GLA Or Not?

[KYLECODY]

I recently did a small ranch with an attached sunroom. The sunroom was 250 sf with full electric and heat. The entire home is how it always was, box ranch, while you enter the sunroom through the back door. So the sunroom is seperated from the main house.

I say no way to GLA as its not consistent with the rest of the home as well as not a true "open area" as its closed off unless the doors open. I now have the h.o. saying the last appraiser counted it and it is GLA, and the lender calling me, etc.....

What are your thoughts on this and where can I get a concrete definition on what constitutes GLA?? Thanks in advance.

 

[Richard Carlsen]

Kyle

I'm not sure what you mean that the sunroom is entered through the "back door". Do you mean that you have to go outside to get to the door of the sunroom? Or do you get into the sunroom by using the back door to which the sunroom is attached?

If you have to exit the main living area to get into the sunroom, I would be inclined to not count it as GLA. If however, it is accessed directly from the main living area, I would count it. The only room that I know that is counted in the GLA that is not connected to the living area is a detached bath. (TIC)

As to the homeowner stating that the other appraiser counted it, tell him that in your not so humble opinion, the other appraiser was wrong to do so.

Question: Why is it that everything the “Other Appraiser” does or value they reach is correct and everything I do is incorrect? Tiz a puzzlement!

 

[JR Michaels]

Kyle:
IMHO there are 2 basic conditions that it has to meet. 1) It has to be finished off with materials and workmanship that is the same quality/extent as the main house, such as walls, flooring, etc. 2) The heat/AC source has to be the same as the main house, so that you can leave the back door open all the time and use it just like any other room. The garage may be attached and have some sheetrock on the walls, but it isn't finished out like the rest of the house, you don't leave the garage door open all the time even if it has a seperate heat/AC source and it isn't GLA. You can make an adjustment for the superior porch/patio to the comps based on it's contributory value. Or something like that.

J.R.

 

[Tim Hicks (Texas)]

If the sunroom is not equal to the base living area, then it is not included in the gross living area, but can be included in overall living area as a line item improvement. I have seen a few sun rooms that have been equal to base living area, but it is less than 10% of the time. Most times, the sun room exterior walls are not the same the main living area (ex: siding vs brick). Many times the interior walls of the sun room make it obvious that the room is an add-on (brick wall that used to be original back wall, inferior ceiling, inferior walls, etc). Plus, it may be vented for heat and air conditioning, but is it properly insulated? I separate sun rooms, garage conversions and other add-on rooms from main living area, because they are generally inferior to the original construction and should not count equally.

 

[Steve Owen]

If you enter the sunroom directly from the house, it has an adequate heat and A/C source (not necessarily the same heat source as the house), and it is finished in a manner that is consistent (not necessarily equal) to the rest of the house then it is GLA.

If it has unfinished floor, etc, it is not GLA. If you have to go in from outside, it is not GLA. If there is no heat source other than opening the door it is not GLA.

Remember that even if it is part of the GLA, it may not be equal to the rest of the house in terms of cost or in the GLA adjustment on the sales grid. A prime example is a garage that has been finished into living area. It is GLA, but is not equal to the rest of the house. In that situation you may need to use a separate line in the cost approach. You may also need to do some explaining on your GLA adjustment in the sales approach.

 

[KYLECODY]

yes, Richard, you enter the sunroom through the back door off the kitchen. SO you have the original home and then when you exit the back door theres the sunroom. Entire house is frame and sunroom is the typical all window type attachment.

I was combing the HUD site for a true definition of GLA but that site is a bit convulated...anyone have a direct link to a definition of GLA?? Thanks

 

[GeorgiaBoy]

I think that as long as it was heated/cooled, finished with acceptable interior finish materials, had a proper foundation, and is accessed from within the main body of the house, you should count it as GLA. The fact that it is shut off from the rest of the house if the door is closed wouldn't matter to me. Any room with a door would be shut off from the rest of the house if its door was shut.

 

[KYLECODY]

I guess my best argument here is that its not consistent with the rest of the home. The whole house is frame and the sunroom is all windows,ceiling and walls, while the back wall of the sunroom is the back of the frame house. The rear picture you can tell its an add on and inconsistent. In addition, obviously , theres no insulation if that matters. I just cant see valueing a sunroom the same as if it was an actual add on of frame walls and comp roof...

 

[Farm Gal]

Kyle:

Given that 'rest of the story' you just added I can assure you (for whatever that is worth) that in MY market that space you describe is considered differently than a fully finished harmoniously attached 'added living space with lots of windows'.

What you describe is viewed in my market as a 'sunroom addition', and I certainly find a difference in the perceived 'value added'.

(Oddly for small spaces it can add more per SF than larger additions!)

However I would not bow to pressure and call it GLA.

Good luck convincing all the other folk though
Check yoru market and stick to your guns!

 

[Charlotte Dixon]

I would count it in sfla, because it's attached to the house, entered from the house, and is heated and cooled.

I did an ERC a few years ago, and an "outta stater" come in and was the second appraiser. He didn't count the heated, attached, sunroom (florida room) because he said it was an "add on".....Funny thing. I sold the house as new construction to the first owner many years ago, and that room was NOT an add on (which in my opinion, makes no difference anyway).

I would say it'd probably be six in one and half dozen in another. If you don't feel you should count it, don't. Note it in the 'porch' line adjustment and see if you can find some comps with the same type enclosed, heated porch. If you can, you're lucky. And, I bet, it will turn out to be the same adjustment psf as if you counted it in the sfla.