6.7' ceiling height. close enough?

[Hank Outlaw]

Hello,

I have searched for threads on ceiling height, but did not see anything exactly like this.
I am appraising an older two-story sidehall with 6.7' ceilings on the 2nd level (2 bedrooms, 1 bath up, 1 bedroom, living rm, eat-in kitchen and no bath(s) down). The total heated living area - including the 2nd level is 1075 sq. feet. If the 2nd level is not counted in the GLA, the 1st level GLA is 695 sq. feet. (house is only 16.2' wide)

I cannot confirm if this is the only house around with 6.7'+- ceilings. I have called the agents that listed or sold the comparables in the neighborhood and they could not recall if ceiling height was an issue. I'm wondering if they even noticed. So, my question is, if 7' is the absolute cut-off, how to address the 2nd level relative to GLA, since it is within 3/10s of the standard. I would imagine that for competing homes in the subject's market, there would not be as much negative impact (homes in the $10,000 to $70,000 range vs. homes of better quality and condition in the $100,000 range), i.e., low income housing and govt. subsidized rental properties.

Any advice or observations are welcome.

Thanks,

Hank

 

[Kevin A. Spellman]

It is either market acceptance or market resistance. It most likely market acceptance from the era of construction. As a society we were smaller years ago in both height and weight.

 

[RSW]

ANSI is the standard. But, FNMA says the apraiser can use what is typical for the area. It may be possible to use the second area as living area if you can find other homes with a similar utility.

 

[Caligirl]

Is this the original configuration or is it a non-permitted 'remodel' or addition?

 

[Hank Outlaw]

The floorplan appears to be original thru-out. The 2nd level is a stand-up 2nd floor with 2 bedrooms and the only bath in the house. It is conforming in age, design, size and condition with the majority of homes within several blocks. There are numerous homes that look identical in that area, including a recent sale of a bank foreclosure that sold for $7800, listed for $9000 - bank foreclosure, 1102 heated square feet, 3 bedrooms, 1 bath.

I called the listing / selling agent's office and one of the agents said that he couldn't remember anything about the ceilings in that house, but that they had a similar listing with 7' (or below) ceilings, priced at $22,900 with approx. 1100 heated square feet.

I am of the opinion, based on my polling the agents, that they don't really notice ceiling height. This agent said he never gave it any thought until an appraisal came back that addressed the issue. The other agents just kind of studdered when I asked about ceiling heights, like... huhhh??

Thanks for all the feedback.

Hank