Basement vs built in garage/basement

[Mike Kennedy]

You're not getting it.

:laugh:
and the answer to the question above is __________sf Basement. :new_smile-l:

 

[Mack McClain]

1000 sq GLA
1000 sq ft basement

No additional sq for the built in garage, only a utility adjustment made in the sales grid.

By definition, that area is basement. The market in my area see it as such, also.

 

[Mike Garrett RAA]

Here is the final word from an expert...ME.

1,000 sf house with a 1,000 sf basement level of which 600 sf is considered living area but not GLA and a 400 sf drive under garage is considered a partial basement. End of discussion, stop the arguing, and do it MY WAY.

 

[residentialguy]

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

You two are of the same cloth. Wasn't talking about the bonus room. He was saying that an attached garage is different because it has it's own roof...so if that is the difference, then a garage area (that has a bonus room/GLA over), should be counted as GLA, too...since it doesn't have it's own roof.

Please read; [URL]http://appraisersforum.com/showpost.php?p=2400356&postcount=46[/URL]

 

[JSmith43]

Here is the final word from an expert...ME.

1,000 sf house with a 1,000 sf basement level of which 600 sf is considered living area but not GLA and a 400 sf drive under garage is considered a partial basement. End of discussion, stop the arguing, and do it MY WAY.

What if it is a heated and finished garage, with a nice daylight window on the side?

What if they replaced the overhead door with an oversized patio door & moved in a nice slate pool table with old style woven leather pockets? Is it still a partial basement?:icon_mrgreen:

The important things to do are to describe it accurately & try to figure out how the comps are being reported so as to make a fair comparison. We wouldn't want bad UAD data in the database!

 

[TJSum]

1000 sq GLA
1000 sq ft basement

No additional sq for the built in garage, only a utility adjustment made in the sales grid.

By definition, that area is basement. The market in my area see it as such, also.

So you end up with a garage of 0 sf. Some of us get it just fine, just not the way you are seeing it.

So on the Cost Approach do you enter 0 sf for the garage there as well?

 

[Mack McClain]

That area is already accounted for.

 

[David S. Roberson]

This is a full basement. See the garage? It's still a full basement. Full basement with built-in garage. Not a partial basement. Full. Garage. Both. What if I put a pool table in the basement. Partial basement now? No, still full basement.

 

[Lisle]

1st page - Full bsmt / built in garage - Inventory
SCA - Partial bsmt / garage - Market perception
CA - Full basement with some add cost for functionals or Part Bsmt with Garage. Just dont double dip.
Comments: Explain inventory vs. market perception. The market very well knows the difference between giving up 1/2 their basement for garage usage and having a full basement with attached garage.

 

[BRCJR]

Call it what your market calls it, explain it and place pictures in report.
Email M&S and ask which way it should be calculated. Place email in work file.
Calculate it without "double dipping" review, sign and submit report.