Partial Vs. Full Basement

[suzimd21]

I have categorized a basement as partial instead of full because the garage & Bonus Room above are on a slab. What I consider to be a full basement would involve a suspended slab below the garage so that the basement footprint mirrors that of the entire first floor, which is not uncommon in my market. Regardless of the fact that this classification has no impact on the appraised value, I have an angry homeowner that is convinced he has nothing other than a full basement. Just want some feedback...thanks

 

[Randolph Kinney]

Ranch House Plan with Full Basement

https://www.thefhd.co/home-plans-wi...-plan-with-full-basement-the-house-plan-site/

 

[Michigan CG]

I have seen a total of two basements that go under the garage in my career and basements are common here.

 

[suzimd21]

The photos in first post are obviously not of the same property, with no comments so I am not sure your standing on the subject. This photo represents a suspended slab and thus my view of a full basement. I would like feedback supporting or not that as Appraisers our classification of an improvement is justifiable as long as we can support it & our work is consistent & methodology is supported.

 

[suzimd21]

I have seen a total of two basements that go under the garage in my career and basements are common here.

How would you classify those different basements? They are more common in NC

 

[Terrel L. Shields]

Here a full basement is one that has 8' of water in it.

A basement that extends under all of the first floor of the structure is a "full" basement. I would not consider a garage part of that first floor footprint. So I agree with the homeowner but so what? It should not make any difference in my calculations. And "full" or not, a basement is (finished or not) to me NOT part of the GLA....ever.

 

[Michigan CG]

How would you classify those different basements? They are more common in NC

I have appraised residential properties in three states in the midwest and it is typical to call a basement under the GLA as a full basement. But does it really matter as your report would state the basement square footage and you would (hopefully) report the basement square footage of the comparable properties?

 

[timd354]

I have appraised residential properties in three states in the midwest and it is typical to call a basement under the GLA as a full basement. But does it really matter as your report would state the basement square footage and you would (hopefully) report the basement square footage of the comparable properties?

I have appraised in 2 states and DC and the same thing is typical in those areas. If the basement goes under the entire first floor GLA, then it is a full basement in every market that I appraised. Basements built under garages are extremely rare in MD, DC and VA

 

[Meandering]

Also not typical in PA to have a basement under a garage.

.

 

[bnmappraisal]

I have an angry homeowner that is convinced he has nothing other than a full basement

Who cares what they think?! You're the professional and know your market. The homeowner has their biased opinion of their own house. Call it what it is and move on (I'm also assuming this was not for a private individual rather for an AMC or lender)

FWIW, I grew up with basements being common the market place. From what you describe, I probably would call it a partial basement and describe finished/unfinished, etc. I'm glad I don't really deal with basements/below grade in my market

(Edit: P.S. welcome to the forum!)