Finished Attic Space - Is This Now Livable Area?

[Mediocre Jones]

Hi all. I am working on an appraisal where this older house has been very nicely updated. The third floor attic space has been finished to quality of the rest of the home. Insulation, drywall, ceiling, nice recessed lighting. The only catch is the heat source is a wall-mounted electric hotel looking type unit. My mentor says the heat source must be tied into the central heating of the home to be counted as livable area. I trust that he is correct, but I am not sure which guidelines state that the heat source must be tied into the central heating of the home. How have you handled that situation?

 

[Terrel L. Shields]

Attic space should be treated differently regardless finish unless full walls (7'+)

 

[Meandering]

it would be livable space here so long as it can function and run without someone feeding it fuel, it's heated space. No requirement to tie into any centralized unit for any portion of a dwelling that I know of, and in fact, many electric baseboard heaters have individual controls/thermostates in this area, and are not centralized.

.

 

[Mike Kennedy]

Research LOCAL Municipal requirements for attic unfinished storage to living area conversion.

generic reasons: >>
Regulated and Controlled--For a Reason
Attic Conversions: Regulations and Requirements

Fire as a cause of injury and death is the main reason for these restrictions. The United States Fire Administration estimates that in just a two year period, from 2006 to 2008, close to 10,000 residential attic fires occurred, resulting in nearly half a billion dollars worth of damage. Most fires were caused by sparks from electrical arcing.


However, if you can clear building and electrical code hurdles, attic conversions are a good way to increase space without spending a lot of money.

https://www.thespruce.com/attic-conversion-regulations-1821299

 

[miktay]

"How have you handled that situation?"

Mediocre, In addition to what the 3 appraisal scholars ahead of me already said, don't forget the obvious. Do your best to try and include at least one sale with a similar 3rd floor living space.

 

[Tom D]

for FHA the heater has to be hard wired to the electric, not a plug in heater. i wish my row house had a attic, especially finished. wife already filled up the basement.

 

[Riick]

Post #6 above has it 100% correct.
We used to see plenty of homes with additions, but w/o radiators,
or heating/cooling ducts. Easiest way for the Homeowner to comply
with guidelines was to add electric baseboard heat sufficient to
keep the room at whatever the temperature it was that FHA/VA required.

The heater has to be a "permanent installation" - which translates
to both hardwired into electrical system *&* permanently installed.
(As In: Bolted/Screwed to wall or floor.)

Sounds to me like you've got extra GLA, but how much?
See guidelines from Fannie for (effective) minimum wall height
and minimum ceiling height for such space.

.

 

[Mediocre Jones]

Research LOCAL Municipal requirements for attic unfinished storage to living area conversion.

generic reasons: >>
Regulated and Controlled--For a Reason
Attic Conversions: Regulations and Requirements

Fire as a cause of injury and death is the main reason for these restrictions. The United States Fire Administration estimates that in just a two year period, from 2006 to 2008, close to 10,000 residential attic fires occurred, resulting in nearly half a billion dollars worth of damage. Most fires were caused by sparks from electrical arcing.


However, if you can clear building and electrical code hurdles, attic conversions are a good way to increase space without spending a lot of money.

https://www.thespruce.com/attic-conversion-regulations-1821299

Great link, thank you!