Confirming Comparable's Ceiling Height

[J Grant]

Just explain that the subject was measured with ANSI and the comps measurements may differ because ANSI is typically not used to measure them, therefore the differences may reflect that in sf. They ask just to measure in a way that can make the subject differ from the comps, which can include sf of a low dorm ceiling, but there is nothing we can do about it. Taht is one of the reasons why I typically don't adjust comps for minor sf differences, or 50 feet or so depending.

 

[NJ Valuator]

Grid the frigging comp and don't say anything. You're making it harder than it has to be.

If the MLS says nothing about ANSI, if public record says nothing, if assessor data says nothing...... why would you?

Now, if the AMC comes back with a stip wanting to know if Comp #2's GLA is to ANSI standards, you simply state that it is unknown and not documented in any of the sources utilize to confirm the comparable's GLA.

Who cares if it has a slopped roof.....

I was just concerned because the subject does not meet ANSI ceiling height requirements so I was trying to compare apples with apples.

 

[J Grant]

I was just concerned because the subject does not meet ANSI ceiling height requirements so I was trying to compare apples with apples.

You have to figure it out since the comps are not going to reflect ANSI measurements in most cases. Just look at the comps and photos of them -do the second-story or dormer windows look similar to the subject? Ask the listing agents questions like can you stand up in all areas of the upper dormer bedroom - they are not trained about ANSI and won't know what you are talking about - they take their measurements, typically, from tax records.

 

[The Bob]

This topic was I am sure already discussed, but just wanted to get a more current opinion.

In regards to dwellings with sloped roofs, if you have to physically measure the subject in order to confirm if its 2nd floor ceiling height meets ANSI requirements, then how do you all verify if the comparables with sloped roofs have ceiling heights that do or do not conform to ANSI. You are not physically measuring the comparables so how can you be 100% sure? How do you determine from just an exterior view if at least 50% of the finished sf of a comparables 2nd floor sloped room has a ceiling height of at least 7 feet? If it cannot be confirmed what do you do? Not use the comparable?

In my area it's not an issue. All the assessor's report 1st and 2nd level GLA. I can look at MLS photos of 2nd level and be fairly certain if they are 7' or less. The door trim will be touching the ceiling. So, one way to handle it is to treat that area as non-ansi and adjust on separate line. OR, assuming my subject has non-ansi area on 2nd level, I can just put the 2nd level GLA for my subject and all comps on a separate line and adjust. Since I will be using the same $/sf adjustment as I would on the GLA line, it makes no difference. The adjustments for differences in "GLA" will be the same.