ANSI -Split Level Property

[Fernando]

That would be a gxx001. If the grade level makes a difference, like you were saying, make a line adjustment.
Figuratively pull the house out of the ground and take a look at the house and tell me what house it is and what level functions like in that type of house. Typically, levels below the kitchen level functions like a finished basement level. Kitchen level and above are the GLA levels with rare exceptions.

Some appraisers will use gxx001 and some will not. It's easy copout to just use gx001. Lenders don't know and will accept it. ANSI has so many loopholes to make it not work consistently.

 

[Dublin ohio]

Some appraisers will use gxx001 and some will not. It's easy copout to just use gx001. Lenders don't know and will accept it. ANSI has so many loopholes to make it not work consistently.

Quit babbling. You are clueless. You wouldn't know the difference between ANSI and Bonsai

 

[Fernando]

Just wait for Fannie to "admit" their mistake by making changes to ANSI standard.
And it's because of Fernando. You're welcome.

 

[Amy Perkins]

I'd been saying this all along. You understand what I go through. ANSI does not always apply here especially on hilly terrain. Inexperience appraisers will not follow ANSI correctly. Fannie is out of touch with reality here. Why make a standard where many appraisers do not understand how to use it on unique situations?
Overhear is not flat like in other parts of the nation or have basements always below grade.

It seems like it should be above grade, so just put it in below grade and adjust according to what you think the value is, put a zero, UAD in the normal above grade area and do not adjust. Then adjust for it in the below grade whatever you would have adjusted for in the above grade and explain in the comments. The cliffside is anchored into the bedrock to capture the view, which provides the same utility as an above grade area due to quality and design.

 

[residentialguy]

Even if it goes in the below grade area, you can value it however you want per sf. Those foundations are typically very expensive so the cost and view... it's worth it

I'm not sure what you're saying here.
You can tell what kind of house it is from the inside. You don't need the exterior grade level to tell you.

 

[Carnivore]

Some appraisers will use gxx001 and some will not. It's easy copout to just use gx001. Lenders don't know and will accept it. ANSI has so many loopholes to make it not work consistently.

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!

 

[Amy Perkins]

I'm not sure what you're saying here.
You can tell what kind of house it is from the inside. You don't need the exterior grade level to tell you.

I posted exactly how to put it on the form. If it's below the grade, even by half, it's not to go in the living area box. It goes in the finished below grade area.

 

[Fernando]

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!

Before I measured to what the assessors "measure" for that town. If that town's assessor's records include below grade as part of total gross area, I include it since I can compare with the comps gross area which also included below grade area. However, if the assessors records include garage in gross area, I know the comps large gross area also included the garage and I have to investigate further to break down the components.
Aren't appraisers suppose to know the local area instead of a national standard for everyone?
Also I rounded to half foot which is all is necessary. Fannie should have talked with me before going 1/10th foot which is waste of time.

 

[RCA]

It is based upon typical application of that house. In nearly every house, (exception of sunken living rooms and architects on crack) the finished levels below the kitchen level function as any finished basement. The grade doesn't change that. That 2 story built into the hill is still a 2 story. That 3 or 4 level split, the upper 2 levels are GLA. The levels below the kitchen main level function as basement.... whether it is all built into a hill or all sitting on grade.
If it varies from how that house typically sits in the grade you state GXX001 exception and you put it on the SCA as it typically sits in the dirt.

A Colonial 2 story with a finished basement has 2 levels of GLA and the lower level is finished basement. I don't care if it's completely below ground or hanging in a tree.

I did a house in Hillborough last year that had floors going up and down 2-4/5 feet in numerous places. One of those with gold bathrooms. Not bad. Classical Executive style although a bit worn. The lady that sold was moving to Florida because (so she told me) she was fed up with politics in California. I imagine the buyers did a good amount of updating on it.

 

[residentialguy]

I posted exactly how to put it on the form. If it's below the grade, even by half, it's not to go in the living area box. It goes in the finished below grade area.

Not always true. Sometimes you have an exception. If it's a typical GLA level, it is on the GLA line, regardless of grade.