ANSI Standards of GLA ceiling heights

[eric cogswell]

I have a subject that none of its ceiling heights measure at least 7 feet in height. This house was built in 1940+-. This is located in a ethnic community were the people are not that tall. My question is , Is there any Gross Living Area to put in the report? Thanks to all... the underwriter + borrower are steamed at my ANSI guidelines. Much appreciated on anyones thoughts

 

[Tim Hicks (Texas)]

I have a subject that none of its ceiling heights measure at least 7 feet in height. This house was built in 1940+-. This is located in a ethnic community were the people are not that tall. My question is , Is there any Gross Living Area to put in the report? Thanks to all... the underwriter + borrower are steamed at my ANSI guidelines. Much appreciated on anyones thoughts

Doesn't ANSI say to measure at the 5.0 foot mark? Are you sure there is no ceiling height of 7 feet? Is it typical for that neighborhood to have ceilings below 7 feet? This may be a case where many of the homes in the area have the same ceiling heights. Apples to apples, maybe? This may be a functional problem. Is it possible to develop a cost to cure? You may have to put a disclaimer that the home does not meet ANSI standards, but the home is habitable.

 

[eric cogswell]

That is the second floor( knee walls) The GLA can deminish on the second floor as long as 50% of the second floor (third etc...) has 7 foot ceilings; then you can proceed to the 5 foot mark

 

[Mr Rex]

Eric, I have done one like that before. It was an old manufactured home that the owners had added another ceiling below the original one. Entire house was about 6-9. Made me feel like a giant, folks living there were about 5-6 and 4-11, so they didn't care. I put it in the grid as GLA, and made very detailed comments that it did not meet most typical GLA standards etc. I had some comps with some functional problems that offset the lower ceilings in the subject, so I didn't beat it up any more for a functional problem. Your market may or may not reveal a functional adjustment.

 

[Annemieke Roell]

Here is the ANSI definition:

To be included in finished sf calculations, finished areas must have a ceiling height of at least 7 ftxcept under beams, ducts and other obstructions where the heigh may be 6'4"; under stairs where there is no specific height requirement; or where the ceiling is sloped. If a room's ceiling is sloped, at least one half of the finished sf in that room must have a vertical ceiling height of at least 7 feet; no portion of the finished area that has a height of ess than 5 ft may be included in finished square footage.

ANSI Z765 - 2003

 

[Tim Hicks (Texas)]

Here is the ANSI definition:



ANSI Z765 - 2003

Well, duh, We were discussing that.

 

[Annemieke Roell]

Well, duh, We were discussing that.

Well, there was so much guestimating and swagging going on I thought I'd help and go straight to the horse's mouth, so to speak.

 

[Mr Rex]

Annemeike, I have the ANSI standard, also have the Fannie regs. Fannie allows for variances in the "typical" GLA reporting, as long as it is properly revealed, explained, and justified. Then a UW can decide. Obviously, this is a unique situation, and Fannie allows wiggle room for most anything as long as you can reasonably explain rationale for the "variance".

BTW, is this what you do for fun on your B-day? Or are you all funned out after Hooterville I.

 

[Carnivore]

Michael,

Few things are ever black and white, but this is one we can hang our hats on. Why not stick with the standards and let the UW apply a variance of there own choosing.

Just trying to shift liability where it belongs.

 

[Mike Kennedy]

similar comp

ensure 1 comp is truly similar - gauge market reaction and explain if typical- no biggie.