What is the definition of a half story?

[Pat Butler]

Here's a 1.5 story house. Note that the top of the window is very close to the peak of the roof. Not quite as much head space as the 1.75. Again, this is something that will vary by market but you get the general idea in that you can at least make comparisons as to where the roof line falls.

 

[Richard Carlsen]

It's a Cape. Still two stories.

Not every where!

Our tradition says that for a house to be a 2 story, the second story must be the same size or very near the same size as the first floor.

Chalets, ape Cods, Saltboxes, A-Frames are referred to as 1.5 story houses since the upper level is generally between 50 and 65% of the size of the main level, depending on roof pitch.

 

[jay trotta]

will have to agree with Richard on the Not Everywhere; again it depends on what is typical in your area. Additionally, Town Assessor's make their own determination as to what indicates a half story (different perspective)...so be careful on how You view the housing issue and how You support your theory.

From what I've seen here - there are many interpretations on all views; not consistant at all - Your "Review Appraiser's" may have issue's with Your selection.

 

[lizhorvath]

When the second floor is peaked, the amount of square footage that is at least 7' in height determines the 1.x5-ness. If it's a 1000 sf first floor and the second floor's 7' hgt square footage is 250, then it's a 1.25. If the second flooris 500 sf, then it's a 1.5 story. And so on...
At least that is how I was taught in appraising AND in assessing...

 

[Richard Carlsen]

When the second floor is peaked, the amount of square footage that is at least 7' in height determines the 1.x5-ness. If it's a 1000 sf first floor and the second floor's 7' hgt square footage is 250, then it's a 1.25. If the second floors 500 sf, then it's a 1.5 story. And so on...
At least that is how I was taught in appraising AND in assessing...

And it just goes to show that we all can be taught wrong sometimes.

I have lived and worked in a region where chalets are very popular, both as primary and recreational properties. It has been from this market that I have taken my definitions and criteria for usable GLA. In my markets, we usually start counting the sq footage in the upper level based on the point where the ceiling is 4' above the floor. I know, you cannot stand up there, (blah blah blah, you be dumb Richard.....) but that is the area that I have found that the market considers as part of the usable floor space in that room. They put dressers there, the foot of beds up against the knee wall, build closets in that area, kids play there. In short, the market buyers make use of that space and see it as part of the house they bought. Just like Buyers consider finished walkout basements as living space. It's not the guys and gals sitting in an office somewhere who decides where the arbitrary lines are drawn; it is the market who decides and makes the rules.

And this hokey-poky about 1.25 story, 1.33 story, 1.59 story, 1.8642 story is shear non-sense. Calling it a 1.5 story tells the reader that the upper level is smaller than the main level. And that's all you have to worry about telling them. If you call something a 1.25 story, what are you going to tell the UW when he calls for 2 additional 1.25 story houses?

Just call them all 1.5 story and they are interchangeable as comps. Unless you have comps overflowing your data base, you might find it a lot easier to find really relevant sales to use.



1.25 story.......Jeez......Must have been some hotshot university prof who read two books and thought he knew everything about appraising.

 

[lizhorvath]

Just cut me off at the knees!

And it just goes to show that we all can be taught wrong sometimes.

And this hokey-poky about 1.25 story, 1.33 story, 1.59 story, 1.8642 story is shear non-sense. Calling it a 1.5 story tells the reader that the upper level is smaller than the main level. And that's all you have to worry about telling them. If you call something a 1.25 story, what are you going to tell the UW when he calls for 2 additional 1.25 story houses?


1.25 story.......Jeez......Must have been some hotshot university prof who read two books and thought he knew everything about appraising.

I guess that just goes to show that we can know more about certain areas in which we have more experience than others.
In Assessing, a style may be 1.25-1.75 Story. Then the pricing per square foot depends on whether the improvement is 1.25, 1.50, or 1.75 story.

As a fee appraiser, I never considered the difference between 1.25 etc., but as an Assessor, I have to. I was merely answering the question about how one might ascertain the difference.

And for what it's worth, before assessing, I counted area over 5' hgt, similar to your 4' hgt, per my mentor.

 

[Terrel L. Shields]

In Assessing, a style may be 1.25-1.75 Story

Our assessors make no such distinction.

The 1.25 above would be considered an attic room in our market.

below is a 1½ Sty a 2 Sty and the "Fleetwood Revival" which is a second story built around a manf. home....

 

[Richard Carlsen]

In Assessing, a style may be 1.25-1.75 Story. Then the pricing per square foot depends on whether the improvement is 1.25, 1.50, or 1.75 story.

Yes but this is not Assessing.

 

[Mike Kennedy]

what are you going to tell the UW when he calls for 2 additional 1.25 story houses?

Richard in markets where millions of 1.25, 1.5 and 1.75 story capes exist - they are what they are - comps are in abundance, Subject and Comp GLA is calculated exactly the same way. May not be so in yours - absolutely is in others.

 

[lizhorvath]

1234567890