Measuring Attic Rooms

[Bennett Samson]

I'm trying to understand how my house measures out. obviously different appraisers work differently, because over the years our third floor has been measured with a swing of as much as 50%. the issue is that it's up within the roofline, and so the walls slope on either side, down to as low as 3 1/2 feet or so, but getting to full height obviously in the center. is there a hard and fast rule for how to calculate the area of such a space? someone told me you measure only that part of the space that has 6' clear, another said that as long as the room gets to full height, you can measure the full floor area. can anyone provide some further guidance? posting here or reply by email to bmsamson@comcast.net would be greatly appreciated.

 

[Pamela Crowley (Florida)]

Per ANSI, residential measurement standards:

To count in the Gross Living Area:

Must be directly accessable from the main living area.

Construction, finish quality, heating/cooling must be considered at least equal to the main living area.

Ceiling height of at least 7' for the area to be counted as GLA and the area of 7' or taller must be at least 50% of the floor space counted.

No area is counted with the ceiling height less than 5' tall.

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Hope this helps you. If you have further questions or don't understand what I tried to explain, please let me know and I'll try to write something that will be more concise. We're trying to get all real estate professionals to measure using the ANSI Standards, some don't know or understand it though.

 

[Pamela Crowley (Florida)]

Mr. Sampson sent me an email asking for a further explanation, so here is what I wrote, hopefully it's understandable.

Determine the square footage that has over 5' ceiling height.
Determine the square footage that has 7' or taller ceiling height.
The part that is 7' or higher ceiling height needs to be at least 50% or more of the total of the part that has over 5' ceiling height.

Hope this explains it better. It's harder to explain and understand without a diagram.

 

[Bennett Samson]

makes perfect sense to me. thank you so much.

bennett samson

 

[Tina]

Without being able to draw out an explanation, it's almost impossible to get the point across. You did a good job trying to explain it. I've wouldn't have attempted it, lest I just create more confusion. Good job Pam!

TB

 

[Thomas Fiehler]

Let me muddy this water a little. I NEVER measure or include finished attic space (3 story) in GLA. I treat this as an extra. My experience shows that this space is usually inferior quality finish as first 2 floors and does not contribute same value per SF to the value of the property. I state in the report what I am doing and have never had a problem. Probably been doing it this way for 15+ years. Besides, it can be a real bi@%$ to measure! My comps are all similar in style and I deduct the finished attic space to arrive at their GLA.

 

[Ross (CO)]

Those finished attics do create some interesting considerations. As Tom said, the finish quality has to be viewed closely. One certainly must measure and reconcile the sq.ftg. issues (per Bennett's original posting, and Pam's reply) and note also whether this area can truly meet full-year use as well. When only painted drywall and floor carpet have been done that attic can be quickly touted as being "new living area", but in reality the space may be un-bearable in the heat of summer, as in the cold of winter. Better insulation under the roof and side walls must be done. Bringing heat "up" may be easily remedied with electric baseboard. Plumbing for full-bathing, with toilet, is usually NOT done. Stairway access can be steep and narrow. They can make good art studios, exercise rooms, quiet reading rooms and kid's playrooms. In my city quite a few of the older 70 to 110-year old homes have (or had) attics and when given enhanced finish have taken on a new definition as a 1.5-story home (former ranch) or 2.5-story (formerly 2-story). One may gain some new functional use for that old attic space but reaping full benefit requires spending "full" money. I try to find comps matching the subject, w.r.t. any finished or un-finished attic spaces, as best as can be done. Ask the agents for details.