Heated Sunroom - GLA

[timnancyk]

I have a home that we recently measured and there is an enclosed sunroom (3 season room). All three walls are made of the 3 season material and are not insulated - see attached photos. The sunroom is accessible to the living room which is heated. The sunroom does have a permanently installed mini-split that supplies heat. In NC, our measuring guidelines specifies a room as GLA with walls as this..."Finished, with walls, floors and ceilings of materials generally accepted for interior construction (e.g., painted drywall/sheetrock or panelled walls, carpeted or hardwood flooring, etc.)". My question is, since the walls are not insulated, can this be counted as GLA? Our NC rules do not specifically mention insulated walls - although sheetrock and/or drywall is implied that they are but panelled walls really doesn't imply that it is insulated and we have that fun little word "etc". The measurements are used to list the home for sale.

 

[Surf Cat]

That's an enclosed patio, not GLA. The property profile should confirm this.

 

[timnancyk]

Why would it not be counted as gross living area? It has heat and is accessible to the living room which is heated. The walls?

 

[Fernando]

What does building permit says?
If you include it, then be consistent in comparing and adjusting with comps.
I think it's easier to adjust calling it a sun room which it is.

 

[Surf Cat]

Why would it not be counted as gross living area? It has heat and is accessible to the living room which is heated. The walls?

Because...enclosed patios and sunrooms generally don't meet stringent criteria that make them feel and function like part of the main living area. You state that yourself in the OP.

I'm not stating that it's not valuable. It's just not GLA. Once again, view the property profile and permits for this enclosed patio and you'll see.

 

[Fernando]

Because...enclosed patios and sunrooms generally don't meet stringent criteria that make them feel and function like part of the main living area. You state that yourself in the OP.

I'm not stating that it's not valuable. It's just not GLA. Once again, view the property profile and permits for this enclosed patio and you'll see.

Only one time I had a sun room indicated in assessor records.
It was nicely done better than an enclosed patio but you knew it wasn't part of originally constructio.
For appraisal purposes, I included it.

 

[Surf Cat]

Only one time I had a sun room indicated in assessor records.
It was nicely done better than an enclosed patio but you knew it wasn't part of originally constructio.
For appraisal purposes, I included it.

Your answer is the one the OP is looking for.....It's not GLA though. You can clearly see the wood siding inside the enclosed patio of the original dwelling ( the photo with the red arrow).

 

[Terrel L. Shields]

Why would it not be counted as gross living area? It has heat and is accessible to the living room which is heated. The walls?

Because it does not meet the definition of GLA. Heated SF - sure. But the cost and the contributory value (likely) is a different number from the GLA. No different from a finished basement. Basement is basement - finished or not. Sunroom is sunroom (enclosed porch, whatever) not GLA.

I'm not stating that it's not valuable.

exactly and it could be worth less or even more than the GLA... but it is a separate building component.

For appraisal purposes, I included it.

That still does not meet the definition of GLA.

 

[Zoe]

You will probably give it similar per SF maybe. That one looks nice. Try to get the cost to build on it and give at depreciated cost in your sales comparison approach. Just summarize what you did on the value of it.

Whoever built it could probably tell you what they paid to build it. It is heated. Probably has cooling too.

Keep your focus on real property rights. Summarize what you did. It is definitely real property.

 

[sputnam]

The short definition of GLA has always been 'heated, finished, above the ground'. That doesn't mean that all of the GLA has the same cost or the same contributory value. NC's Yellow Book is so close to ANSI that there is essentially no difference. One of the reasons that NC did the Yellow Book instead of just adopting ANSI was the cost. ANSI wouldn't give NC a discount.