R e s i d e n t i a l S q u a r e F o o t a g e G u i d e l i n e s North Carolina Real Estate Commission North Carolina Real Estate Commission P.O. Box 17100 • Raleigh, North Carolina 27619-7100 Phone 919/875-3700 • Web Site: www.ncrec.gov Illustrations by David Hall Associates, Inc. Copyright © 1999 by North Carolina Real Estate Commission. All rights reserved. 7,500 copies of this public document were printed at a cost of $.000 per copy. • REC 3.40 11/1/2013 Introduction It is often said that the three most important factors in making a home buying decision are “location,” “location,” and “location.” Other than “location,” the single most-important factor is probably the size or “square footage” of the home. Not only is it an indicator of whether a particular home will meet a homebuyer’s space needs, but it also affords a convenient (though not always accurate) method for the buyer to estimate the value of the home and compare it to other properties. Although real estate agents are not required by the Real Estate License Law or Real Estate Commission rules to report the square footage of properties offered for sale (or rent), when they do report square footage, it is essential that the information they give prospective purchasers (or tenants) be accurate. At a minimum, information concerning square footage should include the amount of living area in the dwelling. The following guidelines and accompanying illustrations are designed to assist real estate brokers in measuring, calculating and reporting (both orally and in writing) the living area contained in detached and attached single-family residential buildings. When reporting square footage, real estate agents should carefully follow these Guidelines or any other standards that are comparable to them, including those approved by the American National Standards Institute, Inc. (ANSI) which are recognized by the North Carolina Real Estate Commission as comparable standards.* Agents should be prepared to identify, when requested, the standard used. * The following materials were consulted in the development of these Guidelines: The American National Standard for Single-Family Residential Buildings; Square Footage-Method for Calculating approved by the American National Standards Institute, Inc.; House Measuring & Square Footage published by the Carolina Multiple Listing Services, Inc.; and materials compiled by Bart T. Bryson, MAI, SRA, Mary L. D’Angelo, and Everett “Vic” Knight. Residential Square Footage Guidelines • Page 1 Living Area Criteria Real estate appraisers and lenders generally adhere to more detailed Living area (sometimes referred to as criteria in arriving at the living area “heated living area” or “heated square or “gross living area” of residential footage”) is space that is intended for dwellings. This normally includes human occupancy and is: distinguishing “above-grade” from “below-grade” areas, which is also 1. Heated by a conventional heating required by many multiple listing system or systems (forced air, radiant, services. “Above-Grade” is defined solar, etc.) that are permanently installed as space on any level of a dwelling in the dwelling — not a portable heater which has living area and no earth or fireplace — which generates heat adjacent to any exterior wall on that sufficient to make the space suitable for level. “Below-Grade” is space on year-round occupancy; any level which has living area, is accessible by interior stairs, and has 2. Finished, with walls, floors and ceilings earth adjacent to any exterior wall on of materials generally accepted for interior that level. If earth is adjacent to any construction (e.g., painted drywall/ portion of a wall, the entire level is sheet rock or panelled walls, carpeted considered “below-grade.” Space that or hardwood flooring, etc.) and with is “at” or “on grade” is considered a ceiling height of at least seven feet, “above-grade.” except under beams, ducts, etc. where the height must be at least six feet four inches While real estate agents are [Note: In rooms with sloped ceilings encouraged to provide the most (e.g., finished attics, bonus rooms, etc.) complete information available about properties offered for sale, the you may also include as living area the Guidelines recognize that the separate portion of the room with a ceiling height reporting of “above-grade” and of at least five feet if at least one-half of “below-grade” area can be impractical the finished area of the room has a ceiling in the advertising and marketing of height of at least seven feet.]; and homes. For this reason, real estate agents are permitted under these 3. Directly accessible from other living area Guidelines to report square footage (through a door or by a heated hallway or of the dwelling as the total “living stairway). area” without a separate distinction between “above-grade” and “below- Determining whether an area is grade” areas. However, to