I still hate ANSI

[Fernando]

I have two level house which is typical in area and above grade level.
Normally in past I would considered top floor as 1st floor in total gross area and any downstairs finished rooms as separate grid for me to compare with the comps.
With ANSI, can I still do it that way or I have to consider all the above grade areas into total gross area?

 

[Dublin ohio]

I have two level house which is typical in area and above grade level.
Normally in past I would considered top floor as 1st floor in total gross area and any downstairs finished rooms as separate grid for me to compare with the comps.
With ANSI, can I still do it that way or I have to consider all the above grade areas into total gross area?

Need a Paul Harvey moment.

 

[Fernando]

I could lump it all into total gross area like the agents (and probably most of my peers) do but I feel it's misleading.
I like to show a breakdown for reader to understand better between subject and the comps with different size and quality of the finished rooms downstairs.

 

[Surf Cat]

I have two level house which is typical in area and above grade level.
Normally in past I would considered top floor as 1st floor in total gross area and any downstairs finished rooms as separate grid for me to compare with the comps.
With ANSI, can I still do it that way or I have to consider all the above grade areas into total gross area?

With the exception of the lower level being below grade and considered basement to be indicated separately, why on Earth would you consider the second floor the first floor and the first floor as separate from the overall GLA?

 

[Fernando]

With the exception of the lower level being below grade and considered basement to be indicated separately, why on Earth would you consider the second floor the first floor and the first floor as separate from the overall GLA?

The lower level is above grade and in the past, I considered it as "basement" because the rooms below later finished or not (some homes don't finish it and some change it to an ADU).
I'll just include it it total gross area as my peers would do. That's what Fannie wants it with ANSI. If not for ANSI, I would not include it.
Nevertheless my appraisal value will still be near sales price which matters the most.

 

[Zoe]

Your not making sense Fern because if it is all above grade, it all goes on GLA line. If it is below grade, it goes on basement line.

 

[Fernando]

Your not making sense Fern because if it is all above grade, it all goes on GLA line. If it is below grade, it goes on basement line.

That's what Fannie wants and I'll follow their rules even though I don't agree.
AI easily look at above and below grade in describing total gross area. Human appraisers understand the nuances and should have flexibility to adjust the right way in appraising.

 

[Zoe]

That's what Fannie wants and I'll follow their rules even though I don't agree.
AI easily look at above and below grade in describing total gross area. Human appraisers understand the nuances and should have flexibility to adjust the right way in appraising.

Many times I adjust basement the same per sq ft as GLA above grade. If it is finished similar and no issues with the basement, it is fine to adjust above and below grade the same amount per square foot depending on how the market reacts. We don't have a ton of basements in west tennessee. If they are constructed right, they can have similar value per square foot as the level above grade. The soil is not real conducive to basements in west tennessee. If they are not built correctly, they can leak.

ANSI is not a problem. You have to measure the basement period whether you use ANSI or not. If any part of the lower level is below grade, the whole lower level is considered basement.

I have done a house where I could not tell if any of lower level was below grade. The lot was sloping steeply two ways and I could not tell. One wall on garage was below grade but I could not tell if any of the lowest floor was below grade. I just made a comment and included all the heated area above grade GLA. It was a tri level with very small lowest level connected to garage. Each floor was way different in size and it was on a slab. I could not tell if any of lowest heated level was below grade.

 

[sputnam]

I have two level house which is typical in area and above grade level.
Normally in past I would considered top floor as 1st floor in total gross area and any downstairs finished rooms as separate grid for me to compare with the comps.
With ANSI, can I still do it that way or I have to consider all the above grade areas into total gross area?

ANSI Z765-2021 says nothing about how you perform or report your valuation analysis. It's only about how you measure, calculate, and describe the size of the dwelling.

 

[Tim Hicks (Texas)]

Why would above grade area be counted separately and how would the upper level be the first floor? SMH. How does this "appraiser" still have a license?