ANSI -Split Level Property

[Carnivore]

I am not confused. I am confident that measuring, as appraisers do - rapidly and with purpose- means the "accuracy" is far less than the "precision' and therefore, it another 'wink wink' - pretend you are as accurate as you are precise and fudge the numbers if necessary. Smoke and mirrors, gaslighting ourselves and pretending it isn't happening.

This Above says it all. The only possible advantage I see, it will possibly slow down Mr Brag-a-docious Appraiser.

 

[Carnivore]

The exception code is only for homes that have no "above grade" finished area. You can't use it on a split level and call partial below grade area GLA. ANSI may not define GLA. But Fannie now uses ANSI to determine above grade and below grade area and only above grade is GLA per Fannie. Except in the case where their is no "above grade" finished living area. Which is when you use the GXX001 exception

There is a Condo development in Charlotte that a few of the buildings 1st floor Units are Technically per ANSI All below grade. I casually surveyed a few of the owners in this lower units and the most common response: Single Females Do Not Rent or Buy 1st floor Condo's for security reasons AKA Fear

 

[jaebert]

What about home that are built on a slope that result in less GLA, bedroom and bathroom counts? How do you find comps and make adjustments?

Does FNMA want all legally permitted bedrooms and baths included in the above grade room count, tho they are on a "below grade" level? In Malibu almost half the properties are on hillside lots. Easy enough to designate below grade level to "finished rooms below grade" section, but beds and baths?.

 

[jaebert]

Tell us; What did you do before ANSI??

I have used ANSI for a Long Time. The difference between then and now is simple. Then I was not fenced in to specific/hard stop ways of measuring. For example: all Condo's, and Townhome style condos/SFR attached/semi-detached I measured interior paint to paint., 1st and 2nd floor. Octagon and Circle shape house ? First they are rare in my Hicksville town and mostly rural county. Easy Peasy Geometry is your friend. Back then then most common in my area are ranch style homes two pulls of the tape.

What I did not do is obsess over precision 1/10 or 1/12 a foot. I started with whatever exterior was the longest or easiest to measure.

One of the areas that we seem to be bringing up quite a bit are discussions about Above and Below Grade Finished area. 1st: Basements are basements. Above and below grade finished space is just what it means. Its not a basement per se. What is a common response: The market recognizes this area as finished space, Ok! What is not talked about is Fit N Finish of those separate areas.

Stop Obsessing! just do the best you can in spite of your Declaration that you Followed ANSI !!!! Rule #1 Use Common Sense. What often looks great on paper requires ignoring Real Life!

how would you address legal permitted beds & baths ( not basement) in a below grade level? include them in the above grade room count, so they can be adjusted in the grid, like pre ansi?

 

[residentialguy]

how would you address legal permitted beds & baths ( not basement) in a below grade level? include them in the above grade room count, so they can be adjusted in the grid, like pre ansi?

Yes. If they are GLA functioning levels, then it is atypical and counted in GLA regardless of being built in a hill. It is an exception.
But if you're talking finished walkout basement levels, (levels below the kitchen level) then they are not GLA.

 

[Fernando]

Here this will help you

https://www.cubi.casa/for-appraisals/?referral=workingre2382022

Question: If you use this tool are YOU measuring per ANSI? I say yes for several reasons.

1. YOU used the APP just like you used a 100 Ft Tape or a Laser.
2. Is this app accurate? Yes, it is no more/less inaccurate than a 100" tape or a Handheld Laser or combination of both.

Question: Should FNMA adopt this Cubi.casa App or a Competitors App? I say yes! It saves Time, It is consistent with ANSI. The only error is exterior/interior wall thickness of each subject. That would be a universal MINOR error for all Subjects. Another Potential Problem with Cubi-Casa might be on Upper Floors that have for example a Bonus room common over garages that has a Knee Wall.

What do you think Nando?

You may be on something requiring appraisers all to use same such App but that will never happen.

 

[Lee Lansford]

I took an ANSI class and was informed that all levels needed to be measured and calculated separately. The property in question has four levels, all above grade with staircases leading to all floors. Thoughts?

What's the question? The stairs belong to the level from which they descend. What?