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Question on ANSI

mike lay

Freshman Member
Joined
Jul 31, 2003
Professional Status
Certified Residential Appraiser
State
Texas
How would you measure this house according to the ANSI standard? There are three different "areas". They are all under one roof and have common walls, but they are not contiguous spaces; you can't access the bedrooms from the living room/kitchen area. Each one is accessed by walking out onto the covered porch. So to go from the master bedroom to the kitchen, you go out on the porch and then into the living room/kitchen area. Same with the secondary bedrooms.
ANSI says a Finished Area is "an enclosed area in a house that is suitable for year round use", so each of the three areas is "finished" (nothing below grade).
And ANSI 3.8 says "Finished areas that are connected to the main body of the house by other finished areas such as hallways or stairs are included..." but the porch isn't a finished area.
It doesn't say anything about the finished area being "contiguous", so would you include all three areas, or just call one of them the GLA and then deal with the others separately? I've read through the standard several times, am I missing something?
 

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I would classify the living room/kitchen area as GLA and the rest as other and adjust all as if it were GLA (and explain all of that). If you have data to show it, ding it for functional obsolescence (look for dog trot type homes for comps). You will likely have to make a decision to either adjust without data, or not adjust and explain, explain, explain. Given the low bar for qualifying as "support", ask a couple of realtors if and how much it impacts value. A useless method as far as arriving at market value, but might cover your tail
 
One main is GLA then separate the other's is what I'm thinking.
 
How would you measure this house according to the ANSI standard? There are three different "areas". They are all under one roof and have common walls, but they are not contiguous spaces; you can't access the bedrooms from the living room/kitchen area. Each one is accessed by walking out onto the covered porch. So to go from the master bedroom to the kitchen, you go out on the porch and then into the living room/kitchen area. Same with the secondary bedrooms.
ANSI says a Finished Area is "an enclosed area in a house that is suitable for year round use", so each of the three areas is "finished" (nothing below grade).
And ANSI 3.8 says "Finished areas that are connected to the main body of the house by other finished areas such as hallways or stairs are included..." but the porch isn't a finished area.
It doesn't say anything about the finished area being "contiguous", so would you include all three areas, or just call one of them the GLA and then deal with the others separately? I've read through the standard several times, am I missing something?
You have a mess - no matter what, this is a house with functional obscurity.

As far as ANSI, to my understanding, if an area can only be accessed from the exterior and has no interior access into the rest of the dwelling, ANSI does not want it counted as living area. It can get credit on a line item

Looking at this floorplan, I see two areas with one partial common wall - a living room, kitchen area, and then an area with 3 bedrooms and two baths. Choose either as the main dwelling and it has functional obs.
 
Why does Texas always have these obscure properties. This type of property should be reserved for flyover country and Bobby Bucks.

Maybe the ANSI exception code and large functional obsolescence?
 
Why does Texas always have these obscure properties. This type of property should be reserved for flyover country and Bobby Bucks.

Maybe the ANSI exception code and large functional obsolescence?
Imo, this is not a candidate for the ANSI exception code, ( which states for hard or not possible to measure properties only, such as an earth berm house)

This house is easy to measure. It just has functional obsolescence. Perhaps the OP wants to run it by his client but it is what it is -
 
Why does Texas always have these obscure properties. This type of property should be reserved for flyover country and Bobby Bucks.

Maybe the ANSI exception code and large functional obsolescence?
What's F/O keeps the Uncle Billy Type resident locked out. Frankly I can see a lot of positives...lmao
 
Why does Texas always have these obscure properties. This type of property should be reserved for flyover country and Bobby Bucks.

Maybe the ANSI exception code and large functional obsolescence?
The ANSI exception code is a FNMA artifact that no longer exists (well, appears to be effective 8/8/25, so might squeak one more in for old times sake!).
 
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