Can a swimming pool be included in the GLA?

[Ariba]

Does anyone exclude the bathtub area from the GLA?

Must be a California thing! The swimming pool can only be counted in the GLA if it is pool is above ground.

 

[Terrel L. Shields]

Within 1 mile. And 10% of the subject's GLA.

maybe its GSA...gross swimming area. Dock if not olympic standard size..

Me thinks I would call it gross building area. I have seen a bowling alley and a theatre (about 20 seats) with projector and even curtains over the screen.

 

[Motown Matt]

maybe its GSA...gross swimming area. Dock if not olympic standard size..

Me thinks I would call it gross building area. I have seen a bowling alley and a theatre (about 20 seats) with projector and even curtains over the screen.

Why couldn't those be GLA, if they meet ANSI standards? A kitchen and bathroom have very specific uses for those rooms but we don't question whether or not they are GLA.

 

[Tom Woolford]

I'd be more concerned with overall marketability than its GLA. I'd never consider such a house for purchase, and I'd bet 99.9% of the population wouldn't either.

 

[J Grant]

We don't question whether bathbtubs or kitchens or baths should be GLA because their use is critical to living spaces and virtually all buyers want and need the features within a bath or kitchen.

It is all about demand, function, and market acceptance. A 3 bedroom 2 bath home with one kitchen has proven market acceptance and strong buyer demand, a 3 bedroom, 20 bath home with 4 kitchens is...odd.

A living room with a pool is a custom feature. It could have unique, if limited appeal if it is in an area with unique luxury homes with exotic features, or it could have appeal mainly to those who built it. The OP has to take into account market area.

If I were appraising it (I never had one like this,) I would probably include the area, but then would comment on how it might affect marketability, and possibly deduct a bit for loss of function of what most would consider usable living room space. But it would all depend on the layout. If the pool area took up a certain amount of room, but was compensated for with a lot of open living area near pool , or with alternate rooms such as den or family room, liveability might not be negatively affected .
As to whether a well planned indoor pool if maintained well would present mildew or other problems, don't have experience with them, the pools in my area are all outdoor.

Good luck, sounds like a fun (not) assignment!

 

[Motown Matt]

I'd be more concerned with overall marketability than its GLA. I'd never consider such a house for purchase, and I'd bet 99.9% of the population wouldn't either.

Now you are talking contributory value and over-improvements for the market - these are entirely different animals than whether or not an area is considered GLA.

 

[Wm. Hattaway]

For arguments sake lets say you have a 2nd floor that is 40X40 with a 10X10 “open to below” area. That 100 sf would be subtracted from the GLA. I would think it’s the same for the pool.

 

[J Grant]

The open to below does not exist as living area, therefore, it is not inlcuded. But though the pool might present marketability and appeal issues, it does exist as living area, with flooring, inlcuding a subfloor/ concrete pad beneath the pool.

Due to functional/appeal issues, the value for that area of the house may not command the same value as rest of the house. Value aside, the pool area physically exists within the footrprint of the house, therefore it should be included in GLA.


A buyer could drain the pool and put flooring over it to retrofit space back to a regular living room


(Or, they could freeze the water and make an ice skating rink...):

 

[Wm. Hattaway]

A buyer could drain the pool and put flooring over it to retrofit space back to a regular living room

And when they do, they can call me back and I will add it to the GLA.

 

[J Grant]

Why not put a miniature golf course in the living room? That would be kind of fun...astro turf to lounge on...at least the living room is not a giant aquarium filled with sharks...

I can beat this house for strangeness though. I did a house in a semi rural area, 5 acres, looked normal from outside. Inside the property, she had converted parts of the patio and rooms into dens for large cats (cheetahs, and mountain lions, she had a permit). Over the patio were giant cage cat walkways that led into the house. That was the weirdest inspection ever, I made her take the photos in case any sudden movements by me disturbed the cats ( she had two loose in the house as "pets"