Is split level consider 1 storied or 2 storied?

[Peter LeQuire]

Around here. This is a split level. Call it what you want. But there are two levels above grade
View attachment 53367

It's a split level - one story, above grade. Not 2 stories, not 1.5 story(ies). The levels are not on top of each other and are not full stories.

The pics in #17 - the top one is a bi-level, sometimes called split foyer (the entry being a foyer bewteen the upper and lower levels). A split level can have the below grade level as finished or unfinished basement, it often is a garage.

 

[Dublin ohio]

It's a split level - one story, above grade. Not 2 stories, not 1.5 story(ies). The levels are not on top of each other and are not full stories.

Just said it has 2 "levels". Not stories. As far as being on top of each other. I have seen what I would call a 2 story with the second "full story" above the built in garage. Kind of like the second split level pix I posted. But garage at same grade level as lower floor. Full set of stairs to second floor

 

[jay trotta]

Just said it has 2 "levels". Not stories. As far as being on top of each other. I have seen what I would call a 2 story with the second "full story" above the built in garage. Kind of like the second split level pix I posted. But garage at same grade level as lower floor. Full set of stairs to second floor

Agreed; one of the more complex in design for write up purposes. Best suggestion, find at least (1) similar sale, (2) are best for market acceptance, then you can select a different design within guidelines that support your neighborhood.
Within the counties I've worked, the build age, and different counties I have seen several different design factors that come into play. They all are most interesting to work with and the write ups are unique to the area's of location.

Good Luck

 

[Sid Holderly]

The correct term depends on where you are as the definitions are not uniform across the US. Different books on houses call them different things.
If you called something a Flat around here no one would know that you are talking about a one-level apartment. East and West coast does not speak the same language as the Midwest & Plains states.
Uniformity is not a typical independent appraiser quality.

 

[Fernando]

The correct term depends on where you are as the definitions are not uniform across the US. Different books on houses call them different things.
If you called something a Flat around here no one would know that you are talking about a one-level apartment. East and West coast does not speak the same language as the Midwest & Plains states.
Uniformity is not a typical independent appraiser quality.

As long as I'm consistent with subject and comps, lenders have no problem with me.
I use to call inlaw behind garage as basement on a 2 level home (garage on 1st level) and lenders accepted it.
Now I evolved and cleaner that I just put inlaw in a separate line and lenders accept that too.

 

[residentialguy]

It's a 1 story with very few exceptions. I call it a 3 level split or 4 level split.. depending on the level count. It's nothing but a ranch with a finished basement that's split in half and one side of the house is lowered. Has the same type of function as a ranch with a finished basement. All levels below the kitchen I would always put as below grade, even though it may not be below grade per ANSI. GLA would be the exterior like a ranch.

 

[Jim Scholl]

In CA most a

In CA most buyers consider them as two story-

In the upstate NY counties I cover we also call splits 2 story. You need to establish what the appraisers, agents, assessors, architects call splits in your market.

 

[RCA]

I call it one storied.
I like what's the consensus with other appraisers.

It's a judgement call and it depends on how large the second story is and what's on it. If the second story is relatively unimportant, to the point that you could easily live in the house and never use it, then you might treat it as one story. If you have a master suite on the second floor which has the only ocean view, then you really do have to treat it as a two story.

What's the difference?

1. Climbing up and down the stairs, which is an issue with many people for various reasons. Usually negative, but some will like the exercise and it can be considered a positive.
2. Increased maintenance costs.
3. Appearance.
4. Better or worse sun exposure for solar panels.
...

As far as the area, you might want to call it a 1.25 story if the upper floor is 25% the size of the lower.