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unfinished attic or bedrooms?

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Lysander in Charlotte

Thread Starter
Member
Joined
Jan 16, 2002
Professional Status
Certified Residential Appraiser
State
North Carolina
My subject has a well finished attic with skylights, hardwood floors, and ample closets that is divided into two bedrooms. The attic has sloping walls on two sides. The level portion of the ceiling is only 6.1' from the floor. The entire attic measured from where the wall meets the floor is 440 s.f. Measured from where the wall is 5' from the floor the two bedrooms total 194 s.f. Does the fact that the bedrooms are only 97 s.f. each and have 6.1' ceilings preclude my calling them bedrooms?

Many thanks,
Lysander
 

Don Clark

Elite Member
Joined
Jan 17, 2002
Professional Status
Certified Residential Appraiser
State
Virginia
8)
Lysander:

IMHO, I would call it a finished attic. Most building codes call for a minimum of 7' ceilings. If you follow the ANSI Standard at www.nahb.com their method is to measure only the area where the minimum heighth is 7'. However, this is a voluntary standard. By calling it a finished attic you have not ignored it's value. Everything useable has value. just measure it in the most practical way and form an opinion of value for the finished attic. Just don't call it living area. This is a common problem in my market. We don't have many basements cause if you dig down a couple of feet you may hit water, so, we have lot's of FROGS(Finnished Room over a Garage), and finished attics. As long as you have accounted for the space and provided a reasonable opinion of value for that space I doubt anyone will question the method.

Don
 

Larry Lyke

Senior Member
Joined
Feb 2, 2002
Don's right. It isn't GLA, and although you can use the finished space, it doesn't qualify as habitable space for adults.
 

Lee in L.A.

Elite Member
Joined
Jan 24, 2002
Professional Status
Certified Residential Appraiser
State
California
I agree. Just call it a finished attic and value it separately from GLA. Hopefully you have at least 1 comp with similar attic so you don't need an across the board adjustment / red flag. Basements, FROGs, detached rooms, same idea.
 

Dave Smith

Senior Member
Joined
Jan 14, 2002
Professional Status
Certified Residential Appraiser
State
Wisconsin
I have a "Frog" with a 6'1" ceiling height, finished equal to the balance of my two story house, with access from the GLA.

The house is for sale. We will find out how the public reacts to the 330 Sq. Ft. "Frog."

Stay tuned. :mrgreen: :mrgreen: :mrgreen:
 
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