gla square footage

I would tend to show the 283 in the sketch and the area calculations, and mention it in the comments. Welcome to AppraisersForum.com, the premier online JavaScript is disabled. I had not checked FHA. To claim adherence to this standard, the following methods of measurement and calculation must be employed when quantifying square footage in single-family houses. square footage for the gross living area: • Only finished above-grade areas can be used in calculating and reporting of above-grade room count and square footage for the gross living area. In a single-family house, GLA includes all living space that is above the land-line and has heating, lighting and ventilation. Think basement space. Perhaps your angry Realtor can provide you with some reasonably similar comps.It should be valued as an amenity in a separate line item adjustment.This is fairly common in my area especially where properties are located on larger lot sizes. Thank you Terrel and Lee. Patios, porches and garages are not included in this measurement unless a garage has been converted into living space with the appropriate permits and an enclosed porch is heated. Where a room is partially above grade, it is not factored into the GLA.Exterior measurements of a two-to-four family building are used to calculate the Gross Building Area.

But, if you are also have 4,000 square feet of “phantom” license square footage that is vacant, you are at 88.23% occupancy (180,000 sf of occupied inline / 204,000 sf). If a multi-family building has living space below-grade, that footage is included in the Gross Building Area but not the Gross Living Area. Their leases required the inclusion of licensee square footage in Gross Leasable Area (GLA). The main rooms and bedrooms, hallways, bathrooms and kitchen footage is calculated to determine the gross living area. At NAN, we believe in technology, communication and accountability. The finished area in the garage may be "living area" but it is not "Gross Living Area".

The second reason was that a number of tenants in the center have cotenancy provisions in their leases based upon the occupancy of the inline GLA. • Garages and basements, including those that are partially above-grade, must not be included in the above-grade room count.

It's not GLA but simply a large over-sized work-shop with a utility bath and a 280 Sq.Ft area for cleaning up or taking a nap between doing your wood work or working on your toys. ... Net rentable area is actual square footage of a building that may be leased or rented to tenants; the area upon which the lease or rental payments are computed. The first is that absorption factor. It is NOT a straight line graph. Below-Grade Areas When measuring square footage for the Gross Living Area, only those rooms that are above the land-line are considered. GLA is any finished living space that is fully above grade. Even if that space has windows it is considered below-grade.Above-grade and Below-grade are reported as distinct areas and the appraiser will report and value them separately on the sales comparison grid. Gross Living Area (GLA) Square footage, in general terms, refers to … And pointed out that the rent roll carried 35+ vacant RMUs. I would have to guess that we may have annoyed a client this week because we would not drop an issue. Learning how to measure square footage of a home can save you from making some sizable mistakes. This is why you should only use similar comparable homes when creating a regression analysis and you must also consider that the fewer homes you have to input into the analysis the lower the reliability of the data you will receive from it. Think about this – If you have 200,000 square feet of inline GLA and 20,000 square feet of inline GLA vacancy, you are at 90% occupancy. If the square footage isn’t livable, it doesn’t count.