Basement- finished or not

[TimberRidge]

Lately I've come across a few basement areas (rec rooms, bedrooms/offices, & bathrooms) that are fully finished except for the ceilings. The ceilings (pipes, ducts, floor joists etc) have been painted a uniform matte black. I've always said if it isn't fully finished, it doesn't count as a finished basement area but I've been seeing more and more of these lately.

Anyone else seeing this and would you count it as fully finished or not?

 

[Mike Kennedy]

"The ceilings (pipes, ducts, floor joists etc)" ...and exposed electric wiring?

Municipality? Muni Building Ordinance in place? BP, CO required to finish bsmt?

 

[NC Appraising]

Gray area indeed.

If you use strict ANSI, no, well maybe.

If you use common sense, yes, well maybe.

"To be included in finished square footage calculations, finished areas must have a ceiling
height of at least 7 feet, except under beams, ducts, and other obstructions, at which may​

be 6 feet, 4 inches; under stairs where there is no specified height requirement"


So define finished beams, ducts, etc.


Some high rise condos have exposed ceilings with the duct work and everything else exposed.....



If you do include it, make sure you make a statement that the sketch is not allowed to be used for listing/selling or renovation purposes and was only used for the client for comparison purposes of this assignment, etc.

You might get sued or turned into the board if someone else thinks your sqft is wrong.

 

[DJBanas]

I read the OP as asking if the space should be counted as finished in the UAD's finished basement box and not counted as GLA.

I just had one similar and because the wiring and junction boxes were exposed, although painted battleship grey along with duct work and beams, I did not consider the basement finished. Instead I commented on what I did.

 

[NC Appraising]

I read the OP as asking if the space should be counted as finished in the UAD's finished basement box and not counted as GLA.

I just had one similar and because the wiring and junction boxes were exposed, although painted battleship grey along with duct work and beams, I did not consider the basement finished. Instead I commented on what I did.

I read it the same way as you did.

I use the same criteria for above and below finished GLA.

I could go either way, but in line with DJ. I'm a by the book kinda guy. ANSI says finished, but using other finished basements and maybe, if warranted, make an adjustment for the ceiling. For comparison purposes, this is the best way, unless you can find other similar finished basements, which I doubt.

 

[AnonApprsr]

Hung Ceiling is very cheap, maybe 400 bucks for a 400+- SqFt area. Maybe even less depending on the contractor's desire for profit. If the rest of the finish (walls/ceiling/heat) was well done than I wouldn't be bothered. Unless, of course, there were exposed electrical wires that shot sparks when the lights were on. Otherwise, as long as the wiring is neatly contained in the ceiling (along the boards/subfloor above/and in the drywall walls) it's good enough for finished basement. Keep in mind the lack of ceiling when comparing to other properties with finished basement. Perhaps 400 SF finished basement of the Subject is equal to 320+- SF finished (with ceiling) basement of a comparable. Good Luck!

 

[hglenbetts]

1. Around here, there's the old wive's tale that if you don't finish the ceiling (or only paint the floor instead of carpet) than the municipality will not count it as finished.

2. What's your market reaction the painted, open joist ceilings? What's the quality of finish for the balance?

Paneling glued to the walls, peel and press tile on the floor and drop ceiling = Finished

Dry wall, recessed lighting, plush carpeting and custom wood work = Finished.

It's all relative.

 

[Mr Rex]

Use a percentage. 1000sf without finished ceiling = 750sf (or whatever percentage of finish you consider it) finished for comparable purposes and explain your methodology.

 

[AnonApprsr]

Use a percentage. 1000sf without finished ceiling = 750sf (or whatever percentage of finish you consider it) finished for comparable purposes and explain your methodology.

When Rex agrees with me than you know that he has the right answer!

 

[Beurre Noir]

When I was remodeling my 1925 house I pulled down the busted old plaster and lath in the kitchen to find the beautiful 2x12 (actual dimensional lumber!) poplar joists with 'X' cross bracing and cool old galvanized ductwork. After pulling out all the old knob and tube wiring and redoing it with armored flex-wiring, painting the new PVC plumbing for the upstairs bath black and staining the joists and plank subfloor above it looks pretty damn nice!


Does that mean my kitchen just shrunk by 25% or is partially unfinished?