Is a basement considered a story?

[thxrover]

Is a finished basement considered a "story" on a residential house? We are located in Alabama and are about to build a house but our covenants state we can not build over a 2 1/2 story height. In my opinion, we have a 1 1/2 story house on a basement. The basement and first floor have 1,200 sf. and the second level (1/2 story) has 600 sf. The peak of our house is high, about 30 feet above first floor grade or 39 feet above the basement foundation.

I have always understood that levels above grade were considered "stories" but basements, were just that, basements. Like a one-story with a basement, not a 2-story house, etc. I saw on another page some realtors said MLS has definitions like a type 16 on a basement or a type 18 on a basement, but I can't find anywhere that lists MLS definitions. Any help, link, book, documentation, opinions are greatly appreciated.

 

[Thomas Fiehler]

Only the floors that are above ground should count as stories. It sounds like you will have a 2 story house with a basement.

 

[brad sanzenbacher]

No, it's not in most markets but you need to check with whomever enforces your covenants.

 

[Tom Barclay]

I would suggest you make a call directly to your local building official. They are going to be the ones to determine what is legally permissible on your specific lot. It won't do much good to get differing opinions only to find out, no matter what you call it, that they interpret it differently.
And, I would suggest that you get an answer in writing from the plans examiner. I have seen instances where a significant expense was incurred on a project that "someone" on the phone said was a legal use only to find out after plan review that they wouldn't allow that structure on that lot.

 

[Mike Kennedy]

Seek clarification from the local Municipal Building Department.

 

[Tim The Enchanter]

I say it's am finished basement.
But, all that really matters is what the local permit authorities say.

 

[Mary Tiernan]

I see that the limits are "cannot build over a 2 1/2 story height."

I don't think the basement being considered a story or not is of concern, what is of concern is

how high will the roof be?