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Measuring Interior Of A Basement
- Thread starter Bob Mulder
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Walter Kirk
Senior Member
- Joined
- Jun 24, 2003
- Professional Status
- Licensed Appraiser
- State
- New Jersey
Why did you measure only the interior of the basement? I can understand not measuring the exterior if there is a foot of snow on the ground or pouring rain or even if pit bulls are in the yard but to obtain the most information possible I measure the exterior and if the basement is finished I measure that too.
Pat Butler
Senior Member
- Joined
- Jan 17, 2002
- Professional Status
- Certified Residential Appraiser
- State
- Illinois
Your cost approach will be off because the cost approach figures also assume exterior measurements. I'd measure and report the exterior measurements and area based upon exterior measurements. I'd then indicate how much usable area is in the basement as a result of the thicker walls. Would that change any of your basement adjustments when comparing to the comps? Perhaps the thicker walls are less suseptable to cracking and could offset (value wise) the decrease in area.
Interior dimension + (actual wall thickness x 2) = exterior dimension.
The ANSI requirement for 6" walls should be derived from: 3.5" for a stud, 1/2" for drywall, and 1" for sheathing and siding. If you have a brick veneer exterior, then it's brick 3.5", air gap 1/2", sheathing 3/4", stud 3.5", and drywall 1/2" = 8.75". Use the real thing. In your case, say the basement interior measured 20'. Your exterior dimension with 2' thick concrete walls would be 24'. You'd adjust your cost approach for the extra basement wall thickness, probably using the unit-in-place section in M&S.
The ANSI requirement for 6" walls should be derived from: 3.5" for a stud, 1/2" for drywall, and 1" for sheathing and siding. If you have a brick veneer exterior, then it's brick 3.5", air gap 1/2", sheathing 3/4", stud 3.5", and drywall 1/2" = 8.75". Use the real thing. In your case, say the basement interior measured 20'. Your exterior dimension with 2' thick concrete walls would be 24'. You'd adjust your cost approach for the extra basement wall thickness, probably using the unit-in-place section in M&S.
Farm Gal
Elite Member
- Joined
- Jan 14, 2002
- Professional Status
- Licensed Appraiser
- State
- Nebraska
Bob:
You aren't going to win on this one, no matter what you do... but I am with you~sorta <_< as others mentioned that 6" thing has to do with assumed wood framing above grade.
IN fact I am SO with you that if it was me, I would measure the basement as per the exterior wall and so indicate BUT... I would take the adjustment for basement finish (if any) OUT of it's usual slot to make a point, and throw it on the bottom of the grid with "see comnt" in the gridspace where it would usually sit. or use asterisks or SOMETHING to catchthe readers eye...
I'd use the 'useable interior area' instead... (baing DARN careful to make sure the comps all had 'normal 10-12 walls and nto two foot ones...
If there was no finish I'd make a comment and if I could find justification for a market reaction to the 'lost space' I'd make it but I suspect that the typical buyer is gonna consider that STRONG basment wall an advantage... Unless they have to saw through it for any reason
...
You aren't going to win on this one, no matter what you do... but I am with you~sorta <_< as others mentioned that 6" thing has to do with assumed wood framing above grade.
IN fact I am SO with you that if it was me, I would measure the basement as per the exterior wall and so indicate BUT... I would take the adjustment for basement finish (if any) OUT of it's usual slot to make a point, and throw it on the bottom of the grid with "see comnt" in the gridspace where it would usually sit. or use asterisks or SOMETHING to catchthe readers eye...
I'd use the 'useable interior area' instead... (baing DARN careful to make sure the comps all had 'normal 10-12 walls and nto two foot ones...
If there was no finish I'd make a comment and if I could find justification for a market reaction to the 'lost space' I'd make it but I suspect that the typical buyer is gonna consider that STRONG basment wall an advantage... Unless they have to saw through it for any reason
...Ben Vukicevich SRA
Senior Member
- Joined
- Feb 9, 2002
- Professional Status
- Certified General Appraiser
- State
- New Jersey
Hmm
2' thick basement walls????
I'd be looking for a failed original foundation that has been redone on the interior with another one to reinforce the original.
Just out of curiosity, was the foundation material the same on the outside as the inside??
Outside of that, I measure from the exterior, unless it's a condo.
Ben
2' thick basement walls????
I'd be looking for a failed original foundation that has been redone on the interior with another one to reinforce the original.
Just out of curiosity, was the foundation material the same on the outside as the inside??
Outside of that, I measure from the exterior, unless it's a condo.
Ben
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