ANSI

[PaPa Dan wilson]

Levels to show on report? If I have a
Split level and has more than 2 feet is 2 levels above grade. And now to my question, if it’s has 2 levels below grade is the home to show 4 levels or what? Plus do you sketch your subject as each level?

 

[Dublin ohio]

And now to my question, if it’s has 2 levels below grade is the home to show 4 levels or what?

Why wouldn't you show 4 levels. That is a 4 level split around here. If 4th level finished. They generally have less of an impact than the finished 3rd levels. Finish quality is usually not the same as 3rd level finish..

Plus do you sketch your subject as each level?

Always have

 

[Ambrkt0210]

I'd suggest you go by how many levels you are considering as above grade when it comes to # of stories under general description of the improvement section. If you are showing two levels above grade, then report it as 2. Due to ANSI standards, levels that are partially below grade that could still be marketed as GLA in some markets should either go on the below grade line on the sales grid, or on one of the 3 extra lines. In your case, the subject appears to be a quad. The partially below grade level is probably built to the same standards as the above grade levels. I'd consider reporting that level on one of the extra 3 lines on the sales grid while reporting the actual basement on the below grade line. You could argue that perhaps due to how quad levels are marketed, you could report # of stories on page 1 as 4. I don't think that would be misleading, so if you prefer to report it that way, you can do so. Just make sure you the comps that share the same design style are being reported similarly for consistency while also providing your rationale behind reporting the subject as 4 stories (if similar style homes are being marketed that way.)

As far as what to sketch, each level has to be drawn. However, only two will be considered GLA due to ANSI standards.

 

[PaPa Dan wilson]

So, if a ranch style home and no basement is a 1 level home. Is a Ranch with basement a 2-level home? If this is true, I have been identifying homes for years. I always considered a home that the level above grades were what we identified homes a 2-story was a 2-story with or without a basement. Fannie Mae should state or ANSI verify what they want.

 

[Zoe]

So, if a ranch style home and no basement is a 1 level home. Is a Ranch with basement a 2-level home? If this is true, I have been identifying homes for years. I always considered a home that the level above grades were what we identified homes a 2-story was a 2-story with or without a basement. Fannie Mae should state or ANSI verify what they want.

I think your right. 2 story would be 2 stories above grade has been the way I report it. If 2 stories are below grade, then it would be basement or extra line item on sales grid. I don't include basement levels in my description of story level. I don't really think you can mess up there as long as your analysis and proper procedures are applied in arriving at the value. But I think as long as you explain your story levels somewhere?? I think story level is tied to GLA above grade in grid. I could be wrong.

 

[Zoe]

Your right, FNMA needs to let us know. It is probably in the handbook somewhere.

Here is one reference:

Is a house with a basement considered 2 story?

Answer (1 of 4): If the basement is a “walkout” basement with egress windows that make it a habitable level, then yes it counts as a story of the building for tax purposes; if it is a windowless storage space, then no, it doesn’t count as a story. It is not true that building levels that are part...

www.quora.com

The important part is your development and analysis on value. They will probably come out with new notice sometime.

Another source:

What is considered a story in a house?

A basement had to be more than half above ground level, hence “basement apartments”. A basement is not considered in stories. If you look at elevators they will list floors as one and up with a B for basement. Stories are from ground level and up.

findanyanswer.com

I have used ANSI a long time and I have always tied number of stories to above grade levels only. In other words, if any part of a level is below grade, I don't include it as a story on page 1 of 1004. I haven't been in trouble on it yet. LOL

I have never included basements on number of stories on commercial properties. Never got in trouble on that side either. I have always reported number of stories as above grade levels only. Okay, so 2 story above grade with two below grade basement levels. Who could argue with that?

 

[Zoe]

Each level needs to be sketched separately. Always has been that way as far as I know. With ANSI, if any part of a level is below grade, it is basement. Here is the deal. Don't play with it if you don't know if any part of foundation level is above or below grade. Just do a CYA and explain that in your development and reporting. I have seen a house with steeply sloping lot with 4 levels on slab foundation and I could not tell if any part of living area foundation was below grade because the slab was so thick. That is beyond my level of pay grade. I gave it all same value as if above grade or below grade based on market.

Think of living area as above grade and below grade. With ANSI, if any wall on a level is below grade, then it does not go on the GLA line in 1004. Make sure your sketch matches your opinion, and your analysis and reporting in the 1004 or whatever form.