Does sunroom square footage count?

[jef1f]

We have a sunroom directly connected to the back of our house. It was a 350 square-foot addition that the prior owner added. It is fully enclosed with siding to match the rest of the house, windows, and a sliding glass door to the back yeard. It has a ceramic tile floor and a hot tub. It is heated with a gas heater/fireplace/stove.

This square footage was included in the total finished living area (TFLA) when the house was purchased 5 years ago. We had a real esate agent list the house a year ago, and it was included on that listing as well. However, we had a recent appraisal done, and this square footage was specifically excluded thoughout the appraisal including the real estate comp analysis.

Are there rules related to what is required for a room to be included in the square footage of the house in an appraisal?

 

[judoanswersall]

I treat sunrooms as a separate adjustment and not in GLA. The reasoning is based on construction costs per sf.

 

[NORTON]

is it built to the same level / quality (ceiling height, insulation, electrical plugs, slab vs raised, access to the ac / heat) was it approved by the local building department? is it recognized by the county assessor as GLA?...in other words....just because something is attached doesn't automatically qualify it to be considered as GLA.

 

[EDWARD BERRY]

judoanswersall GOT IT RIGHT.

 

[Fritz in NY]

if it has permanete heat source and is of equal or superior quality constuction, I'd count it as GLA. just my 2 cents

 

[judoanswersall]

I wouldn't say that Fritz is wrong if I was reviewing it - so long as the pictures showed the quality of the build out to be comparable to the rest of the house...

Its just not how I would do it.

Did the appraiser use comps with sun rooms? If so how did he/she adjust for them? Was there a line adjustment for the sun room space?

 

[dobie]

Does it have the same utility as the rest of the house? Can you walk out there in the dead of winter and have your morning coffee in your pj's?

If you say; sure as long as i turn on that gas heater/fireplace/stove and wait an hour or so for it to warm up then it does not have the same utility.

Based on your description I would say it is not GLA and the first appraiser was wrong. That does not mean it does not have value. You do not say whether or not the appraiser made an adjustment for it elsewhere on the grid.

Also, just because the assessor may call it living area does not make it so. Assessors say lots of things that are not correct.

 

[Mike Kennedy]

Does it have the same utility as the rest of the house? Can you walk out there in the dead of winter and have your morning coffee in your pj's?

If you say; sure as long as i turn on that gas heater/fireplace/stove and wait an hour or so for it to warm up then it does not have the same utility.

Based on your description I would say it is not GLA and the first appraiser was wrong. That does not mean it does not have value. You do not say whether or not the appraiser made an adjustment for it elsewhere on the grid.

Also, just because the assessor may call it living area does not make it so. Assessors say lots of things that are not correct.

Ditto. Further, in Michigan does your Local Municipality require construction and/or conversion of a "sunroom" and/or former enclosed porch into GLA ( finished with similar or superior construction quality and heated to a similar degree as the Residence) be done under a Building Permit and Certificate of Occupancy or Compliance upon completion to ensure Healthy and Safety (including the wood stove)? Did the "Sunroom" comply when you purchased the property? Does it currently comply? Confirm same with Building & Zoning Department - NOT the Tax Assessor. Realtors typically use Tax Assessment data without confirming compliance.

 

[CJ1234]

Is the quality of construction similar to the living area?
Is there a patio door between the two areas?

Review the report, the appraiser should have mentioned the porch, and adjusted on the grid as an amenity. That adjustment may have been equal to/more than/less than the GLA adjustment.

 

[Russ Kitzberger]

It depends on the standard of measurement the appraiser is using. Some standards are ANSI, FNMA, Local Real Estate MLS standards, or local county assessor standards.

Each standard's rules may classify the gross living area differently or apply their standard only to certain rooms, levels of elevation, or construction quality.

It is typically the goal of data reconciliation to reconcile the GLA of the comparables used in the approaches to the same standard for the most accurate comparison.

Therefore, if the client requires one standard and the comps are measured using another standard by the county or MLS, reconciliation is necessary.

Your answer, in short, is your sunroom may or may not be included in GLA depending on standard of measurement utilized. This will be determined by the engagement which is between the client and the appraiser.

Russell Kitzberger, RAA