It was my understanding that the ANSI standard was being brought into play to lesson the confusion of whats being calculated. It is apparent that the confusion still is rampant and many may not be in compliance. Many of the builders in our area consider the total SF - as the area being Heated & Cooled or just the heated area.
When you are building, most building inspectors want to know how much space is being Heated or Cooled- and you need to provide the calculations for the "Living Space". No, you wouldn't try to live in a Fireplace; Closet; on the staircase; or in the kitchen cabinets; the pantry; or a myriad of other places.
So my question would be;
if you have a 2 story Foyer, although you can't walk in that area, you surely need to heat and/or cool that area and needs to be calculated in.
The old FNMA rule is possibly the best, measure the outside of the building and calculate the SF - keep it simple. As far as the people who attempted to sue the appraiser after they were in the house for several months - that would appear to be a real shot in the dark; they re-visited the dwelling THREE times before submitting an offer, what and never brought up a question about the SF to the Realtor :?: :?: Having Sold millions of dollars worth of Real Estate, I can't recall (1) person ever making a decision to buy based soley on GLA - and probably 99% of the decision process to purchase was made by the lady of the house, who in general could care less how many SF are there. Heck if they new how much cleaning was involved, they'd probably opt for a much smaller house.
8)
jtrotta, there are many statements here that I believe are incorrect. First, the ANSI standard was set up along with most standards, so everybody would be measuring from the same standard, and wouldn't have one for the builders, one for the county property appraisers, etc. The confusion is only rampant for those who don't know it, or use it. And I don't really care what the builders say, as it my license on the line. Builders misrepresent information all the time in order to sell their houses for the maximum profit.
Building inspectors in my area, only inspect to determine if the improvements are built to code, anything else is outside their realm of responsibility. You also would not try to live the the concrete block walls, but they are considered part of the living area, unless you live in a condo.
On a two story home with a great room that is open to the roof, it is not measured with additional area given to a second floor that is not there. That is sure fire way to end up in court.
I have been appraising long before FNMA came into existence and have not seen that old rule, can you show me where it is?
I am glad you feel that people can't sue over square footage of living area, but in this era where people sue over a hot cup of coffee that they spill in their lap, I think your attitude is unrealistic. People make decisions to buy on many things, and size is one of the major ones. And people make decisions to sue on many things, and mistakes in appraisals are several of them. Even if you are innocent, can prove it, and win your case, you will have spent a lot of money to prove it. And if you have E&O insurance, your insurance company may chose to settle out of court, to save money. This leaves you with a mark on your record, that may cause many clients not to use you again, because you have been convicted of an error.
I would like to see you use the argument, that is was better for the buyer to get less house for the money, in court, because it would be less work. I could use a good laugh in this business.
I only hope for your sake, you are a better appraiser, than lawyer.
Jim
