To GLA or Not to GLA

[Surf Cat]

It's weird that the mini split system is in the hallway and not one separate unit for each room hooked to the same heat pump.

 

[J Grant]

Yes, it is, that was what I was thinking. The inspector also said it was efficient enough for the whole upstairs. Honestly the listing agent and measurer not calling it sqft made me second guess.

lol they might be right for a different reason, wrt the ANSI sf height of the sloping ceilings...as others have posted about,. At least you know it has a heat and AC source though

 

[Carnivore]

In my market owners and potential buyers would view that 2nd floor as usable iving area. Would they in their minds see it the same as a 2nd floor without the short comings? Probably not. Since we are obligated to follow ansi. Then I would possibly report this area on a separate line using GX001

It would take a special type of idiot to not call it GLA. The very obvious mini-split is adequate for that space. Not calling a space GLA due only to the lack of forced air ducts is moronic.

ANY buyer would consider it living space.

That Mini-Split is probably not mounted correctly

How far from the ceiling should a ductless mini split be?

There needs to be at least 5.9 inches from the top of the air handler to the ceiling. It is very important that you have that space because the air handler pulls in a lot of air from the top.




How many rooms are like that? I ask because it looks like more than one

 

[shrubberyvaluation]

Looks like a typical Cape COD 2nd floor GLA where height is at least 5 feet. How the market treats it is the important part IMO.

 

[J Grant]

Looks like a typical Cape COD 2nd floor GLA where height is at least 5 feet. How the market treats it is the important part IMO.

How the market treats it is the value aspect, what value it commands as whatever we end up calling the area.

But how it is reported wrt the ANSI-approved ceiling does it qualify as a height living area is the appraiser's obligation wrt client's and industry acceptable standard

The two things are not one and the same thing (though they are linked ).

 

[Surf Cat]

How the market treats it is the value aspect, what value it commands as whatever we end up calling the area.

But how it is reported wrt the ANSI-approved ceiling does it qualify as a height living area is the appraiser's obligation wrt client's and industry acceptable standard

The two things are not one and the same thing (though they are linked ).

You may be technically correct but the overall big picture is that Shrub is right.... we mirror the market.

The problem is we have to follow USPAP, Fannie Mae guidelines, lender guidelines and of course, ANSI standards which, realtors do not use in their MLS listings.

On top of all the aforementioned items, we have a communicating problem with typical words in the English language that could be taken out of context.

AND....Let's not forget the biggest elephant in the room, the highest authority of the land has deemed us biased and the cause of preventing generational wealth.

We are not liked very much right now and we're walking on eggshells in every aspect of the appraisal assignment...

 

[CGinMN]

OP, what is this measurement?

 

[Brian W Street]

3.6 Ceiling Height Requirements
To be included in finished square footage calculations, finished areas must have a ceiling height of at least 7 ft. (2.13 m) except under beams, ducts, and other obstructions where the height may be 6 ft. 4 in. (1.93 m); under stairs where there is no specified height requirement; or where the ceiling is sloped. If a room’s ceiling is sloped, at least one-half of the finished square footage in that room must have a vertical ceiling height of at least 7 ft. (2.13 m); no portion of the finished area that has a height of less than 5 ft. (1.52 m) may be included in finished square footage.

If I understand the requirements it doesn't matter what the highest point is, the ceiling requires one-half of the floor to be flat as I read it.

Record the entire upper level as an additional item, and adjust as your market supports. In my market, it is equal to the same GLA adjustment. Just comment on what you have done and why. I hate ANSI, to this day appraisers are still confused about it and we get paid to measure homes!

 

[Overimprovement]

Then I would possibly report this area on a separate line using GX001

GX001 is not necessary to report it on a separate line, if indicated. Those are for special circumstances, like berm houses. The ceiling height/sloped wall issue is quite normal.

Again, as has been stated, WHAT we call it is to appease the ANSI/GSE police. HOW we adjust it is all on use, based on the market reaction.

 

[CGinMN]

3.6 Ceiling Height Requirements
To be included in finished square footage calculations, finished areas must have a ceiling height of at least 7 ft. (2.13 m) except under beams, ducts, and other obstructions where the height may be 6 ft. 4 in. (1.93 m); under stairs where there is no specified height requirement; or where the ceiling is sloped. If a room’s ceiling is sloped, at least one-half of the finished square footage in that room must have a vertical ceiling height of at least 7 ft. (2.13 m); no portion of the finished area that has a height of less than 5 ft. (1.52 m) may be included in finished square footage.

If I understand the requirements it doesn't matter what the highest point is

How so?