Need some opinions on this....

[RMA]

How would you treat this per ANSI. I have a 2 story property with no basement. It is basically a raised ranch. The first walk in level is family room, bedroom, bath, laundry/utility and built in garage. The second level is kitchen, living, dining, 3 bedrooms and 2 baths. The entire first floor has only the concrete flooring except the bathroom and laundry. The area is finished other than the flooring. It appears the carpet was removed at some point. The house is 23 years old with no updates. Do I count this as finished area?

 

[Dublin ohio]

How would you treat this per ANSI. I have a 2 story property with no basement. It is basically a raised ranch. The first walk in level is family room, bedroom, bath, laundry/utility and built in garage. The second level is kitchen, living, dining, 3 bedrooms and 2 baths. The entire first floor has only the concrete flooring except the bathroom and laundry. The area is finished other than the flooring. It appears the carpet was removed at some point. The house is 23 years old with no updates. Do I count this as finished area?

ANSI does not consider unfinished concrete as "finished'. But in your situation you might consider a cost to cure. Is the lower level completely above grade. Is the primary entrance at grade.

 

[Fernando]

Is this a sale? Will the floor be covered soon?

 

[Joe Flacco]

We call those bi-levels in DC area. It is 1 level house with basement. They are the same house as rambler/ranch with walk out basement except that the front door is located at the lower level.

 

[RMA]

ANSI does not consider unfinished concrete as "finished'. But in your situation you might consider a cost to cure. Is the lower level completely above grade. Is the primary entrance at grade.

Completely above grade. It is a short sale. I made a comment that the lack of flooring was taken into account in the condition adjustment

 

[RMA]

We call those bi-levels in DC area. It is 1 level house with basement. They are the same house as rambler/ranch with walk out basement except that the front door is located at the lower level.

It is 100% above grade and finished other than the lack of carpet in family room and bedroom. Tax records also have 2 levels above grade with no basement. It is being considered a contemporary 2 level with no basement

 

[RMA]

Is this a sale? Will the floor be covered soon?

Short sale and no plans to add carpet. Seller will make no repairs per contract

 

[Dublin ohio]

We call those bi-levels in DC area. It is 1 level house with basement. They are the same house as rambler/ranch with walk out basement except that the front door is located at the lower level.

What we call bi levels have a split entry. !/2 flight down, 1/2 flight up to the primary living area. Have also seen them called split entry 2 stories. But no matter the nomenclature. Some are completely above grade, some have lower level partially below grade. They function the same.

 

[Dublin ohio]

It is 100% above grade and finished other than the lack of carpet in family room and bedroom. Tax records also have 2 levels above grade with no basement. It is being considered a contemporary 2 level with no basement

Hope it's a common floorplan in your area. Could be a functional obs issue with what would appear to be an "upside down" floor plan

 

[J Grant]

How would you treat this per ANSI. I have a 2 story property with no basement. It is basically a raised ranch. The first walk in level is family room, bedroom, bath, laundry/utility and built in garage. The second level is kitchen, living, dining, 3 bedrooms and 2 baths. The entire first floor has only the concrete flooring except the bathroom and laundry. The area is finished other than the flooring. It appears the carpet was removed at some point. The house is 23 years old with no updates. Do I count this as finished area?

That's a tough one. Per ANSI, an unfished concrete floor means the room is unfinished, and we're not supposed to count it as part of the GLA living area because it is unfinished. Which would make the sf smaller than it actually s is which throws everything off.

Either explain that, and to make up for the smaller sf, put the "missing" first-floor area on a separate line and adjust for its value there, or report it as sf and explain why you are doing so even though the floor is concrete.