What is the definition of a half story?

[lizhorvath]

I was merely answering the question about how one might ascertain the difference.

I'm sorry I have to seem to have offended you, Richard.

 

[Greg Bell]

HUD ATTIC CEILING HEIGHT GUIDELINES/LIVABLE AREA

(a) Every habitable room and bathroom shall have a minimum ceiling height of not less than 7 feet, 0 inches for a minimum of 50 percent of the room's floor area. The remaining area may have a ceiling with a minimum height of 5 feet, 0 inches. Minimum height under dropped ducts, beams, etc. shall be 6 feet, 4 inches.(b) Hallways and foyers shall have a minimum ceiling height of 6 feet, 6 inches.

 

[Mike Boyd]

Assessors in my area do not not deferintiate between 1 or multiple story homes.

I don't either. It's either a one story, 2 story, 3 story, etc. If there is living area over the first floor it is a 2 story. If there is living area over the 2nd floor, it is a 3 story and so on. I have never had a reviewer or underwriter complain about that issue.

 

[Mr Rex]

Assessors in my area do not not deferintiate between 1 or multiple story homes.

I don't either. It's either a one story, 2 story, 3 story, etc. If there is living area over the first floor it is a 2 story. If there is living area over the 2nd floor, it is a 3 story and so on. I have never had a reviewer or underwriter complain about that issue.

Some of the local assessors here use varying percentages above 1 or 2 stories to express the amount of GLA above the 1st or 2nd story. For instance, a true 1 1/2 story house is 1.5 stories. The same house with an open 2 story foyer might be 1.4. A 1 1/2 story with a low roof pitch might be 1.25. A house with a steep slope front roof with a full second story at rear might be 1.75, while the same house with a bunch of dormers on the front might be 1.9 etc.

 

[Kevin A. Spellman]

The use of the 1.5 story home or a 1.75 story home was used as a calculation of the first level to create the floor space on the second level. The home is either a one-story or two-story home. I have abandoned the use of 1.5 & 1.75 to label a story.

 

[Mike Boyd]

Some of the local assessors here use varying percentages above 1 or 2 stories to express the amount of GLA above the 1st or 2nd story. For instance, a true 1 1/2 story house is 1.5 stories. The same house with an open 2 story foyer might be 1.4. A 1 1/2 story with a low roof pitch might be 1.25. A house with a steep slope front roof with a full second story at rear might be 1.75, while the same house with a bunch of dormers on the front might be 1.9 etc.

What difference does it make? I guess if you are giving weight to the cost approach it might make a difference in how you report the replacement cost of each level but how often does THAT happen? The only aspect where it might be important is APPEAL or functionality and maybe the selection of comps but that would involve explanations which you would have to support anyway. I think keeping the report as simple as possible is more important than determing what percentage of the living area is on a 2nd story or one halft a second story and so forth. That's why we provide photos.

 

[Mr Rex]

It doesn't make a difference except that those assessors using these type descriptions are more accurately reporting GLA. Since RE agents are prone to using tax records for GLA, then it makes a difference in verifying comparables GLA.

I use 1, 1.5 or 2 story to describe house design, as I don't think the average buyer knows the difference between a cape and a saltbox. YMMV.