Definition of main level

[smalen]

Hello all,
I would like to get some professional opinions as to what the criteria is for identifying the main level of a single family home on a sloped lot. I've attached a 3D rendering of the specific home in question. I'm guessing this is a no-brainer, but is there any circumstance that comes to mind where the lower level of this house could be considered the "main" level or as part of the "main" level.
NOTE: In case you're wondering, in this home the main entry, the living room, dining room and kitchen are on the middle level.
Thanks for your input.
-smalen

 

[Terrel L. Shields]

To me the middle level is the "First Floor" and the lower level is basement (finished) and there is an upper level or "second floor" . The basement is "below grade", the first floor is "on grade aka above grade" and the upper level "above grade" with the street /entry level being the datum point for "grade".

 

[Thomas Fiehler]

The main level, IMHO, is the level that the garage is on. THere is also a second floor and a basement. For a "level" to be included in GLA, it must be 100% above grade.

 

[RSW]

Looks like a two story house with a basement. The main level would be the level where the front entry is located as far as I can see.

 

[Rich Heyn]

Assuming that what you referred to as the "middle" level is the level with the garage and front entry, the vast majority of appraisers will consider your "middle" level as the "main" level or the "first floor." Under the standards that most appraisers use (ANSI standard), the walkout basement will not be added to the square footage, or GLA (gross living area) of the dwelling. However, that does not mean that a competent appraiser won't recognize the value the walkout basement adds in most markets.

On another note, that's a great rendering. What software did you use to create it? Would it be possible to obtain a copy of the rendering with permission to use it for educational purposes.