Basement or not? Another ANSI conundrum. Visuals included.....

[djd09]

It's a basement. It functions like any other basement.

just use the exception code...

 

[djd09]

the best part is they will get a berm house and call it GLA...

 

[residentialguy]

the best part is they will get a berm house and call it GLA...

Never bothered me. It makes sense. It functions like the main level of a ranch - you have your kitchen, dining, & living rm area, bath, & bedrooms. Same foundation size...you need the same amount of land. Adjust for the mv variance (pros and cons) of it being in the dirt instead of on top of it. Obviously more extreme than a split level on grade vs partially below grade.

 

[djd09]

Never bothered me. It makes sense. It functions like the main level of a ranch - you have your kitchen, dining, & living rm area, bath, & bedrooms. Same foundation size...you need the same amount of land. Adjust for the mv variance (pros and cons) of it being in the dirt instead of on top of it. Obviously more extreme than a split level on grade vs partially below grade.

that is not ansi...but one inch below and it is basement...i call that two faces

 

[residentialguy]

that is not ansi...but one inch below and it is basement...i call that two faces

Exceptions don't need to be Ansi.

 

[Dublin ohio]

just use the exception code...

Go ahead use the exception code for bi-levels and split levels. But it would actually be an exception for ignorance.

 

[Tom D]

this is a typical split level. it can be handled any way you like, as long as the comps are similar. if counted, the lower level is typically the garage and family room, 1nd level is lr, dr, kit, 2nd level bedrms, baths. i'm assuming none of you have ever seen a split level with a actual basement below the 2nd level living rm, dr, kit where normally you might have a craw space. sometimes they are even finished into a finished basement. now if that lower level, i call it that if GLA, is unfinished then you can call it a basement. the confusion only happens if you guess wrong on split level comps.
this is not a bi level, look at harrison's book of house descriptions.
it will also depend on your area, you don't know what they call it in this area. the township might, or might not, call it living area on their records. so you really have to be careful in the GLA of your comps. but if they are all alike do what you feel is defensible. do it wrong and you have a headache. in my area they are all GLA levels. and some with an actual sub basement. you won't get into trouble with being consistent, as long as you are accurate consistent along that use.

i have never been questioned on it being part of the GLA without using the exception. some of you ansi perfectionist, i am a ansi denier. don't tread on my GLA.

 

[residentialguy]

Go ahead use the exception code for bi-levels and split levels. But it would actually be an exception for ignorance.

If it is an atypical split, than it is an exception. The whole idea behind the exception code is so that they are measured the same way. Just because it may be built into a book on a corner or lifted higher doesn't change the design function one bit. It is a main level and a lower level that functions like a finished basement. Measure it how the design typically is measured... Levels below the kitchen typically function as a basement. They are all similar to a ranch with a basement. They're just elevated.

 

[J Grant]

If the appraiser is unable to adhere to the ANSI Standard, the appraiser will provide the code “GXX001 –” in the Additional Features field on the appraisal form and must explain why compliance was not possible. For example, berm homes with their entire square footage below grade would be eligible for an exception.

I thought the exception option was for a berm house, or true oddball that can not be measured normally - is a common built split level, really an oddball property unable to be measured for ANSI? Or is the appraiser using the exception and an excuse to dodge ANSI and include a basement or partly below-grade area in the GLA?

A house style atypical for a neighborhood is not the same thing as a as a dwelling not possible to measure with ANSI

I can't open the attachment photos on the OP, but it sounds like the lower level is partly below grade, then the answer is to follow ANSI for partly below grade. The OP is asking if it is partly below grade - I assume it is because when an area is clearly above grade, we don't have to ask the question.

 

[J Grant]

Everytime I see the above. It reminds me of back in the day when they would call it a 2 story on a slab and compare it to actual 2 story home on a basement and make minimal basement adjustments to hit the number

It is this kind of sh** that led to ANSI being imposed as a standard ( and then appraisers complain about it. ) Every onerous imposition on appraisers came about because some appraisers thought it was clever to fudge things, bend the rules and play games. The subject is not an oddball deserving the exception, it is a bi level or split level - the label is not the issue, is the fact that if the lower level is partly below grade, it is what it is and per ANSI is not supposed to be counted in main level above grade GLA.

Find at least 2 similar bi-level or split-level comps for similar break out if possible.