Bi-levels; Tri-levels

[Tom Eichholz]

Assume:

A typical 3-Level Split: Main Level = Living, Dining, & Kitchen, Upper Level has 3-4 Bedrooms above the garage, and down to the Lower Level finished living area (usually a Family Room w/walk-out) that is behind the garage (on slab), down to unfinished Sub-Basement.

As some here have suggested, on this common type of house they would include the finished room behind the garage in the regular GLA.

However, if this Lower Level Family Room on slab is included in the total GLA, wouldn't that then create an "Attached", rather than a "Built-in" garage?

Always confusing....

 

[Thomas Fiehler]

Tom-A built-in garage has finished living space over it so it would technically be a built-in garage (though local Realtors will call it attached).

 

[Terrel L. Shields]

All I see in this thread is a fixation upon elevation "grade". Fannie is a little murky on the subject. We have a lot of homes where there is a split level and ALL the house is "above" the ground (grade to some)...and finished to the same specs. I see no compelling reason to consider it "off-grade" or "basement" when it fact it sits on the ground for all practical purposes. Usually the ONLY difference is that one-half is on a wood subfloor and one-half on a concrete slab...usually the same level as the garage. Its GLA...

 

[Tom Eichholz]

Tom-A built-in garage has finished living space over it so it would technically be a built-in garage (though local Realtors will call it attached).

Yep, that was my point. The way I have always understood a Split is this: If you (as an Appraiser) have determined the Subject is a regular common type Split Level, then it most likely has a "Built-in" Garage underneath the bedroom area above it (I know, there are other type room style variations). But, if you did include the area on slab behind the Garage in the regular GLA, then you would also have to call the garage "Attached"; which of course, it is not (Realtor's definition aside).

So that area behind the garage must then be "Finished Basement Area" regardless of where it actually sits on grade, below grade, or even slightly above grade (regardless of with or without a Walk-Out and even if there is a sub-basement), and becomes a percentage "finished basement" amount of the total basement area with a separate SF & $$$ amount that is outside the regular calculated GLA.

 

[Thomas Fiehler]

Tom-In my market area, most (95%+) bi/tri levels have the lower levels partially below grade but there are the rare ones where the lower level is located behind the garage and that complete level is at grade so then there is no basement but that is unusual. For there to be a basement (by strict definition) all or part of the level must be below grade.

 

[Tom Eichholz]

Tom-In my market area, most (95%+) bi/tri levels have the lower levels partially below grade but there are the rare ones where the lower level is located behind the garage and that complete level is at grade so then there is no basement but that is unusual. For there to be a basement (by strict definition) all or part of the level must be below grade.

Understand, but then an "Attached" Garage under the regular living area of a Split Level is the part that is confusing...

Same Split Level house, on flat terrain; or Same Split Level house on sloped terrain. Then what?

 

[Brad Ellis]

One of the reasons that ANSI Z61 exists is this situation.

So, for those who continually want to go against it- for whatever reason citing market norms, etc. etc., what you are really doing is to negate a national standard (granted- still in process until everyone actually starts using it) that would make you life much easier in the end.

Fannie is a signatory to the ANSI standard and was part of that team. And I'd guess (actually more than a guess since they said so to me years ago), that what that option paragraph exists for is the kind of situation cited by one poster of an earth sheltered home, or perhaps a hillside multi-level where by definition it would all be below grade.

Yes- I have appraised homes with no above grade rooms and my SF was- zero. OF COURSE, I explained that and never got any blow back from doing it that way.

This question seems to be asked almost every month- with the same answers and results- and the results are- no progress.

Wayne ought to nominate two folks here who have to answer that question with opposing points of view and then close the thread.

Brad