Partial, or Full - basement?

[VolcanoLvr]

Home is 1B design. Basic rectangle. Basement 'area' is under the main floor, sharing the perimeter walls.

13' by the full depth on one end of the basement is a 1 car garage, which is "built-in" for report purposes.

Do you then define the basement as a 'full' or 'partial' in the checkbox on page 1?

I treat it as 'partial' because the garage space is separately defined and adjusted on the grid.

I have a report from another appraiser (on the same property) who reports 'full' basement in the checkbox, but reports the non-garage space as the basement area on the line below.

In my report I show 'partial' basement in the checkbox, and the non-garage space as the basement area.

So frankly, I don't know which of us is correct. What say you??

 

[Pam Wyant]

I call it a full basement. It is still a basement, part of it is just being used as a garage. Same as it would still be a basement if part of it is being used as a bath, bedroom, etc.

If I am reviewing the work of others, I don't get hung up over it, as long as the appraiser is addressing the subject and any comps that have the same type basement consistently.

I do adjust at a lower rate for basement garages than attached or detached garages, in order not to "double dip" so to speak, and because the market here tends to react differently to attached or detached versus basement garage.

 

[Marty Boone]

Partial basement, you are correct sir. If you are counting the garage then the remaining lower level is a partial basement. The only time that I would consider calling it a full basement is when the "garage" door is at the back of the house and there is no driveway to access the space, the kind of basement access garage door that you would drive your riding mower in and out of.

 

[TRESinc]

partial.

 

[RSW]

I've seen it done both ways. I tend to call it a full basement since that is how the tax records around here report it. That way, I am consistent with the tax records.

 

[stripes]

I used to describe as partial, but since UAD I now describe as full. It's just easier!

 

[Walter Kirk]

it is aa full basement. The "built in" garage is just a use of the basement.

 

[RSW]

it is aa full basement. The "built in" garage is just a use of the basement.

I agree. But, what about a built in garage in a two story house. It is a house, but is used as a garage?

 

[TRESinc]

I agree. But, what about a built in garage in a two story house. It is a house, but is used as a garage?

this is why i said partial. if a house has a built-in garage we count it as a garage, not part of the living area. why is it different for a basement garage?

 

[CJ1234]

Partial.