Don't confuse 'STORY' with 'Basement'

[sandpiperapp]

Horizontal finished space does not equate to horizontal living space. I think it is clearer to say a house has two stories with a walk out basement, then it is to say it is a three story house and then have to explain why you did not include the basement sf in the GLA.

 

[Mike Kennedy]

NY STATE Uniform Fire Prevention and Building Code
"Section R202 of the 2010 RCNYS:
• The term story is defined as “that portion of a building included between the upper surface of a floor and the upper surface of the floor or roof next above.”
• The term basement is defined as “that portion of a building that is partly or completely below grade.”
• The term grade is defined as “the finished ground level adjoining the building at all exterior walls.”
• The term grade plane is defined as “a reference plane representing the average of the finished ground level adjoining the building at all exterior walls. Where the finished ground level slopes away from the exterior walls, the reference plane shall be established by the lowest points within the area between the building and the lot line or, where the lot line is more than 6 feet (1829 mm) from the building between the structure and a point 6 feet (1829 mm) from the building.”
• The term story above grade is defined as “any story having its finished floor surface entirely above grade . . . .”

In general, a basement (i.e., that portion of a building that is partly or completely below grade) is not a story above grade (i.e., a story having its finished floor space entirely above grade). However, the definition of story above grade includes an exception (hereinafter referred to as the “basement exception”) which provides that a basement will be deemed to be a story above grade if any one or more of the following conditions is satisfied:
• the finished surface of the floor above the basement is more than 6 feet above grade plane,
• the finished surface of the floor above the basement is more than 6 feet above the finished ground level for more than 50 percent of the total building perimeter, and/or
• the finished surface of the floor above the basement is more than 12 feet above the finished ground level at any point.

Homes with Basements
In some cases, a home that has been elevated to comply with the flood-resistant construction requirements of the Uniform Code may still have a basement.6Fvii This portion of this Technical Bulletin will discuss the factors that will determine if the basement in such a home must count as a story above grade.

Based on the definitions quoted at page 2 of this Technical Bulletin, if a space is a portion of a building and is partly or completely below grade, the space is a basement.

If any one or more of the three conditions in the “basement exception” in the definition of story above grade is satisfied, the space is a basement and a story above grade."

 

[Terrel L. Shields]

In some cases, a home that has been elevated to comply with the flood-resistant construction requirements of the Uniform Code may still have a basement.

I bet those don't allow a living area there however....heard that on "This Old House" a couple nights ago.

 

[Mike Garrett RAA]

That's my story...and I am sticking to it!

 

[Joe Flacco]

Anyone ever appraise a house built into hill? Two or three levels partially below grade and one above?

 

[VolcanoLvr]

Joe ... sure. How many STORIES does it have??

Mike ...... the NY code is for NY only in terms of their definitions. It does not apply to the GSE forms.

No where on the wonderful GSE forms does it say that a STORY cannot be below grade, or that it is only above grade. Further, they do not define what STORY is.

So to say this again ............ my definition of STORY (after doing investigative research of building descriptions) is to define STORY as a finished horizontal LIVING SPACE on top of or below another similar space.

That means for the purpose of the report, as I explain it, a STORY can be in a basement.

I just checked the new UAD Appendix D instructions for the upcoming change to Design/Style. The GSE's expect the number of STORIES to be indicated in the grid on page 2 (which should correspond to page 1) .............. but they do not restrict STORY to only Above Grade.

On this change, they do not have a way to indicate a Basement in the Design/Style (like we use to do). But they do want # of STORIES indicated. So if you have living space in a basement, you can count that as a STORY.

I also checked the UAD FAQ document on the Fannie web site .......... no mention at all about STORY and what they mean by that word.

So until the wonderful folks at the GSE's decide to clarify this I will use MY definition to indicate the number of STORIES regardless if the living space is in a basement.

 

[Mike Kennedy]

Volcano, I posted NY's Code as an example. Washington State, or a governing Municipality may have a similar Code definition of a Residential "story".

https://fortress.wa.gov/ga/apps/sbcc/Page.aspx?nid=14

Example:

"The Council is required by RCW 19.27.074 to approve or deny all county or city local amendments that impact single family or multifamily residential buildings before they can be enforced. The jurisdiction is required to submit residential amendments in writing after the amendment/ordinance has been adopted by the city/county legislative body.



“Multifamily residential building” is defined as common wall residential buildings that consist of four or fewer units, that do not exceed two stories in height, that are less than five thousand square feet in area, and that have a one-hour fire-resistive occupancy separation between units.


Local amendments may not reduce the minimum performance standards and objectives of the state building code. Amendments that affect only administrative or departmental procedure do not need Council approval."

https://fortress.wa.gov/ga/apps/sbcc/page.aspx?cid=421

Happy Hunting.......

 

[Doug DeMars]

The best policy for this issue is to reflect what the majority of market participants view as a "story". Same goes for what a basement is or is not.

IMO, a basement is not a "story" and I would make a small wager that VolcanoLvr would be holding the minority opinion that a basement is also considered a story. Nor would garage space be considered a story. A ranch house with a garage space underneath is not a 2 story house. (...or garage space found above GLA as is found in the hills of many Bay Area homes) IMO, "story" refers to the levels of GLA stacked above or below each other.

That being said, I do not take the hard-line approah with respect to "any portion of living space found 'below grade' automatically makes it a basement" type of thinking. This issue is very market specific. For the majority of areas I work, a small portion of a lower level tucked into the hillside is considered GLA. However, if this same home was found in a different part of the nation, it may be more appropriate to call it a "walk-out basement".

 

[Blueprint]

This issue is very market specific. For the majority of areas I work, a small portion of a lower level tucked into the hillside is considered GLA. However, if this same home was found in a different part of the nation, it may be more appropriate to call it a "walk-out basement".

Exactly. Thank god we are all so blessed to live and experience different markets. I regularly appraise multi-level residential on steep buttes where it is the norm for below grade to sell at the same $/sf as above grade. Outside of comping, I dont give a frank of "stories" nor the UAD guidelines when appraising in that neighborhood.

 

[Terrel L. Shields]

Anyone ever appraise a house built into hill? Two or three levels partially below grade and one above?

Many are split level...hard to define. Was at a wedding last night in a home. Living room is below the level of the bar, kitchen and some bedrooms, garage is below the level of the bar/kitchen but not really at the same level as the living room....then there is an upper level. Superficially, it's likely best called a "two story"...but there are 3 LEVELS. Hillside construction.