ANSI Question regarding a one story home

[J Grant]

You include the above grade non=ANSI rooms in the grid. The non-ANSI area of those rooms is treated separately on a line at the bottom of the grid.

Q16.
How should appraisers account for rooms located in above-grade finished areas that do not qualify as GLA under the ANSI standard?
While the ANSI standard is not definitive on this point, appraisers should include rooms located in above-grade finished non-GLA areas in the room counts (Total Rooms, Bedrooms, Bath(s)) in the Improvement section and in the Sales Comparison Approach grid of the appraisal report to comply with Uniform Appraisal Dataset requirements.

The above is confusing - where do they say to combine not qualified under ANSI as GLA areas with above grade sf ANSI qualified GLA for a total ?

It says to put it on the grid, but does not specify where.

 

[J Grant]

• Finished areas must have a ceiling height of at least 7’. In a room with a sloping ceiling, at least 50% of the finished square footage of the room must have a ceiling height of at least 7’ and no portion of the finished area that has a ceiling height of less than 5’ can be included in the GLA.
• If a house has a finished area that does not have a ceiling height of 7’ for 50% of the finished area, e.g., some cape cods, in conformance with the ANSI Standard, the appraiser may put this area on a separate line in the Sales Comparison Grid with the appropriate market adjustment. The report will be ANSI-compliant and also acknowledge the contributing value of the non-GLA square footage.

Above from Fannie

This directive is confusing - if the below 7 feet ceiling area is less than 50% of the total it gets included in the total, but if the below 7 feet ceiling area is 50% or more of the total it gets cut out and put in a separate line item on grid for contributing value ?

 

[Zoe]

Okay, it seems they want it included in room count on the GLA line item, but included on separate line item if less than 50% of room is below 7 feet. Am i wrong?

It seems UAD is in the mix.

 

[Fernando]

• Finished areas must have a ceiling height of at least 7’. In a room with a sloping ceiling, at least 50% of the finished square footage of the room must have a ceiling height of at least 7’ and no portion of the finished area that has a ceiling height of less than 5’ can be included in the GLA.
• If a house has a finished area that does not have a ceiling height of 7’ for 50% of the finished area, e.g., some cape cods, in conformance with the ANSI Standard, the appraiser may put this area on a separate line in the Sales Comparison Grid with the appropriate market adjustment. The report will be ANSI-compliant and also acknowledge the contributing value of the non-GLA square footage.

Above from Fannie

This directive is confusing - if the below 7 feet ceiling area is less than 50% of the total it gets included in the total, but if the below 7 feet ceiling area is 50% or more of the total it gets cut out and put in a separate line item on grid for contributing value ?

It's confusing.
IF below 7 feet ceiling area in a room? I have to look at each room?
Before if under 5 feet, I don't include that short area. Ugh. I'll deal with it when I have that darn Cape COD style.

 

[J Grant]

Okay, it seems they want it included in room count on the GLA line item, but included on separate line item if less than 50% of room is below 7 feet. Am i wrong?

It seems UAD is in the mix.

It seems they want the room count on GLA line but the sf on a separate line item for contributory value the sf below 7 feet is MORE than 50% of the total dwelling.

They wrote the guideline in a confusing manner.

 

[Dublin ohio]

They wrote the guideline in a confusing manner.

Happens when your try to fit a square peg into a round hole.

 

[Carnivore]

That is NOT what the GSE's want - they want below 7 feet ceiling separated out of the GLA living area. I am not happy about it either but it is not negotiable.

How we handle the adjustments and the value is market driven, how we handle the sf break out per ANSI as an assignment condition is driven by the requirement.

Exactly!

 

[TruJa]

Do we have an obligation to report and analyze the finished square footage and related adjustments in a particular manner in the sales comparison grid as it relates to the comparable sales?

For instance:
1) A comparable with all of the finished flooring tore out has a finished square footage of 0, so list GLA as 0 in the grid and make a line item adjustment at the bottom of the grid using our super precise skills to nail down the contributory value of the less than finished square footage.
or
2) A comparable with all of the finished flooring tore out has a total square footage as disclosed from our favorite 3rd party source, so apply a cost to cure adjustment at the bottom of the grid using our super precise skills to estimate the cost to cure.
or
3) A comparable with all of the finished flooring tore out is likely a C5 comparable with a living area which matches our favorite 3rd party source, so make a condition adjustment using our super precise skills.
or
4) Do whatever you think best and use any combination of the above that you think is credible and reasonable as long as you aren't misleading about what you are doing?

 

[JTip]

OP: What tool do you use to measure?

 

[Zoe]

Do we have an obligation to report and analyze the finished square footage and related adjustments in a particular manner in the sales comparison grid as it relates to the comparable sales?

For instance:
1) A comparable with all of the finished flooring tore out has a finished square footage of 0, so list GLA as 0 in the grid and make a line item adjustment at the bottom of the grid using our super precise skills to nail down the contributory value of the less than finished square footage.
or
2) A comparable with all of the finished flooring tore out has a total square footage as disclosed from our favorite 3rd party source, so apply a cost to cure adjustment at the bottom of the grid using our super precise skills to estimate the cost to cure.
or
3) A comparable with all of the finished flooring tore out is likely a C5 comparable with a living area which matches our favorite 3rd party source, so make a condition adjustment using our super precise skills.
or
4) Do whatever you think best and use any combination of the above that you think is credible and reasonable as long as you aren't misleading about what you are doing?

Well, look at it this way. Fannie is trying to limit liability to them. So, long story short, they are trying to protect you and them on liability issues.