To GLA or Not to GLA

[glenn walker]

I hope some litigious attorney represents a Little People Family and sues the **** out of one of these agencies. I could see myself walking in with my Clients all 3 .5' to 4.8' all walking into the courtroom as I explained to the Jury how they were given no GLA value because the Old White Racists appraiser and a little people hater at 6.4" tall and his handbook said it had to be 7 feet plus. My guess is I would win biggley and send this ANSI crap back to where it came from and the appraiser would lose his licenses and have to go back back to selling shoes.

 

[sputnam]

I don't know where in NC that property is. In some parts of the state, that room could be too hot in summer and too cold in winter. By definition, GLA is space that is finished, heated, above grade, and is contiguous with the main dwelling. You would need to visit in the hottest part of summer and the coldest part of winter to know if incidental heating and cooling are sufficient for that area. The usual, and long accepted 'rule' is.... no HVAC? it's not GLA. Instead of trying to cram it into GLA, report it as it is. Finished, unheated area. Make the appropriate supported adjustments.

 

[djd09]

I don't know where in NC that property is. In some parts of the state, that room could be too hot in summer and too cold in winter. By definition, GLA is space that is finished, heated, above grade, and is contiguous with the main dwelling. You would need to visit in the hottest part of summer and the coldest part of winter to know if incidental heating and cooling are sufficient for that area. The usual, and long accepted 'rule' is.... no HVAC? it's not GLA. Instead of trying to cram it into GLA, report it as it is. Finished, unheated area. Make the appropriate supported adjustments.

stick an ac unit in the window during the summer and plug in a space heater during the winter duh

 

[djd09]

ansi is useless...just like USPAP

 

[J Grant]

Some people keep saying the market sees it as living space. Even buyers would not see that room as equal living space/bedroom. Even with heat or AC., it still has to pass the ANSI test and it probably would not. A buyer would see it for what it is, useable, but not full function like the rest of the house.

The pitched ceilings make it okay for a small child, but most families don't want a small child all isolated in a room up its own steep flight of stairs. The ceiling height makes it a cute room for casual use or an office but most buyers would not see it as equal to the main dwelling. It would have a value though, just need to find it. A number of houses can have enclosed porches or a garage made into a room to make them a viable comp.

 

[Carnivore]

This is crazy about Cubicasa. They are being a little deceptive.

"Our Digital GLA aligns with the ANSI Z765 standard set by Fannie Mae for Gross Living Area measurements."

The can't say they are ANSI Compliant. It just aligns with ansi, what ever that means.

Also if the capture computer process doesn't have Lidar, then it can't see through bushes or trees

https://www.cubi.casa/digital-GLA/

I can Imagine Harry the Aluminum Can Collector Part Time PDR Inspector not giving a Hoot about ANSI. "Take this Job and Shove...."

 

[sputnam]

stick an ac unit in the window during the summer and plug in a space heater during the winter duh

Any space can be made to have HVAC. That's not the job of the appraiser.

 

[djd09]

Any space can be made to have HVAC. That's not the job of the appraiser.

USPAP does not even require the appraiser to measure but i understand...you need measuring instructions

 

[J Grant]

Appraisers make things complicated for themselves.

The vast majority of res property posts are for GSE lending and that has certain rules or regulations - one of them being ANSI. So the first step is to do the ceiling height comply with min ANSI standard, yes or no. From there the next step is a heat source/ maybe an AC source in a hot climate. Yes or no. The answers are right there.

But appraisers start going down rabbit holes because MLS listed it another way or they swear buyers see it this way etc but remember neither the buyer or a RE agent is doing the appraisal, you are.

So again, if it is for GSE lending/URAR form, follow the regs and rules for reporting, after that, you can value it as the market sees it and the final step is to explain why the appraisal sf can differ from MLS or another source

The steps are the same for many of the appraisal problems posted. The problems at heart are not that different from each other because the solution is nearly always just to follow the steps.

 

[djd09]

just bury the house in dirt...then it would be GLA