ANSI -Split Level Property

[Fernando]

What if all the comps included the below grade in the total gross area on sources and there's no way I can determine to split the two grade level numbers?
Then I can argue I have to include both grades into subject as a way to compare gross area to the comps.

 

[Dublin ohio]

go ahead, start giving examples where you cannot "comply" because the truth is that even the dreaded berm could be measured to ansi standards. i wont hold my breath waiting for these examples

Here you go

 

[residentialguy]

I have said that from the beginning. But that is the result of their requirements. I never said there was not an exception process. But it is not like the exception was prior to Fannie adopting ANSI. Before ANSI. You could call the partial below grade area of a split level GLA and compare to other split levels that way and explain. Can't do that with ANSI. Same with a hillside home with a walkout lower level. Could call the walkout GLA and compare to similar homes. Can't do that with ANSI

And you can't call it GLA today... not because of the grade, but because it's a walkout basement and shouldn't ever have been called GLA! The lower levels dont function as GLA. Levels below the kitchen on typical homes function as a basement. I don't care where the grade level falls.
Take a colonial 2 story with a basement and set it in a hillside with the main level buried in the back, it is still a 2 story with a basement. It's not a 1 story with 2 levels of basement! You count the main level and the upper level as GLA, just as you typically do for a 2 story and compare it to other 2 stories the say way. It is atypical and you use GXX001.

 

[residentialguy]

Here you go

View attachment 66497

You just proved my point with that berm. While you can't measure it like ANSI dictates, you can still say it has no GLA like Ansi dictates. But that's not the case. You would measure by different means AND you call it GLA, because it would be ridiculous not to!

 

[Dublin ohio]

You just proved my point with that berm. While you can't measure it like ANSI dictates, you can still say it has no GLA like Ansi dictates. But that's not the case. You would measure by different means AND you call it GLA, because it would be ridiculous not to!

The berm cannot be measured to ANSI standards because it has no above grade area. But in your 2 story scenario. You can measures to ANSI standards. What is stopping you. ANSI does not address GLA. Period. It only addresses above grade and below grade. Fannie says the following .

"For example, berm homes with their entire square footage below grade would be eligible for an exception. The appraiser must provide justification for an exception and lenders are responsible for confirming the appraiser provided an adequate explanation. Fannie Mae will monitor for inappropriate use of exceptions (i.e., using methods other than the ANSI standard for homes that have typical above-grade square footage)"

So in your 2 story scenario. It does have some typical above grade square footage. Ypu may interpret as saying "if only all of the home has typical above grade square footage". But how would that interpretation square with the 7' 50% rule on Cape Cods

 

[Fernando]

The berm cannot be measured to ANSI standards because it has no above grade area. But in your 2 story scenario. You can measures to ANSI standards. What is stopping you. ANSI does not address GLA. Period. It only addresses above grade and below grade. Fannie says the following .

Don't play words. Why are we measuring in ANSI if not getting GLA?

"For example, berm homes with their entire square footage below grade would be eligible for an exception. The appraiser must provide justification for an exception and lenders are responsible for confirming the appraiser provided an adequate explanation. Fannie Mae will monitor for inappropriate use of exceptions (i.e., using methods other than the ANSI standard for homes that have typical above-grade square footage)"

Berm home is only example Fannie can think of. There are many others and Fannie will monitor how exceptions are used. Open to interpretation.

So in your 2 story scenario. It does have some typical above grade square footage. Ypu may interpret as saying "if only all of the home has typical above grade square footage". But how would that interpretation square with the 7' 50% rule on Cape Cods

 

[Dublin ohio]

Don't play words. Why are we measuring in ANSI if not getting GLA?

Not playing with words. Just stating the facts. ANSI does not mention GLA. The definition of GLA is Fannies.

 

[Fernando]

Not playing with words. Just stating the facts. ANSI does not mention GLA. The definition of GLA is Fannies.

What's the end game with ANSI? What is ANSI suppose to do? Make life difficult for appraisers in measuring the walls of a house? Not duplexes but just single family homes? So arbitrary.

 

[djd09]

berm house is 0 sq ft above, and whatever below and you can comply to ansi but keep making up rules as you go along

 

[Dublin ohio]

What's the end game with ANSI? What is ANSI suppose to do?

Don't know, don't care. It is what it is. You can either accept it or not. There is some room for interpretation. But how far you "stretch" that interpretation is up to you. I choose a relatively narrow interpretation. Based on what it says. Not what I "think" or "feel" it says.