Hla Or Not

[Larboard]

What is HLA? GLA I know is Gross Living Area. The Assessors around here use TLA for Total Living Area. Is HLA Heated Living Area? Just don't recognize HLA.

 

[Bill_FL]

Dave,

Somewhere in my cobwebs, I remember that an NC court opinion, that was published by NCAR maybe 5-7 years ago, stated that to be included, sun rooms, 3 season porches, etc had to be connected to the homes primary HVAC system.

Try calling NCAR to see if you can get a copy of that. Maybe your local board has it.

 

[John Hassler]

Explain to your client that "if" you could add the enclosed porch to GLA you would lower the overall rating of quality. And, the value would be the same as a house plus an enclosed porch.

 

[Otis Key]

Originally posted by Tim Hicks (Texas)@Oct 6 2005, 01:15 PM
Not included in living area. It is below the quality of the main dwelling and should be treated as such.

Dang it! I hate when I have to agree with a screaming Duck! :rofl: :rainfro: :rofl: :rainfro:

Actually, it is below the quality of the main construction and doesn't have the appearance, feel or look as the original construction. If they bring up the "real-i-tore" using it in the listing, then tell them to go after the "real-i-tore" for misrepresenting the property size. Stay with ANSI and you're sure to be a winner.

 

[hastalavista]

This may be one time you’ll want to use the “public records” argument in addition to all the other reasons (assuming that your area has public records that indicate the living area of the improvement without the patio).

 

[Steve Owen]

I'm assuming HLA was a typo for GLA. I would probably not call it GLA, but it might be a close call. I might call it GLA if it had ducted heat and air; but, you indicated a window unit. The fact that they use it year round is not all that significant, but if it has heat ducts that could sway me the other way.

I believe that this is an ANSI grey area. I've seen a lot of houses that have varying quality from one area to another. Would you knock out a bedroom for having paneling when the rest of the house has drywall? Still, I'd probably go with the Duck on this one.

Nevertheless:

Whatever you call it, it's worth what it's worth. Just because you call it living area doesn't make it worth a dime more than if you call it an enclosed porch.

So, if you want to make people happy, you might consider calling it GLA but adjusting based on an overall rate that is lower than if you did not include it.

But, if you want to be sure not to run afowl of ANSI: The preferred way to handle it would be to not include it as GLA and then compare it to other homes that have enclosed porches, also not counted as GLA, and adjusting based on their size and quality. Probably, if you could show the owner that reasoning, it would smooth some ruffled feathers.

This is one of those cases, where I don't really think it matters what you do, as long as what you do is consistent with the local market and is well-explained. In other words, if the other similar enclosed porches you can find and verify were counted as GLA by the MLS, assessor, or whatever source you use, then I would count it. If not, then I would not.

 

[David S. Williams]

ANSI will back you up.

ANSI is really a bit vague. It says LA is "suitable for year-round use embodying walls, ceilings, and floors that are similar to the rest of the house."

That almost creates as many problems as it answers: what if only the family room has paneled walls and a wood floor? Does that mean it's not living area?

PS - have you noticed the blurb in ANSI that you have to include if it's proposed?

 

[Ted Martin]

I callem three sunrooms, enclosed porch or sometime a three four season room but not GLA. Finish quality appears lower than the main living area, plus that bowling alley floor plan limits it's function for any other room on the 1004.

 

[troyseals]

Enclosed porch or sunroom. It's definitely nice but since it's not heated/cooled to the rest of the house I would call it a sun room or enclosed porch. I agree with Ms. Crowley, higher added value than most and give'em comments.

 

[Tim Hicks (Texas)]

In my opinion, if you include it in the main living area, then you are producing a misleading report. It is not misleading to call it what it is and value it according to its quality as a separate adjustment.

Why do so many appraisers and agents want to mislead the sellers, buyers and borrowers? My presumed answer is that it is lazy and easier to hit a value without exceeding guidelines. Guidelines are guidelines and it should not limit you from making the proper adjustment and explaining.