Ansi room count.

[np2fast]

Hey there,

Have always used ANSI standards for measuring but a bit confused about how to report them on the form.

Example:
Have a 1.5 story home with 1500sf. There are 3 bedrooms, 1 on the main, the other two in the finished attic.

The max height in the attic is under 7 foot so this whole 500sf area will not be added to the GLA.

The question is if I will be adding the 2 bedrooms or not for the room count. I would assume yes, but unsure.

Thanks in advance!

ANSWERED:

Q19. How should appraisers value finished areas that the ANSI standard does not include in GLA, such as where the ceiling height is less than 7 feet? The Selling Guide offers some guidance on this topic. When the subject property has an area that does not meet the ANSI minimum ceiling height requirements, the additional square footage must be reported on a separate line in the adjustment grid and a market adjustment applied, if warranted. Similarly, we require the appraisal report to account for all other square footage that is not included in the GLA.

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As a follow up, how are you all figuring out the 50% of the ceiling being 7 foot plus? Doing actual measurements out in the field or just estimating?

 

[shrubberyvaluation]

Hey there,

Have always used ANSI standards for measuring but a bit confused about how to report them on the form.

Example:
Have a 1.5 story home with 1500sf. There are 3 bedrooms, 1 on the main, the other two in the finished attic.

The max height in the attic is under 7 foot so this whole 500sf area will not be added to the GLA.

The question is if I will be adding the 2 bedrooms or not for the room count. I would assume yes, but unsure.

Thanks in advance!

I would think no, because those are rooms encapsulated in that GLA. You would state those 2 bedrooms are part of the seperate line adjustment. If client states they need 1 bedroom comps tell them market sees it as a 3 bedroom (if it does)

 

[Elliott]

If a house is a room count 5-2-1 and it has conventional 'living area' on the second level and its comparables are 5-2-1, it makes no sense to me that ANSI standards would make the report say it is 3-0-1 or 3-0-0. I would think UWs would have a fit, maybe even become unwound or irrational.

 

[RSW]

I seem to remember reading that Fannie wants all rooms counted and to report the finished attic on one of the blank lines on the grid.

 

[shrubberyvaluation]

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.

Looks like I was wrong. Gonna be fun seeing 1,000 Sq.Ft. GLA with 5 bedrooms and 4 baths.

 

[np2fast]

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.

Looks like I was wrong. Gonna be fun seeing 1,000 Sq.Ft. GLA with 5 bedrooms and 4 baths.

Thanks! Not sure how I missed that last bit when I was reading the guide.

As a follow up, how are you figuring out the 50% of the ceiling being 7 foot plus? Doing actual measurements out in the field or just estimating?