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Measuring a subject property?

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Ray Miller

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Elite Member
Joined
Feb 20, 2002
Professional Status
Licensed Appraiser
State
Wisconsin
To get the GLA of a home, do you measure the interior and exterior, interior only or exterior only?

Why do you do one or the other?


What appears to be the norm in your area?
 

jay trotta

Elite Member
Joined
Feb 8, 2004
Professional Status
Certified Residential Appraiser
State
Connecticut
the outside, have stuck w/FNMA guidelines for along time

additionally, everything within is either Heated or Cooled based on interior area; open or closed off the calculations are required (in my area) for a building permit.
 

Tom Woolford

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Nov 20, 2005
Professional Status
Certified Residential Appraiser
State
Florida
I follow ANSI standards - outside
 

Mary Tiernan

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Joined
Dec 16, 2003
Professional Status
Retired Appraiser
State
Michigan
Well Ray, I don't think there is enough information in your first post.

Are you speaking of a single family detached residence, or an attahced condo?

J/K.
 

BRCJR

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Joined
Sep 20, 2005
Professional Status
Licensed Appraiser
State
Virginia
To get the GLA of a home, do you measure the interior and exterior, interior only or exterior only?

Why do you do one or the other?


What appears to be the norm in your area?

Measure the exterior then, if any part of the interior is not heated I subtract that area. For two story design I measure exterior then measure the interior of upper story or stories of heated area (I add 6 inches for exterior wall).

the above is norm for my area.
 

Thern Newbell

Junior Member
Joined
Apr 25, 2002
Professional Status
Certified Residential Appraiser
State
Tennessee
Typical residence--Outside measurements, unless a portion of the exterior wall is inaccessible, such as a second story, where I would get interior measurements and account for the width of the exterior wall (you can usually determine the width of the wall at a window opening on the second story)

Condos-- I actually do both. Ownership interest in a condo is 'paint to paint,' meaning that the property owner owns the interior area of the condo. However, all of the agent and assessors in my area typically utilize exterior measurements for condo units. I provide both measurements on a sketch to support 1) how I arrived at the listed GLA in the report; and 2) to explain variances among competing properties in the market. I will include text in my report about customary practice in my market (i.e. use of exterior measurements to determine GLA) and why I have used interior measurements in the report for the subject.
 

Don Clark

Elite Member
Joined
Jan 17, 2002
Professional Status
Certified Residential Appraiser
State
Virginia
Condos-- I actually do both. Ownership interest in a condo is 'paint to paint,' meaning that the property owner owns the interior area of the condo.

Only applies to an attached condo, and not all of those. We have at least 20 different archetectural types of condos in my market where the unit owner owns the interior and the exterior as well. We also have a Manufactured Home Condominium where the unit owner owns the entire double wide as well as the land site.

A condominium is a form of ownership......not a type of archetecture.
 

Obsolescent

Senior Member
Joined
Jul 6, 2004
Professional Status
Certified Residential Appraiser
State
Minnesota
Depends if its raining or how cold it is outside. (j/k)

First floor outside. If 2nd floors vary greatly from the first or if there is a finished attic, I'll measure the upper floors inside.
 

444nutman

Senior Member
Joined
Jun 20, 2007
Professional Status
Certified Residential Appraiser
State
Florida
I just steal the sketch off of the county website. I can get in and out of a house in less than 5 minutes. Since I only get $150 for a URAR you have to pump them out to make money. I don't drive my comps,call realtors or look in public record for sales. Who has the time for all that?

Mondays always make me bitter.
 

Thern Newbell

Junior Member
Joined
Apr 25, 2002
Professional Status
Certified Residential Appraiser
State
Tennessee
Only applies to an attached condo, and not all of those. We have at least 20 different archetectural types of condos in my market where the unit owner owns the interior and the exterior as well. We also have a Manufactured Home Condominium where the unit owner owns the entire double wide as well as the land site.

A condominium is a form of ownership......not a type of archetecture.

I was referring to the Fannie Mae selling guide, and on second review... it says that 'the appraiser should use interior perimeter unit dimensions to calculate the gross living area (for condos and co-ops).' I guess 'should' (instead of 'must') leaves it open to the appraiser's discretion, based on the invidual condominium development's docs. I wasn't referring to a type of architecture when I was referring to a condominium, but was referring to the type of ownership.
 
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