Joan Trice: CRN – Gross Living Area Measuring Standards Announcement

[sputnam]

Using GLA on page 1 and MLS area listed area in the grid causes the software program to throw many red flags. You can shot off auto transfer on several fields and fill the form, but UAD checking will not pass, thus the AMC will not accept uploading, jsut creates a larger mess. Just make the UAD(error) reviewer within your software happy and add paragraphs of explanation for the bi's, tri's and other less common layouts. Then save one as a template to start from for other odd balls.

A better though out form would help, is one coming? The form makers did not think about what you find away from the cities. many Lake, mountainside and rural properties do not fit the curent form very well.

Only if you don't know how to use your software. Or you are using crap software. On my software, it's no problem. Obviously you can do it anyway you choose.. however, you need to make sure that your report can't be considered misleading. You know what you meant but, the reviewers and underwriters who pass judgement on your work... may not.

 

[Sid Holderly]

It is fairly easy to make the software fit, but the AMC, reviewer and their uploading grading portals makes getting them through to the reviewer more difficult. The portals do not work well with anything atypical to their perception. Explaining so an underwriter can understand rural characteristics from city ones they are used too takes a lot of time.

 

[Fernando]

View attachment 56842

This is 100% above grade. The market calls this a split, not a 2 story slab on grade. I don't care what the standard is, I'm not putting this on the grid as 2-story with a 0sf basement. Standards are nice, but at the end of the day it's the appraiser's call, and rightfully so IMO.

Let's make it even more complicated. What if you have the above design but downslopes and there's another level (could be unfinished basement or a finished floor).
How would ANSI describe above and below grade?

 

[RCA]

Let's make it even more complicated. What if you have the above design but downslopes and there's another level (could be unfinished basement or a finished floor).
How would ANSI describe above and below grade?

The ANSI standard, including the latest, is deficient in that respect. As I said, the ANSI standard (all versions) basically contradicts FNMA guidelines.

And the basic problem, is that the people in charge of writing the standard are under educated and don't understand the fundamentals.

Or, as Elon Musk would say "First Principles".

With respect to Below-Grade, the First Principles evolve around Gravity, Flow-of-Water, and Water Pressure: https://byjus.com/water-pressure-formula/. Over time, it is hard to keep water out of a below-grade basement. A partially below-grade basement that backs into a hill, most likely has an upward backslop behind it (bad), but then also most likely has a front downward slope to help drainage. It is a question of degree. But we can easily engineer improved drainage with a partially below grade home; whereas the problem with a completely below-grade basement on flat-land is going to be dependent on pumps - which can break down. [Or, possibly, an engineered basement of linings and concrete - which can tear and crack over time.] There is also the issue of egress - which again is easier with a partially below-grade basement.

 

[Zoe]

The way I do that is if any floor level is below grade on any level where any outside wall is below grade. That is how I read ANSI. That does not mean it don't have the same value per sqft on above grade level. That does not mean I can always tell. I explain that in the reconciliation.

Come on people. We are not known for basements being really favorable where I work because much protection has to be performed to protect from leakage that causes safety issues. It has to do with soil and topography and construction techniques.

I have had cases where there is a huge crawl space and much excavation was performed on a sloped lot. It was impossible for me to determine if an outside wall on room was below grade or not. That does not mean it didn't get same value adjustment per sq ft as above grade.

 

[Zoe]

I have seen what kind of issues water can cause to foundations and create serious problems for the structure and the inhabitants.