Basement vs built in garage/basement

[Mack McClain]

Check off partial basement, because that is what you have. This does not mean you have to check off slab or crawl space as well, just check off partial basement and leave it at that. Later on in the report you will check off built-in garage. Somewhere in the remarks, if you wish to clarify just state the lower level is a partial basement WITH built-in garage.

For those who insist that the foundation section on page 1 must add up to 100%, what happens when you have overhangs on the level above the basement? The basement won't add up to 100% of the main level, and does not have a slab or crawl space. There are plenty of examples where 100% of the foundation will not be accounted for with the four checkboxes provided in that section.

Overhang is not over a foundation. Any part of the foundation should be accounted for in the appraisal.

 

[Mack McClain]

base·ment
/ˈbeɪsmənt/ Show Spelled [beys-muhnt] Show IPA
noun 1.a story of a building, partly or wholly underground.
2.(in classical and Renaissance architecture) the portion of a building beneath the principal story, treated as a single compositional unit.
3.the lowermost portion of a structure.
4.the substructure of a columnar or arched construction


That area is a basement...period. Then you can adjust, if warranted for any function.

 

[Mike Kennedy]

Overhang is not over a foundation. Any part of the foundation should be accounted for in the appraisal.

Correct. In the OP's case - a partial basement with a basement level garage. 2 distinct and separated improvement elements.

 

[residentialguy]

Some won't learn, Mike

 

[JSmith43]

In my opinion, it goes better with the English language chosen on the Fannie form to describe a garage under the home, to consider a built in garage part of the basement area. Basement area normally refers to area under the house.

The related garage check box is labeled Built In.

Now, I ask you, built in to what? Built in to the main floor or built in to the basement?

From a practical point of view, try and use it the way the users of MLS use it in order to make apples-apples comparisons.

 

[Mike Kennedy]

An attached garage is attached at the end of a house or in front and has a lower roof line than the house. A built-in garage above grade, on slab is part of the house and typicall has a "bonus" room above all of which are part of the house structure sharing the same roof.

A basement level garage with a segregating interior wall and doorway into the Basement is typically half to fully below grade under the first floor core adjacent to the Partial Basement.

As posted earlier - should there be no interior segregating wall (common in pre-1980s ranches, raised ranches, capes, smaller colonials) then there is a full basement with a garage section. Most post-1980 building codes require interior segregation via a firewall. Once installed - the full basement no longer exists - there is a partial basement and a separate basement level garage.

 

[Mike Kennedy]

There more than one way to do it. Some appraisers draw the entire lower level and call it a basement, which will be 1000 sq ft. They then draw a arbitrary line in the sketch to show the wall dividing the area used as a garage with the rest of the basement, then they label that area as Built-In Garage. No additional area is added.

Some appraisers sketch the entire lower lever, label it basement and then simply label the area used as a garage, as such, just like you would label a room in the house....like a bed room, bathroom, rec room. Very similar to the main level, regardless of what those rooms are labeled, they are still part of the gross living area. Regardless of how the area in the lower level is used, its still basement area.

As stated in someone else's post, in the sales grid...some appraisers give a small adjustment between a house with a 1000 sq ft basement with no garage compared to one with a built-in garage because of the utility of that area, due to the garage door.

Ah but you didn't address the question posed in the prior post.

1000sf first floor
_____ basement
400sf 2C Bsmt Level Garage with a segregating interior firewall and access door into the Basement.

______sf of the Basement ?

 

[Mack McClain]

You're not getting it.

 

[Mack McClain]

In my opinion, it goes better with the English language chosen on the Fannie form to describe a garage under the home, to consider a built in garage part of the basement area. Basement area normally refers to area under the house.

The related garage check box is labeled Built In.

Now, I ask you, built in to what? Built in to the main floor or built in to the basement?

From a practical point of view, try and use it the way the users of MLS use it in order to make apples-apples comparisons.

He gets it.

 

[sputnam]

Then you're both wrong. So using that same flawed logic of yours, a finished attached garage with a bonus room over it should be considered GLA. Or if you have a detached garage that is partially below grade, you would have a detached basement. :new_multi:

Sometimes, a finished area over an attached garage is GLA. Try reading ANSI Z765 sometime. Or AMS. Or whichever standard you prefer.