Measuring A Split-level Home

[jsradcliffe]

What is the best way to measure a split-level house? I'm a little confused about the floor plan.

 

[Restrain]

I've seen several styles of split-level homes. Assuming an entry, then up to one level and down to a second level that is beneath the first, then I put the landing area in with the lower level as the first floor, and take the second level less the entry area as the 2nd floor. If the home is essentially one floor, but split for elevation changes, I show it as one floor, but show stairways and comment. If I have a main living area that is split at one end up and down for bedrooms, again I take the lower section and show it as part of the first floor, showing stairs, etc, then take the upper section as a half-story.

Just my way.

Roger

 

[Mountain Man]

I handle them the same was as Roger, with the stairs in the sketch and comments to 'splain it.

But if it is a split or tri level where the lower level is below grade, of lesser finishes, and has a basement feel, then I'll handle it as a basement. Cheap paneling and drop tile ceiling does not get the same adjustment rate as the upper levels.

 

[Bill_FL]

Remember, according to fannie mae rules, any level that has any portion below grade must be considered a basement, regardless of its level of finish or the amount of window space.

I have seen many split levels, with the lower level being partially below grade, called 2 story homes. They are not. They are one level with a basement.

 

[Ross (CO)]

Logically. It is very likely that the home is "split"-level because of the slope of the site and the best-fit nature of the builder to compliment that. It is quite common with split-levels (out here they like tri-level terminology) to start your measuring at lower-most level of home, progressively walk up-grade and find moments later that you are now "reading" the tape at the main level of home. Determine where that mid-point between levels is and measure two different (horizontal) segments. Be aware of 2' extensions of main and sometimes upper levels over a base or lower level, both on front and/or rear sides of home. Your photo review later can offer great help when the PC-sketching gets wierd on you. You really do not want to have to go back for a re-measure......so a few extra minutes taken on original visit is well worth it. Up-close-and-personal on exterior walk-around gives you a great opportunity to see conditions of foundation, drainage, siding material and windows. My sketch pad gets the exact foot-and-inch measurement from the tape. Back at the office I will round up or down to the closest whole or 1/2-foot increment which is never a rounding move of more than 3 inches. If all lengths on opposite sides of home add up to same total number(s), your loop should close just fine.

 

[Mike Garrett RAA]

I recommend in my appraisal class that new appraisers pull the property card from the assessor's office on every property so that they get used to how the levels are measured and accounted for. My county is very good when it comes to measuring...much more so than real estate agents. Decide if you will be measuring to the nearest 1/4, 1/2, or whole foot. I always recommend using what ever the assessor is using in your area. Remember, if someone is going to review your work they most likely will look up the public record (assessor's card) on the property.

Some MLS books have measuring instructions for real estate agents, you might want to check that out too. Be consistent, if you use public records as your source than do the same for the comps. If you choose to use MLS then use all MLS.

 

[TEL2002]

I measure each level separately and draw each separately. I call the levels (basement) (level 1) (level 2) (level 3) etc.

Assuming the house has 4 total levels with 1 level below grade) , you would see for rectangles on my sketch page - each rectangle is marked with its level #. This transfers over nicely to the room count on the front of the URAR.

I also put in a line sketch that looks something like this.


Level 3
----------------|
| Level 2
Level 1 |-----------------
----------------|
| Basement
|-----------------


My rectangles are also staggard on the page in the same layout. I think it helps to visualize where everything is located.

 

[Greg Hyland]

Full appraisal form says gross living area and total room count ABOVE grade.

Also says Basement and description.

If its below grade count as basement finish, just be consistent.

Some assessors count that basement level in bi-level and tri-levels as total square footage. Some do not. Depends on the municipality.

Good luck!

 

[Mike Garrett RAA]

Not in my county.....below grade is below grade...God bless a Republican Assessor.