CRMLS: GLA of Main Unit vs Guest Unit

[ZZGAMAZZ]

Enough is enough.

It is impossible to appraise a SFR with a Guest Unit/ADU/Granny Flat, because one cannot know without much much due diligence whether the GLA reported on CRMLS does or doesn't include the supplemental living area.

CRMLS can require the listing agent to distinguish between the two areas by adding a mandatory cell that won't allow the listing to be published without it.

We assembling a grassroots movement of appraisers to march on the CRMLS Headquarters, although to march against a digital entity might require sophisticated mobilization. (I am still waiting for my Impeach Nixon buttons to appreciate in value, and for George McGovern to get back in the race as VP to The Donald.)

 

[RCA]

Enough is enough.

It is impossible to appraise a SFR with a Guest Unit/ADU/Granny Flat, because one cannot know without much much due diligence whether the GLA reported on CRMLS does or doesn't include the supplemental living area.

CRMLS can require the listing agent to distinguish between the two areas by adding a mandatory cell that won't allow the listing to be published without it.

We assembling a grassroots movement of appraisers to march on the CRMLS Headquarters, although to march against a digital entity might require sophisticated mobilization. (I am still waiting for my Impeach Nixon buttons to appreciate in value, and for George McGovern to get back in the race as VP to The Donald.)

You are in California. You should see Matterport type floorplans now on many sales. These should help you get the ADU details, along with property records:

1. You have the MLS.
2. You have floorplans (also look on the internet, try to find the original Agent website - which often has the best information). Visual tours can help in rare cases.
3. You also have something like Realist or ParcleQuest.
4. Use math and common sense to make estimates where possible. Estimates are better than nothing.
5. There can be other clues.

Anyway, sure, try to get CRMLS to improve things. ---> for what it is worth. I use MLSListings in Sunnyvale - which does tie into CRMLS.

 

[J Grant]

I assume most MLS listings include the ADU /guest unit - and they nearly always do.

We are lucky here in that the tax records have floorplans of houses-not the interior rooms, but the ext dimensions on the sketch and one can see also listed the sf of the main dwelling. We also have overhead plat maps which I assume you do in CA too, you can look at them, enlarge the photo and see the dwellings and measure the roof line

Does your tax records have the sf of the dwelling? the base they call it - that usually does not include an ADU or guest unit
Also call the RE listing agent and ask them, they know they added the sf so they know how many sf they had to add from the ADU or guest house-

 

[Tim Hicks (Texas)]

MLS listings state "living area" here, not GLA or Gross Living Area. They tend to lump it all together. Use your appraiser detective skills to separate the GLA from the ADU. Taxnetusa.com. Realist, calling the agent, former MLS listings, etc.

 

[Terrel L. Shields]

because one cannot know without much much due diligence whether the GLA reported on CRMLS does or doesn't include the supplemental living area.

Why would you NOT also obtain the actual assessor's parcel card to determine what the assessor saw? That, too, imnsho, is a requirement of "due diligence". If you rely solely upon the MLS, then you have not done your "due diligence". Just saying...

Agents often report "heated SF" or "living area" and do so without regard to actual "Gross Living Area" - GLA is not a construct of Realtorspeak. It is a FNMA defined term.

 

[glenn walker]

CRMLS is laughing- The GLA comes from the tax assessors office CRMLS and Realtor report what they show. Go measure it : ) LOL

 

[sputnam]

It is impossible to appraise a SFR with a Guest Unit/ADU/Granny Flat,...

And yet, appraisers do it regularly.

 

[ZZGAMAZZ]

And yet, appraisers do it regularly.

Regardless of what the AF thinks, If I was responsible to maintain a real property database that various industries rely upon, I would ensure that property listing information was accurate, reflecting the realty of the market regardless that practitioners had become accustomed to overlooking critical data, and that the appraisers as secondary MLS users shug their shoulders and chalk it up to "that's how it's always been."