Sunroom/porch

[Andy Taylor]

Am appraising a 68 year old brick two story home. On the rear, off the kitchen, is an enclosed what I would call a sunroom. Has windows on all three exterior sides. Is built on an elevated concrete slab with steel I-beam supports, no foundation walls. The HVAC for the sunroom is an older heat/air unit located in one wall(looks like a built-in window air conditioner). Not heated/cooled by the homes primary heat/a.c. source. Interior finish is carpet, panelling, and celotex ceiling. Exterior walls are german (wood) siding. My question: Is this GLA or not? Based on my experience I am not inclined to include it but I am interested in others opinions. Also HO will probably not agree but whats new.

 

[Jungle Boy]

Where is the floor level in comparison to rest of house ?

How about electrical outlets ?

 

[Ghost Rider]

Nope, not GLA - No conventional heat source in the area. IMHO, it's an enclosed porch.

 

[Andy Taylor]

Raimo,

It's on the same level as the first floor with access from the kitchen. Also does have electrical outlets. Thanks to you and MH.

 

[Tim Hicks (Texas)]

I know many appraisers in our area include the sun room in GLA, but IMHO if the room is not equal to the original construction in all phases (exterior walls, interior walls, flooring, insulation, roof line, centrally heated and cooled, etc) then it is not a part of the GLA. It has value, but at a reduced value like most garage conversions. What I tell appraisers I have trained is if you can look at any addition and tell it is an add-on or not original construction, then it should not be included in GLA. We have many appraisers who include it in living area (especially Hood county) because they need it to make value. There are many times when I appraise a home after "Skippy" and I make home owners mad because their last appraiser included their poor quality sun room or enclosed patio in GLA. Ask yourself this, why should an inferior quality room boost a home into comparison with a larger home that has no inferior quality rooms? Lower cost, lower contributory value.


Now, I must admit about 5% of the time, I come across room additions that are equal or superior to original construction. If the home owner bothered to spend the money to do it right, then they deserve to get full credit.

 

[Restrain]

Tim's right on target. Look at the quality of construction, quality of finish, HVAC, etc vs. the remainder of the home. That tells you if it is "living area" or an "enclosed porch".

Roger

 

[Bill Waite]

Here in my neck of the woods I've been instructed that it has to at least be permitted to be counted in the GLA. Heated also helps, but here in So. Cal. that doesn't always matter if it can be heated from the interior. I may be wrong but I did not see anything about permits.
Just a newbie. Bill

 

[Jungle Boy]

Originally posted by Bill Waite@Nov 18 2003, 09:33 AM
Here in my neck of the woods I've been instructed that it has to at least be permitted to be counted in the GLA. Heated also helps, but here in So. Cal. that doesn't always matter if it can be heated from the interior. I may be wrong but I did not see anything about permits.
Just a newbie. Bill

Bill

There is a thread somewhere on this forum regarding GLA & permits.

I know that some helpful soul will lead you & others to it. I hope !

 

[Pamela Crowley (Florida)]

If you can't find a class on the ANSI standards, you really ought to purchase the standard, read it, learn it.

Here's a link to a search on this forum. I used

ANSI AND measure

to get this result. Lots of good information in the threads that came up.

http://appraisersforum.com/forum/index.php...nsi+and+measure

 

[Bobby Bucks]

ditto Roger.....it pains me to say Tim is 100% right, but I'll give him his due. It's a working lunch today so I'm going to do a search and find something I can disagree with him on.