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GLA Calculation Error In Sketch

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AMF13

Elite Member
Joined
Jan 24, 2002
Professional Status
Certified Residential Appraiser
State
California
This sketch from a prior appraisal came to me from a client. Public records say the house is 2,383 SF. The sketch shows 1,979 SF. But the calculations made no sense to me. I drew the perimeter from the dimensions on the sketch and get 2,389.5 SF. I suspect the appraiser did something strange when they did the drawing. I imagine Apex has the calculations figured out by now. As for what they did I have no idea. But if you were more than 400 SF less than expected would you not look twice at it? :huh:

A really lame error. I wonder if the client caught it. No idea who the appraiser was. :shrug: sketch.jpg
 

Howard Klahr

Senior Member
Joined
Oct 4, 2004
Professional Status
Certified General Appraiser
State
Florida
The area based on the dimensions in the sketch calculations represent the total building perimter and deduct the garage area twice. The garage should not be used at all to calculate the first floor GLA let alone deducting the area twice which as you note result in a GLA of 2,389 sq ft.
 

Restrain

Elite Member
Joined
Jan 22, 2002
Professional Status
Certified General Appraiser
State
Florida
Appraiser should have rechecked his work and caught this. I am surprised the lender didn't come back with a request to re verify the GLA vs public records.
 

jay trotta

Elite Member
Joined
Feb 8, 2004
Professional Status
Certified Residential Appraiser
State
Connecticut
The area based on the dimensions in the sketch calculations represent the total building perimter and deduct the garage area twice. The garage should not be used at all to calculate the first floor GLA let alone deducting the area twice which as you note result in a GLA of 2,389 sq ft.

Agreed; it appears you would need to re-open the sketch and start from scratch again to separate out the two area's. Stressing on the 24hr Turn Time ??
 

Jim Bartley

Senior Member
Joined
Jan 20, 2002
Professional Status
Certified Residential Appraiser
State
Virginia
upload_2017-4-13_7-58-29.png

If he checked "Subtract from Living Area" it will deduct the area twice.
 

Terrel L. Shields

Elite Member
Gold Supporting Member
Joined
May 2, 2002
Professional Status
Certified General Appraiser
State
Arkansas
Appears to have double dipped the garage? How?
 

AMF13

Elite Member
Joined
Jan 24, 2002
Professional Status
Certified Residential Appraiser
State
California
If he checked "Subtract from Living Area" it will deduct the area twice.

That looks like Totals sketch program. I never do it that way, just draw the GLA, then do the garage separately.
I don't now how they did it but they screwed up. :shrug:
 

Tony V

Elite Member
Joined
Mar 29, 2005
Professional Status
Certified Residential Appraiser
State
New York
That looks like Totals sketch program. I never do it that way, just draw the GLA, then do the garage separately.
I don't now how they did it but they screwed up. :shrug:

Yup, he probably did the whole perimeter and then drew the garage line in....better to do them separately..
 

Bobby Bucks

Elite Member
Joined
Jan 27, 2002
Professional Status
Real Estate Agent or Broker
State
North Dakota
156 views, I'll wager at least a 150 new sketches have been completed. :)
 

RSW

Elite Member
Joined
Feb 18, 2002
Professional Status
Certified Residential Appraiser
State
Tennessee
I use the Total mobile sketch program and draw all exterior walls first. Then, I draw a line breaking off the garage area.
 
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