ANSI Related Question

[Charles Decker]

It's pretty simple. It needs to go in the Basement & Finished Rooms Below Grade. Maybe they need to change the form to Basement "OR" Finished Rooms Below Grade. When you include your below grade GLA you also need to include bed and bath count. We have a fair amount of tri-level properties in certain areas of Phoenix. You just need to break out that bottom level on the finished rooms below grade line. It's usually pretty easy to find another tri level comp. When I took Richard Hagars online course in March he said you will have excessive gross adjustments. Just a short comment on why you have excessive gross adjustments and you'll be fine. I've done 3-4 tri levels since 04-01. No issues and no stips.

 

[sputnam]

ANSI is not poorly written. But, it wasn't written by Fannie. Fannie has required GLA for a long time... and it has become the standard in residential appraisals. ANSI doesn't use the term GLA however, the finished above grade area IS GLA as defined by Fannie. It's not that complicated. It's simply two different organization calling the same thing two different names.

ANSI calls it, below grade area. Fannie, and others, call it Basement.

 

[djd09]

quit trying to sell ansi, not buying, maybe you need measuring instructions. one inch below grade does not make it a basement. why are they forcing appraisers to be misleading, intentionally or not?

 

[djd09]

Home Innovation Research Labs 11/30/20
Public Comments Report (PCR) - 2020 ANSI Z765 Page 2
Non-Voting: 1
PC 03 – Section 2.2 Finished Area Final Formal Action: Disapprove
Submitter: Melissa Bond, Self
Requested Action: Delete without substitution
Proposed Change: Staff Note: Reverses previously approved change, Log 02.
based on its location
Reason: By adding the words "based on its location" you have added a tremendous layer of confusion. The
definition is clearly understood exactly as it is written. What exactly does "based on its location" mean...
in Gross Living Area?, in Gross Building Area?, location on the site?, location in the region of the
country?. Please reconsider adding this ambiguous phrase. I am a Continuing Education Provider in
multiple states (on-site) and across the country (online) and I can see the plethora of questions that this
very unnecessary phrase will cause. Either fully clarify what "based on its location" means or, even
better, strike it from the new edition.
Substantiating
Documents:
CC Action: Disapprove

fricken junk

 

[djd09]

Robert N. Mossuto Jr
Requested Action: Revise as follows
Proposed Change: I am not revising the ceiling height section of ANSI; but am providing some critical thought as to the
usefulness of this document from an appraiser’s view when considering upper floor living space.
There are millions of homes across this country that were built before international building code
development and acceptance of international building code by the US, individual states, and
municipalities within individual states in the US.
A large number of homes built with second floors in the US have fully finished second floors with
bedroom and bathrooms in which no part of the 2nd floor ceiling is 7 feet from floor to ceiling!
So, in essence, ANSI is telling Real Estate Agents, Appraisers, Lenders, and the Consumer that that 500,
600, 700, 800 or more square feet and those 2, 3, and 4 bedrooms and many times a bathroom or half
bath are all nonexistent in millions of homes across the country if we rely on ANZI standards!
As an example, a home built in 1915 with 1,650 square feet of living space is listed and sold. The home
has 4 bedrooms and 2 bathrooms. But, 3 of the bedrooms and 1 of the bathrooms are on the 650 square
foot second floor. And the max ceiling height of the 2nd floor is 6 feet. So, by ANZI standards, the home
is a 1,000 square foot (40% smaller), 1-bedroom, 1-bathroom home!

fricken junk

 

[Terez05]

Robert N. Mossuto Jr
Requested Action: Revise as follows
Proposed Change: I am not revising the ceiling height section of ANSI; but am providing some critical thought as to the
usefulness of this document from an appraiser’s view when considering upper floor living space.
There are millions of homes across this country that were built before international building code
development and acceptance of international building code by the US, individual states, and
municipalities within individual states in the US.
A large number of homes built with second floors in the US have fully finished second floors with
bedroom and bathrooms in which no part of the 2nd floor ceiling is 7 feet from floor to ceiling!
So, in essence, ANSI is telling Real Estate Agents, Appraisers, Lenders, and the Consumer that that 500,
600, 700, 800 or more square feet and those 2, 3, and 4 bedrooms and many times a bathroom or half
bath are all nonexistent in millions of homes across the country if we rely on ANZI standards!
As an example, a home built in 1915 with 1,650 square feet of living space is listed and sold. The home
has 4 bedrooms and 2 bathrooms. But, 3 of the bedrooms and 1 of the bathrooms are on the 650 square
foot second floor. And the max ceiling height of the 2nd floor is 6 feet. So, by ANZI standards, the home
is a 1,000 square foot (40% smaller), 1-bedroom, 1-bathroom home!

fricken junk

so how are you handling this? Many realtors in our area are not measuring to ANSI so I am running in to this. I have a capecod. Not any part of the second floor is over 7foot to be counted. On the MLS the realtor has it as 1228. But if you only count the first floor it is 816 square foot. Comp 1 is a cape COD not measured to Ansi standards, and Comparable 2 is a cape COD also not measured to Ansi. Comp 3 is a ranch. My adjustments are thousands for GLA but the houses are more comparable at the 1200 square foot range then having them all around the 800. Most of those are camps around here. So, I'm trying to figure out how to handle this to account for the difference to make it reflect the similarity in the report instead 20% gross adjustments.