The Department's mass appraisal measuring process establishes uniformity in the calculation of the dwelling areas. The dwelling's area calculation requires the assessor to determine the dimensions by measuring the exterior walls of each section. The exterior measurements are to be rounded to the nearest foot (i.e., 12 feet 7 inches would be entered as 13 feet; 12 feet 6 inches would be entered as 12 feet). The area calculation may include open floor cathedral areas and ceilings of less than 7 feet in height. The calculation of the dwelling provides for the cost adjustment for individual and/or linear foot dormers but does not provide for any increase in living area within those dormer areas. For dwellings containing a half story upper-level section (i.e., 1.5 and 2.5 story dwellings), the living area calculation adds 50% of the section's first floor foundation area to capture the increase in the upper-level living area.
Generally, for Standard Unit and Townhome dwelling types the area below grade is calculated as basement area. The area of the basement that is finished (walls, floor, and ceiling) is calculated with a finished basement cost adjustment. At times, townhouse communities may have the grading of the land that causes for similar model homes to vary with what portions are below or above grade. For uniformity, there may be occasions that townhouse unit types have below grade area included within the dwelling's living area calculation; or have basement area that is above grade.
Split Foyer dwelling type's lower-level area is considered to be basement area. This lower-level area is referred to as basement area regardless if any of that area happens to be above grade. Any area of a split foyer's basement that is finished is accounted for within the finished basement cost adjustment and will not reflect in the total living area calculations.
Split-Level dwelling types generally have one section that is calculated as 2 stories with no basement. The lower-level area of this 2 story section is calculated as finished living area regardless if any of that area is below grade. This lower-level area will be included in the total living area calculations. If any of the lower-level section is unfinished, an unfinished area cost adjustment is applied.
It is important to note that the Department's methodology varies from the ANSI® Z765-2021 (America National Standards Institute®) standardized measuring guidelines that may be used by other real estate professionals and required for certain appraisals. Therefore, differences in the Department's living area calculation compared to an appraisal may occur.
The property record worksheet provides three area calculations as listed below:
- The Living Area is the finished area that is typically above ground level and heated. It will NOT include any cathedral ceiling area greater than 150 sq. ft. or unfinished area adjustments. Adjustments for finished attic area and finished basement area are NOT included in the calculation of Living Area.
- The Enclosed Area is the finished area above ground level similar to Living Area but DOES include the negative cathedral ceiling areas and unfinished area adjustments. Adjustments for finished attic area, and finished basement area are NOT included in the calculation of Enclosed Area.
- The Foundation Area is the dwelling's footprint.
The assessor's review of newly built dwellings, additions, and other structures typically includes a field inspection in combination with a review of building's permit, plans, and/or aerial imagery. The review will determine the dwelling's above grade and below grade finished and unfinished areas. The predominant story height of the dwelling is to be entered in the building style field (i.e., 1 story, 1.5 Story, 2 story, Split Foyer, etc...). While measuring the dwelling or addition, the assessor must also attempt to determine if any portion of the dwelling has cathedral ceiling area(s). The cathedral ceiling area is only to be recognized as a calculated area when it is greater than 150 sq. ft. This area is best determined at the time of construction. If the construction is complete, and the cathedral ceiling area or interior elements cannot be determined, the assessor must then consult with the owner, contractor, or review building plans to determine this area. Assessors are not to look through windows or access dwellings/additions near completion without permission from the owner and have another staff member present. If unable to get the specific area of the cathedral ceiling, the area can be estimated and noted as such. Depending on the dwelling's section story height, the cathedral ceiling area is either entered as a positive or negative area for the appropriate cost adjustment to be applied. A negative cathedral ceiling area will reduce the calculated Living Area reflected on the dwelling.
A true 1 story section with cathedral ceiling area(s), must only be entered as a positive area. This will then reflect a positive value adjustment in the cost worksheet. In this case, there is no change to dwelling's Living Area calculation.
A true 1.5 story or 2 story section with cathedral ceiling area(s) must only be entered as a negative area. This will reflect a negative value adjustment in the cost worksheet and will reduce the Living Area calculation. (Note: Because the area is heated and cooled, no change in heating or central air percentage is required when deducting for cathedral ceiling area.)
Examples:
a) 1 story dwelling with a 20x20 section in cathedral ceiling, the cathedral ceiling area entered would be positive at 400 sq. ft.
b) For 1.5 story dwelling, the cathedral ceiling area entered is 50% of the first-floor footprint. Therefore, if the cathedral ceiling is 20x20 of the first floor area, the negative area to be entered would be -200 sq. ft.
c) For 2 Story dwelling, with a 20x20 cathedral area section above the first floor, the negative area entered would be -400 sq. ft.
The attic area adjustment is used when the dwelling's former attic is finished for use as living area and contains low ceilings heights. Attic area adjustments should ONLY be entered as a positive area. The attic area will NOT be included in the calculation of the dwelling's Living Area. The attic area field is not to be entered as a negative area as a substitute for reducing for unfinished areas.
When a portion of the dwelling's above grade living area is unfinished, the assessor must enter an Unfinished Area adjustment to subtract the finish costs such as drywall, flooring, and electric. The assessor must also adjust the percentage of heat and central air condition by dividing the Living Area into the Enclosed Living Area. That lower percentage is to be entered into the appropriate fields for those elements. The Unfinished Area must always be entered as a positive area because the cost has a negative rate applied that will result in a subtraction in total cost of the dwelling. This area will be deducted from the calculation of total Living Area.
If the ownership refuses to allow assessor on their property to measure the permitted (or unpermitted) work, the assessor shall comply with their request and note the account as such. The assessor shall report this to their supervisor to determine if a “Do Not Inspect" flag should be placed on the account (refer to Procedure 232 100 20). When an inspection and measurement cannot be completed on a new dwelling, addition, or structure the assessor should attempt to get the measurements from building plans, permit, and/or aerial imagery. In the event those are not available, the assessor must consult with their supervisor for assistance in estimating the size. An estimate should also include those structural elements to be included. The property record must be noted that an estimate was made with the reason for doing so.
When an owner contacts the office to report a living area discrepancy on their property record, the assessor should request any documents supporting their concern and provide an explanation of our measurement policy to determine if further review is required. When it has been determined that a field inspection is needed, the assessor shall verify the exterior measurements in accordance with the Department's mass appraisal measurement process. The assessor must not modify the dwelling's areas to conform with differences or methods used by another real estate professional unless an error in exterior measurement or calculation is discovered based on our methods.