help considered living area can sometimes avoid confusion and concern, agents be confusing. Finished rooms used for should alert purchasers and sellers general living (living room, dining room, that the appraisal report may reflect kitchen, den, bedrooms, etc.) are normally differences in the way living area is included in living area. For other areas defined and described by the lender, in the dwelling, the determination may appraiser, and the North Carolina not be so easy. For example, the following Building Code which could affect the areas are considered living area if they amount of living area reported. meet the criteria (i.e., heated, finished, directly accessible from living area): Residential Square Footage Guidelines • Page 2 • Attic, but note in the listing data that the water heater, etc. is located in a small space is located in an attic (Fig. 2). [Note: closet in the living area, include it in If the ceiling is sloped, remember to apply living area even if it does not meet other the “ceiling height” criteria.] living area criteria (Fig. 4). • Basement (or “Below-Grade”), but note in • Hallways, if they are a functional part of the listing data that the space is located the living area. in a basement or “below-grade” (Fig. 1). [Note: For reporting purposes, a “base- • Laundry Room/Area (Fig. 6). ment” is defined as an area below the entry level of the dwelling which is • Office (Fig. 1). accessible by a full flight of stairs and has earth adjacent to some portion of • Stairs, if they meet the criteria and at least one wall above the floor level. connect to living area (Fig. 1, 2, 3, 4, 5, A full flight of stairs is a flight of stairs 6). Include the stairway with the area connecting two main floors where the from which it descends, not to exceed ceiling height for the lower floor is at least the area of the opening in the floor. If seven (7) feet, except where ductwork the opening for the stairway exceeds the provides clearance of at least 6’4”.] length and width of the stairway, deduct (See illustration in Figure 1, page 8.) the excess open space from the upper level area. Include as part of the lower • Bay Window, if it has a floor, a ceiling level area the space beneath the stair- height of at least seven feet, and otherwise way, regardless of its ceiling height. meets the criteria for living area (Fig. 2). • Storage Room (Fig. 6). • Bonus Room (e.g., Finished Room over Garage) (Fig. 3). [Note: If the ceiling is sloped, Other Area remember to apply the “ceiling height” criteria.] Note in the listing data and advise purchasers of any space that does not • Breezeway (enclosed). meet the criteria for living area but which contributes to the value of the • Chimney, if the chimney base is inside dwelling; for example, unfinished living area. If the chimney base is outside basements, unfinished attics (with the living area but the hearth is in the liv- permanent stairs), unfinished bonus ing area, include the hearth in the living rooms and other unfinished rooms. area but not the chimney base Decks, balconies, porches, garages and (Fig. 1). carports should not be included in any category of finished or unfinished area. • Closets, if they are a functional part of the living area. Helpful Hints • Dormers (Fig. 6). Concealed in the walls of nearly all residential construction are pipes, ducts, • Furnace (Mechanical) Room Also, in order chases, returns, etc. necessary to support to avoid excessive detail, if the furnace, the structure’s mechanical systems. Residential Square Footage Guidelines • Page 3 Although they may occupy living area, to Measuring avoid excessive detail, do not deduct the space from the living area. The amount of living area and “other area” in dwellings is based upon When measuring and reporting the exterior measurements except for living area of homes, be alert to any condominiums, which use interior remodeling, room additions (e.g., an measurements. A one-hundred-foot-long enclosed porch) or other structural tape measure is recommended for use modifications to assure that the space in measuring the exterior of dwellings, meets all the criteria for living area. and a thirty-foot retractable tape for Pay particular attention to the heating measuring interior and hard-to-reach criteria, because the heating system spaces. A tape measure that indicates for the original structure may not be linear footage in “tenths of a foot” will adequate for the increased square greatly simplify your calculations. For footage. Although agents are not required best results, take a partner to assist you to determine the adequacy of heating in measuring. But if you do not have systems, they should at least note someone to assist you, a screwdriver or whether there are heat vents, radiators other sharp tool can be used to secure or other heat outlets in the room before the beginning end of the tape measure to deciding whether to include space as the ground.