Sunroom/porch

[Mike Garrett RAA]

Wait...didn't you say it was on the same level and heated? In my market it would qualify as GLA. This one would be a close call. Since the home is 68 years old...it just might be of the same quality as the house. Don't think you can find anywhere in the books where it says "has to be part of the main heating system".

Ask yourself this question....."do they live in this area?". If so, I think it meets the criteria as GLA but am open to debate on the subject.

 

[Chris Colston]

Can you seperate the "porch" from the rest of the house with sliders or doors? Does the rest of the house have reverse air wall unts as heat, too or is it central heat? Is it heated enough by the wall unit to be comfortable when the temps in NC drop below freezing? Is the ceiling/roof insulated or the the knee wall? Is there a knee wall or is it ALL glass? From what you have described I would call it a 3 season enclosed porch, or as we like to say in these parts...a "Florida room". :lol: It should be noted as an enclosed porch and not as GLA. It does have contributory value.

 

[Tim The Enchanter]

Sounds like an enclosed patio to me. Not GLA.

 

[Andy Taylor]

Thanks for everyones responses. I counted it as a finished enclosed porch rather that GLA. Also I did give it contributory value. Its interesting to read in the different threads all the varying opinions on any given subject. Seems like on any question 1/2 of the reponses are on one side and the other 1/2 are on the other. I guess thats what makes appraising an art as much as a science.

 

[Frederick R. Ruffell]

Originally posted by Mike Garrett@ RAA,Nov 18 2003, 04:56 PM
Don't think you can find anywhere in the books where it says "has to be part of the main heating system".

The issue of access, heat and "workmanlike manner" are typically a supplemental standard required by most lenders in mortgage origination. The fact that the area in question is tied into the main heating system or not speaks to the "like kind and quality issue". This really is a minor issue, if the area in question is valued by the market then it should be included in the analysis, just where and how you treat it is a judgment call that can be guided by ANSI standards if you so choose to adopt those standards ( I do not know of any requirement to use ANSI ). Just explain what you did and why you did it.

 

[Pamela Crowley (Florida)]

I'll see if I can find where many have writ somewhere that they have adopted the ANSI standard and want the appraisals completed accordingly.

I might be wrong, but I do think that Fannie, Freddie, FHA and VA, and possibly even some states, have something, somewhere, that says so.

Reality is, we really ought to be trying to all get on the same page here.

 

[Pamela Crowley (Florida)]

OK, here's an answer from another thread on this subject by an ANSI teacher. I added the bold.

The ANSI standards approved April 8, 1996 and endorsed by several entities to include the AIA, NAR, Fannie Mae, Freddie Mac, The Appraisal Foundation, Bureau of Census, ERC, NAHB and a host of others gives clear direction on how to calculate the Finished square footage of a single family residence, commonly referred to as GLA by appraisers and others.

As quoted: "A common construction practice is to provide a floor opening for stairs that is the same size as the stairs themselves. Therefore, the area of stairs included in finished square footage is typically equal to the area of the opening in the floor. For example, a two story 28-by-42 foot house embodies 1,176 finished square feet on the first level and 1,176 finished square feet on the second level, provided that all areas are finished and the opening in the floor on the second level does not exceed the area of the stair treads. .....In addition, areas beneath stairs are included in the finished square footage regardless of the distance between the stairs and the floor below or of the degree of finish of the area." Hard to question this standard in court when it has been adopted by so many agencies. The entire standard must be adopted when measuring--the appraiser does not have the luxury of picking only certain standards when benefit any cause. Have you had problems with homeowners, realtors, investors, etc. when defending your measurements? If so, take a course on ANSI and uphold this document as your protocol in measuring sf dwellings. Call the NAIFA to set up a course in your area, 314-781-6688, ask for the ANSI course.

An appraiser may choose not to adhere to these standards, but then again it is that appriser who must defend their own work.

Monica L. Trotter

 

[Monica L. Trotter]

Sunroom or GLA

ANSI makes no distinction if a room is heated or cooled. The question to ask "can it be utilized for year round living". Naturally, if in Alaksa and a room has no heat, it is not used year round. ANSI DOES address that the room must have materials and be finished similar to the remainder of the dwelling. It is a call by the appraiser as to the degree of finish and how you choose to treat the additional rooms. Just be consistent in that market.

 

[Pamela Crowley (Florida)]

Thanks Monica! I was hoping you'd get that email and come give a straight answer!

 

[Mike Garrett RAA]

Isn't that what I said????? :rofl: