Has Garage Area *always* Not Been Included In GLA?

[VALU8]

Hey guys,

I'm assisting with an appraisal that has measured out a good 800 or so SF smaller than the tax record... Guess how large the garage is? Yep. Just about that size.

It's an old subject. Like. built in the 30's old.

I called the city records clerk, they had a document of someone else sketching it out- our sketch is accurate.

This has me wondering... have guidelines for measurement always not included garage space? Maybe someone botched it? Maybe we missed a whole level? (haha just kidding). What think you?

 

[KHS445]

Short answer No. Everything involving your home may have been correctly measured (including the garage) in order to arrive at the "Gross Building Area". The Gross Living Area would only include those areas of the dwelling at that are heated, cooled, functionally connected, of like quality improvement and finish, etc.

Not sure how things are suppose to work in California, but in Michigan the Assessor should be measuring all of the improvements and then price them according to their function and finish.

Your issues should be an easy fix as the GBA square footage at the Assessor's Office and your measurements are comparable. The only issue appears to be the assigned function of the garage area, which may affect the pricing. I would suggest you take a couple of pictures showing the garage area and then meeting with someone in the Assessor's Office to review things and request a correction. You are dealing with a material mistake of fact and not really arguing market value.

 

[Mike Kennedy]

In this neck o' the woods, the Number One Intentional Inflation Tool by many Reelators is entering GBA (inclusion of garages and basements) as GLA into MLS data fields. Suddently a 1,000sf (above grade GLA) ranch with a 1 car attached 250sf garage and 1,000sf finished basement becomes a 2,250sf listing @ say $100sf.

Gross Living Area (GLA) is the term used in most residential appraisal reports. GLA is defined by The Dictionary of Real Estate Appraisal as the “Total area of finished, above-grade residential space; calculated by measuring the outside perimeter of the structure and includes only finished, habitable, above-grade living space.

FANNIE & FREDDIE

ANSI Z765-2003
Above- and Below-Grade Finished Areas
The above-grade finished square footage of a house is the sum of finished areas on levels that are entirely above grade. The below-grade finished square footage of a house is the sum of finished areas on levels that are wholly or partly below grade.

Fannie Mae and ANSI are both consistent with this definition. Any level that is partially below grade makes the entire area ineligible for being determined in GLA.

Whoops again: Fannie may states: The appraiser may deviate from this approach if the style of the subject property or any of the comparables does not lend itself to such comparisons. However, in such instances, he or she must explain the reason for the deviation and clearly describe the comparisons that were made

So as long as the appraiser can define consistent comparables with below grade and above grade areas, and they give reasonable cause, below grade areas can be included.

 

[Tom4value]

Garages have never been included in GLA. This presents a special look at condos. Condo docs generally include the garage and/or basement in the "total square footage". Therefore, you have to look closely and subtract out these areas for the GLA.

 

[glenn walker]

Short answer No. Everything involving your home may have been correctly measured (including the garage) in order to arrive at the "Gross Building Area". The Gross Living Area would only include those areas of the dwelling at that are heated, cooled, functionally connected, of like quality improvement and finish, etc.

Not sure how things are suppose to work in California, but in Michigan the Assessor should be measuring all of the improvements and then price them according to their function and finish.

Your issues should be an easy fix as the GBA square footage at the Assessor's Office and your measurements are comparable. The only issue appears to be the assigned function of the garage area, which may affect the pricing. I would suggest you take a couple of pictures showing the garage area and then meeting with someone in the Assessor's Office to review things and request a correction. You are dealing with a material mistake of fact and not really arguing market value.

In California assessors don't measure houses and their information comes from City or County building departments. Some records are very good and some are very poor especially on older homes. There is one county I work that is so screwed up that at least 25% of the time public records are wrong and out East in San Bernardino County the assessors office has a few of their minions that drive around in mini-trucks looking for anything they believe can be assessed- If they see a structure that is not showing on their building card they take a photo and simply make a guess as to how big or what it is. I asked minion number#1 if he ever measured any structures and he laughed and said no if a homeowner has an-issue they can bring in a building sketch and photo. In one case I did one property that showed two houses but when I got there it was one house and a 20 X 30 workshop. I told the owner he could use my sketch and photos if he wanted to get it corrected and he laughed and said no way I don't want those no good tax people near my property

 

[CANative]

Glenn... Assessor's often make site visits to properties. Especially when sale prices are higher or lower than most in the market.

OP... Most assessor's use "building area" or "Structure size." In CA it doesn't really matter because the ad valorem is based on the purchase price and assessed value does not increase or decrease with the market.

 

[VALU8]

Man you guys are awesome.
Not only good answers, but like, above and beyond, looking up things and throwing them in your answer like a report.
Is there some kind of contribute-to-appraisersforum.com paypal or something?

 

[Tim The Enchanter]

 

[CindyR]

i haven't been to the property yet but MLS says this Golf Cart Garage is now a 3rd bedroom and a 3rd bath. Should be a fun one...

 

[Mejappz]

i haven't been to the property yet but MLS says this Golf Cart Garage is now a 3rd bedroom and a 3rd bath. Should be a fun one...
View attachment 39374

Yikes! That does look pretty nice. Good luck Cindy!