Indoor Swimming Pool - GLA Or Not?

[Tru Red]

The county shows the square footage of the home at 2,452. WHen I measured the house (including the indoor pool) I got 2,869 sf. Indoor pool was permitted. Same build quality as rest of house (including HVAC). Entry through the primary bedroom as well as exterior doors. The actual room is 20 x 28 for 560 sf. Close (enough) to the difference.

My question........would you include this indoor pool as square footage (GLA)? I am inclined not to....simply because the room has diminished overall use with the pool inside.

This is a private case date of death appraisal for an attorney.

Any thoughts are greatly appreciated. Thank you!

 

[JTip]

Are you going to value (contributory) the pool AND give a GLA adjustment?

I'd probably go with option 1 in my market.....

 

[Tim The Enchanter]

I don't think I'd be inclined to call it GLA. Enclosed patio with pool inside. Or cabana with pool inside.
It dominates the room. Now if it was at one end of a 100' room.....

 

[Tru Red]

For in-ground pools I typically give them a value anywhere from $7,500 to $12,500 depending on the quality, landscaping around the pool, overall value of the home, etc. I like the idea of an enclosed patio, maybe 560 sf x $20/sf = $11,200 x .50% for depreciation for a value of $5,000 (rounded) and add another $7,500 for the pool. I think not using it as GLA and adjusting my sketch of the home to get close to what the county shows might work best. That would put the square footage of the home around 2,500 sf (without the indoor pool) and....... my sold comps are from 2,200 to 2,700 sf. Hmm.

 

[Mike Kennedy]

ANSI Standards GLA: “an enclosed area in a house suitable for year-round use, embodying walls, floors, and ceilings that are similar to the rest of the house.”

 

[Tim The Enchanter]

That floor has a lot of deep water.
Not GLA.

 

[Jerry Bone Jr]

The county shows the square footage of the home at 2,452. WHen I measured the house (including the indoor pool) I got 2,869 sf. Indoor pool was permitted. Same build quality as rest of house (including HVAC). Entry through the primary bedroom as well as exterior doors. The actual room is 20 x 28 for 560 sf. Close (enough) to the difference.
My question........would you include this indoor pool as square footage (GLA)? I am inclined not to....simply because the room has diminished overall use with the pool inside.
This is a private case date of death appraisal for an attorney.
Any thoughts are greatly appreciated. Thank you!

It depends. Will your comps have similar pools areas? Does your data source list the pool area differently? Try to compare apples to apples.

 

[Tom Woolford]

WIth the humidity levels in there, I don't think I could call it GLA. It certainly has measurable value, just not as GLA.

 

[Terraform]

I would not include this area in the GLA. I would attempt to find an enclosed pool comp and if none are available, find a comparable sale with features that may be comparable in market appeal and value.

 

[Deleted member 134708]

I personally wouldn't use it as GLA.

I'd see as enclosed patio + pool as a civilian. I see same as appraiser.

Market participants are instantly going to see that as seperate from the home living area. I'd follow their lead.