sometimes...at least they did with I was a tech in an engineering department...and if they add details on the sheathing and siding, the thickness of the brick or rock is indeterminate.