Would you include this in the GLA starting 4/1/22

[Yuanyin]

Thank you for your response Dublin ohio. The text verbiage is " Finished areas must have a ceiling height of at least 7’. In a room with a sloping ceiling, at least 50% of the finished square footage of the room must have a ceiling height of at least 7’ and no portion of the finished area that has a ceiling height of less than 5’ can be included in the GLA."

 

[glenn walker]

I do believe that it says that 1/2 of the ceiling height has to be 7'. Not 1/2 half of the square footage. I know it sounds the same. But it could make a difference in some situations.

The problem is there are many appraisers who have no common sense and are purist. Example: If they were a traffic officer and the speed limit was 55 MPH and their radar gun hit a guy at 56 MPG they would write him a citation. On homes that has a 6.9'ceiling height they would say they were short an inch and we actually had this scenario about 5 years ago where an appraiser went to a home on a refinance. She said home was ineligible because ceiling height did not meet ANSI . The borrower goes bats and calls and tells me the ceiling height is at least 1 to 2 inches higher but he just had new Plush Wall to Wall Carpeting installed with and a 1/2 inch padding which is why she is short . I call her and discuss it and she says doesn't matter or he will have to remove the carpeting to get it back to 7 feet height. I call the borrower and he says can you come out and like at this ? I respond with no problem. I go into his home and place my disto and its 6.9'--He then opens the bedroom closet door which has no carpet or padding inside and says now try it. I did and it was 7.1 ' in height. Now I go back call the appraiser and tell her what is going on- NOPE-She doesnt care rules are rules. She also would not remove the statement in the report that the ceiling height made it inelagble for a FHA . It took a HUD Reviewer at our Santa Ana -HOC to get her to remove the condition.

Whats funny we were not even under ANSI then but some folk's used it which was fine but ones like her are whats going to cause so many problems and complaints. In the mountain resort areas there are hundreds of A-Frame Style Small homes and the Building dpartments and Public Records show the GLA based on the foot print of the foundatin. Therefore 1,200 Sq.Ft. A-Frames are listed and sold as 1,200 Square Feet .
An- ANSI PURIST may end up at less GLA if they go over board. Anyway there is going to be a lot of nightmares going foreward.

 

[Yuanyin]

Per the sketch, since only 40% of the finished area has a ceiling height of at least 7', this would not be counted as GLA. This area could be placed as a line item on the SCA grid and adjusted for accordingly, based on market reaction, which may or may not be the same adjustment as the first floor GLA.

I anticipate difficulty in some areas parsing out the ceiling height for other 1.5 story comparables. Since appraisers more than likely won't have the exact 2nd floor dimensions for each comparable. How will anyone know if at least 50% of the comps ceiling is greater than 7'. You won't .

In some cases I can see putting the second floor area for each cape COD. 1.5 story COMP, as a line item on the same line as the subject second floor, and removing the comparables second floor GLA entirely from GLA line on the grid. This may avoid confusion and keep gross/net adjustments relative.

 

[Dublin ohio]

Per the sketch, since only 40% of the finished area has a ceiling height of at least 7', this would not be counted as GLA

You would still count the area that conforms to the requirements. So you would use 8' in width. You could then put the remaining on another line or not.

 

[CGinMN]

There’s no reason to penalize a home for a having a larger 2nd level space. Use the 8’ width and anything outside of that area which contributes value can go on a separate line.

 

[Elliott]

I'm asking because I've not heard this particular section explained well, and I'm not sure it's being understood. "If a room's ceiling is sloped, at least one-half of the finished square footage in that room must have a vertical ceiling height of at least 7 feet.".

So it would be 8' x lenght?

 

[Yuanyin]

So it would be 8' x lenght?

So far the consensus is use the portion that conforms to ANSI/Fannie and maybe put the remaining section as a line item. Even so it's going to be difficult b/c the comparables more than likely were not measured to any sort of standard. As with this one I just saw. This area was still applied as GLA in the MLS. 3' knee wall to 3' knee wall. Bad data in...I hope local MLS and realtors start applying standards to their listings.

 

[Carnivore]

It is going to get interesting because Local & State Municodes have a say.

What's the Legal Definition of a Bedroom?

When a listed bedroom total and physical count don’t match, you may need to look into your area’s legal definition of a bedroom.

www.upnest.com

In ANSI it defines how to determine what is what. Finished area and unfinished area is the primary considerations along with AT Grade and above or or below grade and if you noticed they don't call something an attic or a basement. Labeling what those areas are comprised of is where it is going to get interesting.
What I mean is when the minority home owner gets ahold of your appraisal and you complied with ANSI including segregating finished areas of different Fit N Finish. Calling his Recreation area below grade (think Tri-Level).

FTR I am not opposed to this. I am just pointing some of the unintended consequences.

One good thing is this will stop Mr Bragadocious in his tracks.

Oh Well

 

[Elliott]

The way I read it, if 4 feet of width is above 7 feet, then that represents 'at least one-half of the finished square footage in that room must have a vertical ceiling height of at least 7 feet.'

So ANSI would only allow 2' on either side (50%). Let's say the length of the room is 20 feet; then 4 x 20 equals the 1/2 above 7' and then only another equal amount is allowed, or 4x20 and 4x20 totals 160 sf. If 5' were above 7', then it would be 2.5' + 2.5' on the sides and then it would be 10' x 20' = 200 ANSI Finished Area.

 

[cstu11]

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