Guesthouse/detached structure living area

[tim midgards]

How do you usually report GLA for detached guest houses/in-law suites?

I've always wondered because it's not exactly unfinished area (when done properly/permitted) and there's no space in the sales comparison grid for it.

Usually I just sketch it and disclose it in the improvements section and indicate it in a blank field.

I've also seen appraisals where it was disclosed and included with total GLA; never got a straight answer about that one.

 

[Mike Boyd]

DO NOT include it in the GLA of the main house. I would do the same as you have been doing it....in one of the blank spaces. I.E. ..... 600sf guest hse.

 

[Mike Kennedy]

Detached Rooms, Guest Cottages, Granny Units and Dwelling Units

According to the ANSI standards, finished areas which are not connected to the main residence by a finished hall or stairway must be listed separately. If you have to leave the house to get to the room, it's not part of the finished floor area/GLA.

A 16-page booklet describing the ANSI standards with examples and illustrations can be purchased for $20.00 (plus $4.00 shipping and handling) from the National Association of Home Builders (NAHB) Research Center in Maryland at 301-249-4000.

AMERICAN NATIONAL STANDARD FOR SINGLE-FAMILY RESIDENTIAL BUILDINGS
3 of 11
4. STATEMENT OF FINISHED SQUARE FOOTAGE
Failure to provide the declarations listed below–where applicable–voids any claim of adherence to this standard.
Rounding
The finished square footage of a house is to be reported to the nearest whole square foot for above-grade finished
square footage and for below-grade finished square footage. When using SI units, floor area is reported to the
nearest 0.1 square meter.
Reporting of Above- and Below-Grade Areas
No statement of a house’s finished square footage can be made without the clear and separate distinction of
above-grade areas and below-grade areas.
Areas Not Considered Finished
Finished areas that are not connected to the house, unfinished areas, and other areas that do not fulfill the
requirements of finished square footage prescribed above cannot be included in the Statement of Finished Square
Footage but may be listed separately if calculated by the methods described in this standard. Any calculation and​

statement of unfinished square footage must distinguish between above-grade areas and below-grade areas."


http://www.greenwoodlands.com/images/ansi20standards.pdf

 

[Ken B]

It depends on the nature of the improvements and the market area. There is no "right way" and there is no "wrong way." ANSI is a suggested guideline in most areas, but as is the case with all "guidelines", it is not a rule and can not be applied to all properties simply because there is no "rule" when it comes to designing properties.

In market areas where semi-attached spaces are common (such as South Florida and other temperate locations), it is common to include the area in GLA. In market areas where such a design is not common (such as New York and other areas where climate conditions can be adverse to year-round outdoor lifestyles), it is typical that the area is reported separately.

If the space is completely detached and/or not part of the original design of the base structure, I would expect that the space would not be included in GLA but reported on a separate line regardless of location.

The most important aspect of the entire process is to be consistent.

 

[Restrain]

If it is not accessable from the primary living space (attached but separate entry, detached, etc) it is a secondary living unit. It is acceptable to show it in a separate blank area. It is not uncommon to show it in the Basement grid in areas where basements are not common (Florida, Arizona, etc). Do not include it in the GLA of the primary residence as it can be misleading. Example: 1450 SF residence with the semi-attached garage (breezeway) converted to a 450 SF in-law unit. If you used 1900 SF homes, it would be misleading as you are comparing dissimilar properties.

 

[AnonApprsr]

My mentor taught me a simple "rule of thumb." If you have to go from "hot" to "cold" and then to the "finished area" it's not GLA.

 

[Ken B]

A number of the properties shown in the following image have semi-attached spaces consisting of a bedroom and bath. Who can identify these properties?

Can a space consisting of a bedroom and a bathroom only be considered an auxiliary dwelling unit?

 

[Ken B]

My mentor taught me a simple "rule of thumb." If you have to go from "hot" to "cold" and then to the "finished area" it's not GLA.

What if you have to go from cold to hot to cold?

 

[David Mescon]

What if you have to go from cold to hot to cold?

I like that Ken!

Seriously, though, Tim, it depends upon your particular market. Much of what has been stated above applies to much of the US. We do not, however, know where you are, and therefore, nobody here can comment specifically on your market. I live in a tropical climate, similar to what Ken was referring to, but much more stable than Florida. In the state of Hawaii, if a building has contiguity with the main portion of the dwelling, (contiguity being loosely defined by such things as breezeways, concrete, brick or rock paths, bridges, lanais, garages, carports, or any number of features), and that building is not a self-contained dwelling unit, (i.e., does not have a kitchen), and it is proximate to the main portion of the dwelling, (i.e., not situated on the back 40), then it is virtually always considered to be part of the residence GLA. It is considered to be such by virtually all buyers, all sellers, building departments, assessor's offices, realtors and appraisers. In fact, some areas are typified by homes broken into three or more individual buildings. If, however, such structures do have kitchens, they are considered to be secondary dwelling units, and are typically legally and practically considered to be duplexes, (even though they do not adhere to the technical definition of a duplex-style home).

The bottom line answer here is that none of us know what your particular market dictates. What is the reaction of typical buyers, sellers, realtors, assessors, building departments and/or other participants in your market? Answer that question and you have answered your own.

 

[Couch Potato]

How do you usually report GLA for detached guest houses/in-law suites?

I've always wondered because it's not exactly unfinished area (when done properly/permitted) and there's no space in the sales comparison grid for it.

Usually I just sketch it and disclose it in the improvements section and indicate it in a blank field.

I've also seen appraisals where it was disclosed and included with total GLA; never got a straight answer about that one.

The important thing is to use appropriate sales for comparison more than how the area is reported.