Including Above Grade Area Into Basement or Below Grade Area

[residentialguy]

"Fannie Mae will monitor for inappropriate use of exceptions (i.e., using methods other than the ANSI standard for homes that have typical above-grade square footage)."

There you go. You use GXX001 when it is atypical. (To change it to typical, so that you are comparing apples to apples in a typical basis) You can't use it to change a typical set up to atypical

 

[Dublin ohio]

"Fannie Mae will monitor for inappropriate use of exceptions (i.e., using methods other than the ANSI standard for homes that have typical above-grade square footage)."

There you go. You use GXX001 when it is atypical. (To change it to typical, so that you are comparing apples to apples in a typical basis) You can't use it to change a typical set up to atypical

What is "atypical" about a split level or Bi level home. I have them all over the place. Hardly "atypical". What is "atypical" about the above grade square footage of a split or bi level. They both have "typical above grade square footage". You don't interpret each part of the Fannie measuring guidelines in a vacuum.

 

[Joe Flacco]

This is the typical split-level. The typical split-level has the grade at 1 and the levels lower than the entry level at 1 is typically included in the below grade living area and is basement.

Having the grade at 2 is absoultely atypical. Just because the grade is at 2 doesn't make the garage level not counted as part of the basement level. And if the appraiser does decide to include it in the above grade living area, then they need to be aware that the direct comps are not going to include that level in the living area. So need to consider that when selecting comparables and making adjustments.

 

[residentialguy]

What is "atypical" about a split level or Bi level home. I have them all over the place. Hardly "atypical". What is "atypical" about the above grade square footage of a split or bi level. They both have "typical above grade square footage". You don't interpret each part of the Fannie measuring guidelines in a vacuum.

Real simple. A split is just like a ranch or a 2 story with a walkout or basement. The areas below the kitchen are finished basement... most commonly a mixture of family room, extra beds, bath and utility room. Just because it might be sitting a foot higher on grade doesn't change the function or demand. It's the same identical house and it compares identically to the typical split. The same goes for a ranch or 2 story that is built into a hill on one side. Their main level remains GLA enemies though it is below grade by ansi standards. It is an exception.

 

[Joe Flacco]

 

[J Grant]

Real simple. A split is just like a ranch or a 2 story with a walkout or basement. The areas below the kitchen are finished basement... most commonly a mixture of family room, extra beds, bath and utility room. Just because it might be sitting a foot higher on grade doesn't change the function or demand. It's the same identical house and it compares identically to the typical split. The same goes for a ranch or 2 story that is built into a hill on one side. Their main level remains GLA enemies though it is below grade by ansi standards. It is an exception.

Below grade is below grade, regardless of function or demand. idk about built int a hill, but partial or below grade is below grade, hill or not?

An exception is a truly odd and not typically built house, such as a berm house in their example.

I live in FL now, where there are a only small number of them but I used to live up north NY area) where there are a ton of split levels, and they are not an exception. Whatever they break out into , above grade or below grade, can be measured per ANSI imo

I grew up in a split level on a flat lot, it had three levels, the first one was a garage and family room with a built-in bar ( that was big in those days) second level a half flight of steps up was a living roo and kitchen, and the third level another half flight of stairs up was the bedrooms. The basement was under the living room , ( I believe, or else why was the living room raised ? )The three living levels were above grade and then there was a big basement that was below grade

 

[Zoe]

Yeah, that one guy on his walk out basement said I do have one corner below grade. I said there you go. That level is considered all below grade. You have a walk out basement if only one corner is below grade.

 

[djd09]

no need for the exception code...every house can be measured to ansi ''standards'...but the problem remains the same...no one else uses it

 

[residentialguy]

Below grade is below grade, regardless of function or demand. idk about built int a hill, but partial or below grade is below grade, hill or not?

An exception is a truly odd and not typically built house, such as a berm house in their example.

I live in FL now, where there are a only small number of them but I used to live up north NY area) where there are a ton of split levels, and they are not an exception. Whatever they break out into , above grade or below grade, can be measured per ANSI imo

I grew up in a split level on a flat lot, it had three levels, the first one was a garage and family room with a built-in bar ( that was big in those days) second level a half flight of steps up was a living roo and kitchen, and the third level another half flight of stairs up was the bedrooms. The basement was under the living room , ( I believe, or else why was the living room raised ? )The three living levels were above grade and then there was a big basement that was below grade

Same here. That's a 4 lvl split. It's basically a ranch with a basement that was split down the middle and 1/2 of it was raised up. Basement levels are still basement functioning. The levels are measured the same way. You didn't gain value by increasing your GLA. The GLA is the exterior measurement of the 2 upper 1/2 levels.

I'm not telling you to call anything GLA. I'm saying that you measure identical houses identically as the are typically designed. Unfortunately the form is a set process designed for typical designs. When atypical comes along, you compensate for the forms shortcomings with GXX001 exception from ANSI, clearly explaining why.