Noncontiguous living area

[Terrel L. Shields]

I would certainly explain why I valued a separate building as if it were part of the main dwelling. What would you do if it were a horse barn with an apartment? Call it GLA? If not, how would you adjust for that?

 

[Michigan CG]

The OP should sit on the corner and look at the house and picture the studio (separate building) NOT being there and say, using the 4th approach to value, what would the buyer pay if that studio wasn't there? Would the general buying public see it as a huge benefit if it wasn't there?

I would not include it in GLA no matter what the answer to the above question is.

 

[cjski]

Has anyone ever considered non-contiguous living are as part of the GLA of a property?

To put it simply, yes...

In the Palm Springs desert areas a detached bedroom/bath area (casita) became popular with homes built in the late '90s to current. They are typically located in the front, and are accessed from a small courtyard, across from the main entry. Public records typically include these detached casitas in the reported GLA and room count, as does the MLS listings.

Without measuring each comp, the appraiser has no way of determining the actual GLA of the main living area seperate from the detached casita...

 

[Rlong]

Unless you have comparables to DEMONSTRATE it is "common" in the market I think that this would be a hard sell.. "well my realtor said it would be OK.. they do it in (Palm Springs/Sante Fe for example)"

And if you have market comparables then you don't NEED to include it in GLA...

By this logic I never include detached living area in GLA in my market (mountain and resort markets included), even though I do run across them enough that I can usually find at least ONE comp so I am not making across the board adjustments, even if it is a poor comp.

Those studios DO NOT generally have the exact same utility as "the main house" hense they don't belong on the GLA line. But I like EM

(Maybe if I appraised in Sante Fe it would be different)

Bob in CO

 

[J Grant]

MLS often includes detached guest houses in main dwelling GLA, doesn't mean the appraiser should.

We have in S Florida similar casita type with a small guest house in front, courtyard (sometimes with pool) ...Just because it is popular doesn't mean the sep building SF suddenly became part of the main dwelling GLA...

 

[J Grant]

Separating out what is guest house from dwelling GLA, if there are not floor plans on line, google earth you can look overhead at the roof structures and see the sep buildings.

Our public records online has overhead views that you can zoom in one, plus even a measuring tool (click on a corner and drag the mouse)

Front elevations driving by or online photos of MLS of the same model homes one can assume the breakout of guest house and living area is the same and check it online overhead.

Assessors include a guest house in living area (public records) because the purpose of assessors is to maximize the taxable base for the county or community. Thus, larger GLA is easier to tax than separating the structures out for their purposes.

 

[Mr Rex]

Separating out what is guest house from dwelling GLA, if there are not floor plans on line, google earth you can look overhead at the roof structures and see the sep buildings.

Our public records online has overhead views that you can zoom in one, plus even a measuring tool (click on a corner and drag the mouse)

Front elevations driving by or online photos of MLS of the same model homes one can assume the breakout of guest house and living area is the same and check it online overhead.

Assessors include a guest house in living area (public records) because the purpose of assessors is to maximize the taxable base for the county or community. Thus, larger GLA is easier to tax than separating the structures out for their purposes.

Since it costs more to build that much GLA as 2 units than 1, the assessors are leaving money on the table. Easier yes, maximizing the taxable base, no.

 

[J Grant]

Good point, I suppose it is more uniform for them to collect this way.

 

[Terrel L. Shields]

Sometimes....it doesn't matter...

 

[J Grant]

T, your above picture, a RE agent would write up the listing as:

Romantic retreat cabin filled with rustic charm! The wood crafted main house cones with a bonus separate building suitable for hobby use. This gem just needs your personal touch to make it a masterpiece of country living, make an offer today before its gone!