Hear ye! Hear ye! There is no national standard for measuring a residential property. I repeat: NO NATIONAL STANDARD. Actually, square footage guidelines tend to vary from state to state. In some states, square footage is not a required data point. (SAY WHAT!?!?!) Honestly, much of the square footage data is all wrong. This is partially because no one knows HOW to measure a house and partially because outdated data is being used (I’m looking at you, tax records).
(*One caveat: Fannie Mae has standardized property measuring guidelines for appraisers. Some voluntarily adopted the standard when it first launched in 1996, and some tax assessors use it too. But not all.)
So, let’s start with the basics.
What’s counted in the total square footage of a house?
Only finished spaces are included in a home’s square footage. These are areas that can be lived in throughout the year and typically have the following:
- A ceiling (must have a floor-to-ceiling height of seven feet or more)
- A wall covering (painted cinderblock is a gray area)
- Flooring
- Heating and cooling
Rooms that are typically included in a home’s square footage, if they are finished, are bedrooms (and closets), bathrooms, hallways, kitchen, living areas, enclosed patios (with heating and cooling), finished attics, and finished basements. The garage doesn’t count because it’s an unfinished space unless it has been legally converted into a living space. This means that it’s air-conditioned (heated), too!
What is NOT counted in square footage?
All unfinished areas are not included in square footage calculations. These typically include the garage, attic, rooms with less than seven feet of ceiling clearance, unfinished basements, screened porches, exterior storage areas, pool house, guest house, and detached in-law quarters.
How is most square footage calculated?
Well, the answer to this question depends on who you ask. Builders, Realtors and appraisers all have different methods when it comes to measuring the square footage of a home.
Many builders will report the gross square footage of a home or the total footprint of the structure of the property— which measures along the exterior walls. NET square footage measures only the livable space, leaving out space taken up by walls and other parts not considered habitable.
Appraisers will measure only interior spaces that are heated and cooled, within the guidelines established by their firm. Most appraisers CANNOT count ANY level that is partially below grade, even walk-out basements. Fannie Mae and Freddie Mac (federally backed mortgage institutions) require ANSI (American National Standards Institute) measuring requirements, which regulate gross living area standards.
Some cities and counties have property tax records available online, which include detailed information about ownership, taxes, lot lines, etc. This is the easiest method for most Realtors to gather their data. However, the tax assessor may have been wrong when the measurements were put in the record, or square footage may have been added to the property and not the assessment.
How SHOULD square footage be calculated?
Math 101 tell us that length x width should be used to calculated square footage. (A one-story home that is 60 feet wide x 40 feet long = 2400 square feet). Some Realtors will use a laser distance measurer, which is easier than fighting a measuring tape.
Should I Add Square Footage to My Home?
Renovating unfinished space isn’t always necessary, though it’s the quickest way to attempt to add value. If you’re considering selling your home, talk with me to discuss which areas of your house may benefit from being finished. (Sometimes it’s as easy as adding a mini-split to an enclosed porch!)
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