At TruValue Real Estate Services, we work with homeowners and realtors to determine actual Gross Living Area (GLA), Gross Building Area (GBA), and the Area of Additional Structures that may be on the property. Our appraisers use advanced field tools such as laser measuring devices and tablet PC's to construct an accurate interpretation of your home’s measurements. There are also many rules and restrictions to how a home can be measured and what exactly qualifies as “living space” vs. what is “non-livable space”. Because of these rules additions, conversions and other changes made to a home can affect your total living area differently than you may think. Here at TruValue Real Estate Services, our home measurements and floor plans are calculated based on the American National Standards Institute's ANSI Standards Z-765 for measuring single-family residential buildings.
Real estate appraisers are the ONLY professionals that are trained on how to properly measure a home. They are also the only group that can submit certified home measurements to have government records changed. TruValue Real Estate Services has those qualifications.
Many do not realize that county tax records can have major discrepancies when it comes to the size of your home. This issue can arise from many different situations. First and foremost, county appraisers do not typically measure the inside of a residence. This means that any conversions such as an enclosed attic or garage may be missed completely. And it’s only worse with multi-story homes since the appraiser cannot see the layout of the 2nd or 3rd floor from outside. Newer homes are usually less susceptible to these issues because the developers and builders provide the county with floor plans during construction. But even then mistakes can happen.
ANSI Z-765 (the American National Standard Institute publication) is the go-to method for calculating square footage for single family residential buildings; however, there is no requirement that real estate agents, architects, assessors, insurance companies and appraisers use the same specific standard method for calculating the living area of a home. This lack of a single standard creates several problems for everyone.
Homeowners: One of the many reasons you will never be able to estimate your house value free online is that all too often the living area and other crucial data reported on public records differs from what actually exists. Therefor all online services are using bad data.
Real Estate Agents & Sellers: List a home smaller than actual and you have just left money on the table; we see it more than you would think. Listing homes larger than actual (aka broker puffery) and potential buyers leave with bad feelings about you.
FSBOs: For Sale by Owner? See paragraph directly above.
Buyers: You are totally unprotected and at the mercy of the ethics of the listing broker or limits of their knowledge.
Architects & Builders: Typically use ANSI Z-765, although we regularly catch inaccuracies with new construction for many varied reasons, primarily due to plans that changed or using the Gross Building Area (GBA). We recently lowered taxes for new home buyers in Palm Beach County by alerting the County Property Appraiser to correct inaccurate brand new records.
Assessors: the world of mass appraisals comes with mass measurements and mass errors. Inaccuracies are inherent due to the exclusion of an upper finished story, inaccurate subcontracted mass appraisal measuring services, field sketch mix-ups, measurements estimated due to inaccessible exteriors, and exclusion of above-grade GLA in lower levels
Appraisers: FNMA appraisal requirements for what is living area are 100% clear. They require use of the Above Grade Gross Living Area (GLA) only, period. Yes finished basements have value, but they ARE NOT included in the GLA. FNMA does not require use of ANSI Z-765 but the best appraisal practice is to do so because it is a good and fair standard.
We understand there are varying needs for professionalism and accuracy and offer two services:
GLA Confirmation Service
Floor plans Service
Our GLA Confirmation Service: We measure the house in compliance with ANSI-Z765 and FNMA and provide you with a floor plan outline (the “building footprint” only) and a dimension list sheet. This service is designed to provide our clients with an accurate and affordable solution for determination of a home’s GLA (Gross Living Area). This basic service can be instrumental in assisting homeowners or realtors with the listing of their homes. Having the correct GLA in your listing can save you time and money and help expedite the sale of your home!
Our Floor plan Service: When your needs are more comprehensive than a simple GLA verification this is an accurate and affordable marketing tool for selling your home. The Floor Plans show accurate GLA with approximate locations of interior walls, doors, appliances and plumbing fixtures. We can insert or provide basic room dimensions at your request to give potential buyers an idea of each major room. This service can also be useful when looking to make additions or changes.
Special note to our Realtor friends:
You may be comfortable self-producing sketches. If so then buy the ANSI-Z765 standard and some home floor plan sketching software; however if you prefer, stick to what you do best and let us handle this piece of the puzzle, we are experts. If you decide to do it yourself, remember we will be here when the home is too large or complex and you’re simply not comfortable measuring it yourself.
Contact TruValue today at (561) 568-5515. Our appraisers have the experience required to complete your home measurements with the utmost level of professionalism.
When you order an appraisal report from us, you can expect. . . .
Prompt response to your initial inquiry: We will give you personalized information for your particular appraisal need. Just tell us your situation and we will make suggestions. Do you want to sell your home quickly or for the highest value?
Quick turnaround time: Typically 2-3 days from the date the request is received. If you've chosen to receive a copy of your appraisal or consulting report via the Internet (EDI), you'll receive it within MINUTES of its completion.
Appraisal and consulting reports formats to suit YOUR needs: When it comes to appraisal and consulting, "One size does NOT fit all!" We offer a variety of report types and delivery methods. We can deliver your report attached to a standard email, or notify you of an Internet site to download your report, the MINUTE it's completed!
Quick response to follow-up questions: Our reports are clearly written, understandable, and meet or exceed the Uniform Standards of Professional Practice that governs the appraisal practice. If you have any questions regarding your appraisal, after you've read the report, we encourage you to email or call us!