Joan Trice: CRN – Gross Living Area Measuring Standards Announcement

[Overimprovement]

So if realtors are counting below grade space as GLA, we should too so we are comparing apples to apples?

As I said, WE should be setting the standards, not kowtowing to untrained assessors and realtors.

 

[Sadie]

Just call it finished or unfinished square footage, maybe add above or below grade, when discussing it. Realtors here lump all area, finished, unfinished, above, below, whatever maybe add the ADU too, all together, sometimes. They are really not the standard we should be aiming for, its a very low bar. Just do your job and not worry about the semantics. Whatever Fannie/Freddie call living area, you are not required to use their terms, only know what they are.

 

[Fernando]

When using English measurement units, the house is measured to the nearest inch or tenth of a foot; the final square footage is reported to the nearest whole square foot.

Rounding
The finished square footage of a house is to be reported to the nearest whole square foot for above-grade finished square footage and for below-grade finished square footage.


Openings to the Floor Below
Openings to the floor below cannot be included in the square footage calculation. However, the area of both stair treads and landings proceeding to the floor below is included in the finished area of the floor from which the stairs descend, not to exceed the area of the opening in the floor.

Further, stairs that descend to an unfinished basement are included in the finished square footage of the first level regardless of the degree of finish of the stairs or the degree of finish of the area around the stairs. In addition, areas beneath stairs are included in the finished square footage regardless of the distance between the stairs and the floor below or of the degree of finish of that area.


Above- and Below-Grade Finished Areas
The above-grade finished square footage of a house is the sum of finished areas on levels that are entirely above grade. The below-grade finished square footage of a house is the sum of finished areas on levels that are wholly or partly below grade.

Just to clarify, is below grade considered anything under street level or underground?
If a house downslopes on a hill, do you consider the level below street below grade?

 

[Tawfik Ahdab]

Sadie,

The scope of work rule applies to what peers would do. But many peers do not use ANSI standards. So don’t make it sound like I’m an ignorant fool when in fact you are sidestepping the issue by invoking USPAP, which is silent on the specific matter of ANSI standards.

Just take a look at this recent forum poll. That should help you temper your censorious outrage.

How Will ANSI Measurement Standard Going to Improve Appraisal Accuracy?

Interior SF based on Matterport scans is what is going to be standard for comparison purposes in the future. It will be the most widely used method of calculating structure size of buildings. No question about it. Somebody might not like matterport scanning their room. You ain't from the...

appraisersforum.com

 

[Sadie]

Sadie,

The scope of work rule applies to what peers would do. But many peers do not use ANSI standards. So don’t make it sound like I’m an ignorant fool when in fact you are sidestepping the issue by invoking USPAP, which is silent on the specific matter of ANSI standards.

Just take a look at this recent forum poll. That should help you temper your censorious outrage.

How Will ANSI Measurement Standard Going to Improve Appraisal Accuracy?

Interior SF based on Matterport scans is what is going to be standard for comparison purposes in the future. It will be the most widely used method of calculating structure size of buildings. No question about it. Somebody might not like matterport scanning their room. You ain't from the...

appraisersforum.com

I don't think you are reading my posts or perhaps not understanding what I am saying. I am NOT saying ANSI is the accepted method, I AM saying is the way area is split out on the 1004 form conforms to Fannie/Freddie standards and therefore their terminology. Which is what your peers do, conform the supplemental standards of Fannie and Freddie. And based on your responses, it appears you don't know who your peers are. Hint its not realtors or assessors. If you think ANSI is my preferred method, then you are really not reading my posts. I don't get why you are so argumentative. And I have no outrage, censorious or otherwise.

 

[Tom D]

why do we not measure fee simple like condo. measure the interior. why are walls counted as GLA in a fee simple. i got normal walls, then i got walls over 1 foot thick.
forget stairs & maybe atriums too. how much easier is that, condos are the easiest to measure accurately. and i got little row homes, life is easy.
why realtors don't measure, #1 law suite against appraisers is stating the house is bigger than it is. why get involved with measuring as a realtor.

 

[Elliott]

"APPRAISAL DEVELOPMENT – SCOPE OF WORK ISSUES

101. MEASURING SINGLE FAMILY RESIDENCES USING THE ANSI STANDARD

Question: Are appraisers bound by USPAP required to comply with ANSI Z765, the Standards Method
for Measuring Square Footage in Detached and Attached Single Family Houses?

Response: No. Appraisers are not required by USPAP to comply with ANSI Z765, which is a voluntary
Standard. However, use of the ANSI Standards may be an assignment condition in some
assignments.

Although appraisers are not required by USPAP to adhere to a specific standard of square footage
measurement, appraisers are required by Standards Rule 1-1(b) to not commit a substantial error
of omission or commission that significantly affects an appraisal. This rule requires the appraiser
to gather factual information in a manner that is sufficiently diligent. Standards Rule 1-1(c)
requires appraisers to not render appraisal services in a careless or negligent manner. Appraisers
must use due diligence and due care in performing appraisal services, including gathering factual
data such as square footage.

Copies of the ANSI Standards may be obtained from the National Association of Home Builders
Research Center, telephone (301) 249-4000. "

 

[Mike Kennedy]

2020 ANSI 3.5 https://www.homeinnovation.com/-/me...ANSI_Z765_-_DRAFT_20200207_-_no_cover_art.pdf

3.5 Above- and Below-Grade Finished Areas The above-grade finished square footage of a house is the sum of finished areas on levels that are entirely above grade. The below-grade finished square footage of a house is the sum of finished areas on levels that are wholly or partly below grade.

 

[Tim Hicks (Texas)]

Personally, I think all appraisers should use a standard so that all appraisers are on the same page with regard measuring and GLA. That is how we ended up with UAD, the lenders got tired of appraisers being on different pages with regard to quality, condition, above grade, below grade, etc.

Sadie,

The scope of work rule applies to what peers would do. But many peers do not use ANSI standards. So don’t make it sound like I’m an ignorant fool when in fact you are sidestepping the issue by invoking USPAP, which is silent on the specific matter of ANSI standards.

Just take a look at this recent forum poll. That should help you temper your censorious outrage.

How Will ANSI Measurement Standard Going to Improve Appraisal Accuracy?

Interior SF based on Matterport scans is what is going to be standard for comparison purposes in the future. It will be the most widely used method of calculating structure size of buildings. No question about it. Somebody might not like matterport scanning their room. You ain't from the...

appraisersforum.com

Using ANSI standard will have little effect on appraisal accuracy, but will have a big effect on appraiser's subject data accuracy. The old (and stupid) argument that the assessor does not measure to ANSI standards is really weak. Assessor data is pretty flawed no matter how they measure it in these parts. All we can control is our data, so arguing about other source data is ridiculous.

 

[Tawfik Ahdab]

Get ANSI Measuring standards inserted into USPAP, and this discussion will be put to rest for good. Until then, differences are what we get.