Ansi delema

[Baldguy]

I am just trying to understand this ANSI stuff. I have a house that has been built-in to a hill side. The front of the house (first level) which appears to be below grade level or basement level, has a kitchen, living room, bathroom and office (or other room). The second level has three bedrooms and a bathroom. So if I am understanding the ANSI rules correctly, I can only report the second level GLA. Am I correct? Or can can I consider this home an earth contact, two story on a slab and include both levels in the GLA? The pic on the left is the front of the home.

 

[norapp]

Before Ansi and after Ansi this is a one story home with a walkout basement. Just so happens the walkout is in the front. Doesn't change anything. Ansi has nothing to do with this except now it's a violation to say it's anything else.

I have been corrected and I agree. Just happens that I have been doing this for so long I forgot there were some exceptions which have been pointed out which I posted below.

 

[Dublin ohio]

So if I am understanding the ANSI rules correctly, I can only report the second level GLA. Am I correct?

Yes

 

[Baldguy]

Before Ansi and after Ansi this is a one story home with a walkout basement. Just so happens the walkout is in the front. Doesn't change anything. Ansi has nothing to do with this except now it's a violation to say it's anything else.

That's what I was afraid of. Thanks for your input.

 

[Dublin ohio]

Before Ansi and after Ansi this is a one story home with a walkout basement. Just so happens the walkout is in the front. Doesn't change anything. Ansi has nothing to do with this except now it's a violation to say it's anything else.

I have to disagree. Before ansi. I do believe most of us would have called a 2 story using the old fannie exception. With a partial below grade first floor, call it all GLA and compare it to similar properties.

 

[Baldguy]

I have to disagree. Before ansi. I do believe most of us would have called a 2 story using the old fannie exception. With a partial below grade first floor, call it all GLA and compare it to similar properties.

In the past, that is what I did. I basically called it a 2 story on a slab which seems logical since the kitchen is located on the below grade level.

 

[djd09]

Before Ansi and after Ansi this is a one story home with a walkout basement. Just so happens the walkout is in the front. Doesn't change anything. Ansi has nothing to do with this except now it's a violation to say it's anything else.

good edit. fannie guidelines had a built into the side of the hill exception.

 

[djd09]

you need to do two sketches. one based on the ansi junk and one that is market based. the first floor is not basement

 

[norapp]

I have to disagree. Before ansi. I do believe most of us would have called a 2 story using the old fannie exception. With a partial below grade first floor, call it all GLA and compare it to similar properties.

You may be right. I think in different areas you were allowed to report it by what was the standard for that locale. I have been appraising in NYS for 25 years. Many different areas including Long Island, NYC and now Northern NY with mountains and farms. In the beginning if the lower level had regulation windows and were only a 4 feet from the floor we could include in the GLA. That changed early on and from that point it was below grade no matter what.

 

[Fernando]

I saw this house few years ago in which there had been a mudslide falling behind subject decades ago.
Before the mudslide, it was a 2 storied GLA according to ANSI and typical for most homes in area.
After mudslide, the rear building had first floor covered with soil.