Six-foot rule for GLA measurement

[NM Homeowner]

Just had an appraisal for our property in NM. Appraiser wrote: "...the upstairs areas where the ceiling slopes to below 6' is not counted in the overall GLA." So now our GLA is 1276' versus 1480' from 2 previous appraisals. This decreased the value of our house by about $40K, which puts us far below what we needed to refi. Is this a standard practice? Is there anything we can do through as far as a rebuttal to the appraisal, or are we done?

Thanks for any suggestions, refi period is over in 1 week.

 

[Terrel L. Shields]

http://krec.ky.gov/legal/legal docs/calc_sqfootage.pdf
ANSI is the standard that some appraisers rely upon. Some states may even require it be used or stated what standard is used. And ANSI would be 5' height

 

[RSW]

Sounds like the appraiser is following ANSI standards whi ch is not uncommon. The appraiser should have commented on the finished attic and if it added any contributory value to your property.

 

[Howard Klahr]

This decreased the value of our house by about $40K, which puts us far below what we needed to refi.

Actually the value of your property hasn't decreased at all. The prior reports did not appropriately account for the area of the home impacted by the low ceiling height. So in fact it sounds like the current appraiser correctly reported the value of the property, while the previous appraisals may have over valued the property.

To address your question related to what to do from here, how are the homes utilized as comparables impacted by areas with low ceiling heights?

 

[sail143]

The reference is: Square Footage - Method for Calculating: ANSI Z765-2003. Section 3 -Ceiling Height Requirements - ..... If a room's ceiling is sloped, at least one-half of the finished square footage in that room must have a vertical ceiling height of at least 7 feet; no portion of the finished area that has a height of less than 5 feet may be included in the finished square footage. From Appraisal Institute; Appraising Residential Properties, 4th edition, 2007; page 460. You might also Google ANSI.

 

[Tom Woolford]

In areas with a sloped ceiling, ANSI standards call for at least 50% of the area have a ceiling height of 7'. IF it meets that criterion, then all areas over 5' are counted. It sounds like your guy was trying to do the right thing, but failed in the execution. At any rate, the area in question sounds like it did not qualify to be counted as living area. Sorry.

 

[Tim Hicks (Texas)]

Just had an appraisal for our property in NM. Appraiser wrote: "...the upstairs areas where the ceiling slopes to below 6' is not counted in the overall GLA." So now our GLA is 1276' versus 1480' from 2 previous appraisals. This decreased the value of our house by about $40K, which puts us far below what we needed to refi. Is this a standard practice? Is there anything we can do through as far as a rebuttal to the appraisal, or are we done?

Thanks for any suggestions, refi period is over in 1 week.

The ANSI-Z765 criteria states that any area under the five foot wall height in a room with sloped ceiling is not to be counted in GLA. You can internet search ANSI-Z765 for the full version.

 

[CigarDad]

ANSI Standard: Square Footage Measurement in Single-Family Homes & Condos

Ceiling Height Requirements
To be included in finished square footage calculations, finished areas must have a ceiling
height of at least 7 feet, except under beams, ducts, and other obstructions, at which may
be 6 feet, 4 inches; under stairs where there is no specified height requirement; or where
the ceiling is sloped. If a room’s ceiling is sloped, at least one-half of the finished square
footage in that room must have a ceiling height of 7 feet; no portion of the finished area
that has a ceiling height of less than 5 feet may be included in finished square footage.

 

[chad hampton]

I've always used 5', never heard of anyone using a 6' height for sloped walls.

Here is a website that I found by a quick google search. Explains it pretty well IMO.

http://www.housemeasures.com/ArticlePages/ANSI-5-Feet-Sloped-Ceiling-Rule.html

 

[The Nightfly]

I know nothing of NM housing, but it's hard to believe 204 sq. ft. = $40,000 in contributory value. As far as the 6' thing...I don't know if it's a "rule", more of a guideline (others may have more input). Whether or not it is counted as GLA, it should still be valued - if indeed it holds contributory value. Is this type of upstairs area with sloped ceilings a popular design in your area? Do the comparables have a similar upstairs? If the space is not a common design, there may not be reliable comparables with the same feature. If this type of upstairs is very common in your neighborhood, and the comparables have a similar design (and the space is counted as GLA for them), I think its appropriate to count it as GLA (apples to apples). How wide is the flat ceiling between the two slopes?