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Drawing a sketch and measuring GLA

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terr

Thread Starter
Freshman Member
Joined
Jan 29, 2002
Professional Status
Certified Residential Appraiser
State
Wisconsin
What is the most efficient way to draw a sketch, do the floor plan and measure the GLA of a home especially 1.5, 1.75. 2 story homes with varying level square footages, when you do not have a survey or buiding plans.

How do you do it exactly and at what point in the inspection do you draw the sketch and what tools do you use?

I know how I do it but would appreciate others valuable insight into efficiencies.

Thanks in advance for your insightful answers.

Terr
 

George Hatch

Elite Member
Gold Supporting Member
Joined
Jan 15, 2002
Professional Status
Certified General Appraiser
State
California
The first thing I do in an inspection is to make contact with the occupant or whoever is showing me the property. After that, I measure the exterior of the structure(s). If there is a partial or whole 2nd story, I'll sometimes measure both floors at the same time, so that I don't have to circle the structure twice. That depends on how complicated the 2nd floor is and how accessible the corners are using observations from the outside. After the exterior is measured out, I walk through the interior, starting at the front door. I guess I'm old fashioned, but I try to include interior walls (on a simplified basis) for almost all the structures I do. If I can, I usually include lot lines, an approximation of the orientation and setbacks of the structures, driveways and streets on my diagrams. There is no question in my mind that this takes more time than just doing the outline of the structures and skipping the extras, but I enjoy doing a good job on my diagrams. Personal quirk.

George Hatch
 

Blue1

Elite Member
Joined
Jan 14, 2002
Professional Status
Certified Residential Appraiser
State
California
I measure the exterior AND spot the locations of the windows and doors. That way, the interior layout is fairly accurate. (walls basically go in between windows and doors) Like George, I realize it's more work but, it's also more accurate and doesn't really take much more time. I use a CAD program to draw the sketch.
 

Ross (CO)

Senior Member
Joined
Jan 17, 2002
Professional Status
Certified Residential Appraiser
State
Colorado
terr, ..... If you are prepared to dive head-first into voluminous content about measuring a house...scroll down and beyone the bottom of this page in General Appraisal Discussion, to page #2 near the top, and follow what was discussed in the topic called "ANSI...and rounding". Basically, the measurement process is the one fundamental thing which "forces" you to get the up-close and personal look at the house. Take it seriously, and just know that the basics of arithmetic and geometry will get you through any detailed and obscure property. Be conscious of where doors, major windows, gas or water pipes are as you walk a certain wall length, as this makes the placement of key interior walls and rooms easier. Be aware that upper levels of some homes may have open areas above foyers and stairways which are disguised from a street view of the house and may contribute to 300 to 500sf less area for that upper level as one sees what might be in some county or MLS records. You will discover discrepancies in those data sources eventually. Your sketch and the calculated area totals are where you hang your hat ! You may encounter un-permitted additions and finished basements which differ from prior records. If you do learn that NO permit was issued for certain work, and feel you have squarely confirmed that with the right authorities, then feel justified in stating some comment about it in your report. Some homeowners feel compelled to "help" you measure....and usually they do a lot of questions and comments.....just be really sure you quickly post your measured # from the tape to the sketch page. It is a bummer when you put down 22'6" and actually it was 26'2"...but the homeowner was gabbing away and actually hindered your progress. Best wishes.
 

Jo Ann Meyer Stratton

Elite Member
Joined
Jan 16, 2002
Professional Status
Certified Residential Appraiser
State
Arizona
As you measure, sketch to scale on an engineers 10 scale pad, make check marks or dots or icons for doors, windows, fences, joining with other structures, Xs where the upper level is in line with something, or a door or window on the upper level that is in line with something below. Then when you are inside the home those notes will line up with a wall or door or upper level or staircase, etc. The more doodles and notes put on the sketch (to scale) as you measure--the more accurate the other stories will be in your final sketch. Whether you transfer all those interior walls, etc to your computerized sketch for the client is up to you. But the more detail you do in the field to scale, the better off you will be in the future as you write up the report or answer calls six months later from somebody.
 

slacker

Junior Member
Joined
Feb 20, 2002
While inside I just draw a freeehand floor plan and then add the exterior measurements to it. Disto around the exterior of all levels at the end of inspection.

I don't place interior walls, doors, or windows though I do place text appropriately for bedrom, baths, etc...
 

George W Dodd

Senior Member
Joined
Jul 9, 2002
Professional Status
Certified Residential Appraiser
State
Virginia
I let my tricorder do most of the field work and then zip the information to Scotty, who then uses the Holodeck to reconstruct the dwelling and check its for any problems, then he sends me the final result. I then thank the owner and beam back up to my starship…
 

jtrotta

Senior Member
Joined
Jan 16, 2002
it is the purpose to construct the dwelling in a way that only you may be able to decifer; therefore your GLA is never wrong; ur room count is as you saw it; the siding is as you saw it the day u were there; and the windows & doors are in perfecto mondo alignment with the planets Saturn and Uranus. Thus, if one was to question your initial thoughts you can reply with confidence; that at the time you were in a gasus state of mind but since you've gotten your head of Uranus 8O things are much clearer now :lol: :lol: :lol:


8)
 

Frederick R. Ruffell

Senior Member
Joined
Jan 21, 2002
Professional Status
Certified General Appraiser
State
California
Terr,
I have a 100 foot fiberglass tape with a "Measure Mate" hook on it, great for stucco bullnose corners, and a 25 or 30 foot stanley spring loaded tape. A pad of 10 by 10 quadlinear paper (4 x4 does not work). Measure the outside ground level and second story at the same time. Learn to identify 16" and 24" rafter framing as this can aid in the second story measurements. any thing I cannot determine from the exterior I go interior and add 6" for wall thickness. I may soon buy the Disto for the second story problems. I cannot wait for the Tablet PC's to come out this year so I can form fill and sketch in the field.
 

Terrel L. Shields

Elite Member
Gold Supporting Member
Joined
May 2, 2002
Professional Status
Certified General Appraiser
State
Arkansas
Donno what a measure mate is, but if it is one of those bent cotter pins Forms and Worms used to past off as a measuring aid, I threw mine away within days and ordered a regular appraisers tape from Forestry Suppliers, which has a double L hook that will hang on most surfaces including vinyl siding.
 
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