Advise on how/where to value this room.

[Carol Gist]

Appraising for a sale, whereas there is a 344 sf sunroom connecting the garage to the rest of the house (so it's between the two). Area is not heated. I know it can not be GLA. Would the best thought be to add as a line item at bottom of sales grid with less value? Any other ideas? Get this, the agent said sf is 2,096. County says 1,569. I measured at $1,524. Ask agent where did you get your sf. She said they have a 3D imaging camera that captures the sf. I said you should have just went to the county, they have a sketch online. Here is a pic. The door at the back of pic is headed to the kitchen. Thank you

 

[Fernando]

So the room is between the kitchen and the garage.
Is the room part of the garage which is finished? How big is the garage now compared to public records?

 

[Carol Gist]

So the room is between the kitchen and the garage.
Is the room part of the garage which is finished? How big is the garage now compared to public records?

Yes, it is between the garage and the house. No sf was taken from the garage. It was just a room built between the two. Appears garage was detached originally.

 

[Sid Holderly]

In this area it is a separate sun room; an enclosed breezeway or enclosed porch adjusted on the porch, patio, deck line or a separate line if value greater than typical. If it has one or the other of heat or AC a separate line works best.

 

[Bobby Bucks]

In this area it is a separate sun room; an enclosed breezeway or enclosed porch adjusted on the porch, patio, deck line or a separate line if value greater than typical. If it has one or the other of heat or AC a separate line works best.

I agree.

 

[sputnam]

It really doesn't matter where you add it to your report.... as long as you add it and as long as what you do is clear to the reader. It also doesn't matter where the agent got his/her SF. It's your measurements and calculations that are relevant. On the sales comparison grid, I would include it with porches... it is a finisihed enclosed porch... or on one of the extra lines at the bottom of the grid.

 

[Tom D]

in the more expensive areas they call them sunrooms, depending on the finish. in other areas they were called florida rooms. your sq footage doesn't denote the functional shape of that area. it could just be an enclosed breezway attaching the house to the garage, nice to have in colder weather.

 

[Mark K]

Include it in the report in the same place/fashion that you would a sunroom.

I call them sunrooms if large enough, say 10 x 15 ish, otherwise I call them enclosed breezeways say 6x15 or so. It also changes a detached garage to an attached garage. Attached garages are more desirable in this area. Go from the house to the garage without walking thru the snow or rain.

 

[Carol Gist]

In this area it is a separate sun room; an enclosed breezeway or enclosed porch adjusted on the porch, patio, deck line or a separate line if value greater than typical. If it has one or the other of heat or AC a separate line works best.

Thank you Sid. All it has it a wall mounted AC unit, so appears this is a sunroom. Excited to see the value I come up with, as she stated the home was 2,000 sf, county states 1,564 and that includes the 355 sf sunroom, so now we have a GLA of just 1,145 sf +/-. I wish realtors would be more diligent in what they state is sf. Oh well, I don't have a dog in the fight, I just do my job and report $$. Thanks all, big help. Carol

 

[Fernando]

Thank you Sid. All it has it a wall mounted AC unit, so appears this is a sunroom. Excited to see the value I come up with, as she stated the home was 2,000 sf, county states 1,564 and that includes the 355 sf sunroom, so now we have a GLA of just 1,145 sf +/-. I wish realtors would be more diligent in what they state is sf. Oh well, I don't have a dog in the fight, I just do my job and report $$. Thanks all, big help. Carol

Smart agents would put buyer and buyer's agent on notice to verify gross area.
Going to subject, I'm always prepare for surprises. Thus I bring sales list in area to find new comps when gross area is actually measured.