So your saying to add the rooms to the "above grade room count" even though per ANSI, this space cannot be considered above grade living area? Sounds contradicting to me. Also, if the 2nd level doesn't meet the ANSI standard, do we now have a one level home instead of a 1.5 level home. There needs to be clarification on all of this.
ANSI says the measurement standard is also locational...duh...
An enclosed area in a house that is suitable for year-round use based upon its location, embodying walls, floors, and ceilings that are similar to the rest of the house.
How similar? Under that standard a converted garage ...?
The ground level at the perimeter of the exterior finished surface of a house.
2.5 Level
Areas of the house that are vertically within 2 ft. of the same horizontal plane.
If so, then do we treat converted garages like or unlike since most require a step down from the "level"...
Next issue - someone said it is a measuring standard only. No it is a REPORTING standard as well.
Calculation of square footage made by using exterior dimensions but without an inspection of the interior spaces is allowed but must be stated as such when reporting the result of the calculation. Calculation of square footage for a proposed house made by using plans must be stated as such when reporting the result of the calculation.
DECLARATION 2 [if using plans]
“Finished square footage calculations for this house were made based on plan dimensions only and may vary from the finished square footage of the house as built.”
And now think about this. You have to determine if half the footprint is 7' or more to count it. So what is the "square footage"? I think ANSI determined that...
For a room to be included in the square footage calculation, the floor located under sloping ceilings must have a clearance of at least 5 ft. (1.52 m); further, at least one-half of the square footage in the room must have ceilings of at least 7 ft. (2.13 m) in height. For example, a one-and-one-half-story, 28 x 42 ft. Cape COD-style house has a first level with a ceiling height of 8 ft. On the second level, the ceiling has a maximum height of 9 ft. but a minimum height of 4 ft. at the walls as the ceiling slopes to match the pitch of the roof. All areas are finished. While the first level has 1,176 above-grade finished square feet, only that portion of the second level meeting the ceiling height requirements described above is included in the square footage calculation.
Further, ANSI is not going to give you an answer to your question about whether it is now a 1 story or 1½ story...I would say that they still want you to call it 1½ story but zero SF...go figure. Either way you decide, then trust me. You will be stipped by the underwriters.
...obstacles may preclude direct physical measurement of the exterior in the time available. Building dimensions developed through some means other than direct measurement or plans can be susceptible to inaccuracy, as is the calculated area. Calculation of square footage developed under such circumstances must be identified as such when reporting the result of the calculation.
In other words, your supposed "accuracy" got blown all to L for virtually every "story and a half" home.
To all those who claim they comply with ANSI by measuring to the tenth....what positive statements do you include in the report to affirm what ANSI actually requires in the way of "reporting" those things that "must be stated" and the declarations required to fully comply with ANSI? I bet not 1 in 20 write a true and complete ANSI compliant sketch and detail.
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