The area of a building has been used for comparison and to establish market value as far back as when the ‘cubit' was used as the standard,’ approximately the length of a forearm or about 18 inches, to give a 'square cubit.' Today, of course, we use a more standardized measure, the 'foot,' but we are still measuring the property to determine if it will fit a buyer's needs. The price per square foot is still used to compare the costs of different properties or determine the value of a property.
When looking at the reported square footage it can be a challenge to determine the source of the measurement, how it was done and which standard method was used. Fortunately, the length of a foot has remained constant for more than 100 years.
County records use square footage to determine assessed value for property tax purposes. They are assumed to be reliable but there can be inaccuracies in their tax rolls. Another source of square footage could be from the house plans but the problem there is that the builder, or a subsequent owner, could have made additions or modifications and the house plans not updated.
Appraisers are required to measure the home to determine square footage and they will generally adhere to a standard method brings some degree of uniformity. The ANSI, American National Standards Institute, guidelines are considered the standard but there are no laws governing the process or specifying how the measurements are to be taken.
Unfinished areas are usually not considered in the square footage because it is not livable. Detached properties, it is common to measure the perimeter of the house but to only include the living areas, not porches, patios, or garages. Gross living area includes stairways, hallways, closets with minimum height and bathrooms. Covered, enclosed porches are typically considered only if they use the same heating and cooling system as the house.
By contrast, condominiums, are generally measured on the inside area of the unit because the exterior wall does not define the building envelope as a detached structure. Some appraisers may measure the inside dimensions of rooms and add six inches to account for the wall thickness on an exterior room.
Once you have the good measurement of the home it is a good idea to compare it to the county tax records. If the county records are significantly different from the appraisal or the plans, it will be necessary to determine which one is more accurate. This normally means getting the home measured by an appraiser, which should be less than paying for a complete appraisal.
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