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Tri-level on slope GLA

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WHWA

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Aug 24, 2019
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Certified Residential Appraiser
State
Wisconsin
Hello all, I went to a tri-level property that was on a slope. When you walk in there's 4 steps to get to the (elevated) LR, DR and Kitchen. But if you walk in and just keep straight you run into a back door, half bath and to your right a family room with walkout to patio. There are no stairs to go down for the FR, it is on the exact same level as the foyer and garage. They also have a basement with a crawl space. In my opinion the family room is considered above grade and should be counted as it is on the same level as the foyer. The assessor however has a lower square footage because it appears they're not counting the FR in the GLA. What do you all think....count it in GLA or go with the assessor and don't count it?
 

Lee in L.A.

Elite Member
Joined
Jan 24, 2002
Professional Status
Certified Residential Appraiser
State
California
When you walk in there's 4 steps to get to the (elevated) LR, DR and Kitchen. But if you walk in and just keep straight you run into a back door, half bath and to your right a family room with walkout to patio. There are no stairs to go down for the FR, it is on the exact same level as the foyer and garage. They also have a basement with a crawl space.
Sounds to me like one level with a few steps by the entry, plus a basement.
I'm confused, got sketch?
 

Terrel L. Shields

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May 2, 2002
Professional Status
Certified General Appraiser
State
Arkansas
FHA? FANNIE? VA? IN HOUSE? FHA is a stickler for 'off grade' … FANNIE, I'd call it GLA and explain. Otherwise, I would tend to use what the assessor uses simply to avoid review stipulations.
 

norapp

Member
Joined
Jul 11, 2016
Professional Status
Certified Residential Appraiser
State
New York
I would say ignore what the assessor has and do it as above grade. Many times in my area the assessors include all below grade as square footage or don't include above grade levels attached to a garage (family room, bedroom etc). If it's all above grade include it in the GLA. Basement & crawl not included.
 

Lee in L.A.

Elite Member
Joined
Jan 24, 2002
Professional Status
Certified Residential Appraiser
State
California
I have done at least a couple that looked like 1 or 2 story from street, but had another level in back and I called it GLA.
Because that's how the market treated it, and there are just about no dang basements there.
So, a bunch of extra explanation, and I HOPE! you have a similar layout comp. :leeann:
 

WHWA

Thread Starter
Freshman Member
Joined
Aug 24, 2019
Professional Status
Certified Residential Appraiser
State
Wisconsin
224556DF-8AD8-441E-87A1-7F53B476335C.jpeg
Here’s a rough sketch of it. Please bare with me I’m very new to using the forum. The Kit, DR & LR are elevated by 4 stairs there’s stairs off the LR & the kitchen that get you to the foyer level. There’s also a set of stairs in the kitchen that takes you to the upper level with the bedrooms. On the foyer level there’s the front door, back door, 1/2 bath, FR with walk out patio as well as a door that leads to the garage right off the foyer. This house also has a basement with a crawl space that spans the width of the house. The basement (laundry and rec room) is the area below the elevated level and crawl space is all the area below the foyer level.
It’s conventional as well. I was able to find 3 trilevels that are similar enough, of course none are the exact same as this but they’ll work.
 
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