The gross living area (GLA) of a home is an important piece of the appraisal puzzle. It reflects the amount of space in a property, directly contributing to the market value of a home. However, it is separate from both the total living area and the square footage.
So, what does GLA include, what does it exclude, and how do we measure it? Let’s break it down.
Criteria for GLA Inclusion
If you’re a new appraiser, it might be news to learn that there is more than one way to measure a home and its livable spaces — not just square footage!
For a space to qualify as a gross living area (GLA), it must meet the following criteria. The area in question must be:
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Above ground
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Connected to the rest of the living areas
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Finished
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Heated
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Include external walls
If any of these are not met, the space cannot be considered part of the GLA.
Interesting Inclusions
As with most real estate professions, there are a few interesting rules (or exceptions to the rules) that may seem surprising.
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Closets can be included in the GLA, but fireplaces, if surrounded by three walls, cannot. (We wonder if Harry Potter would agree with this?)
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Stairs and landings are included, and are counted toward the floor they descend from.
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Attics are generally not counted in the GLA, unless they are heated and finished, and only counted where the floor measures five feet up to the ceiling. So, if there’s a sloped ceiling, as is common, only a small chunk of the attic may be counted in the GLA.
ANSI Z765 – Measuring Residential Property
So... Where did all these rules come from, anyway? And why?
The American National Standards Institute (ANSI) created standardized property measuring guidelines for residential properties. This standard is called ANSI Z765, and it offers a system to classify different areas of a home. Thanks to this system, data collection and comparison are more systematic, organized, and (hopefully) accurate!
This means, in theory, if ten different appraisers measured the GLA of one home, they should all arrive at approximately the same conclusions.
Areas Not Included in GLA Calculation
Ironically, not all areas of a home are livable. Think of your utility spaces, unfinished basements, patios, and detached living spaces. These include:
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Guest houses
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Enclosed porches
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Unfinished garages
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Finished living spaces separated by an unfinished area
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Upper-level openings that look to lower floors, i.e., foyers
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Basements including walk-outs
GLA, TLA, Square Footage, or...?
Homeowners are sometimes confused to hear that their bedroom suite or backyard studio don’t count as “living areas” by ANSI standards, but that doesn’t mean they don’t count toward the square footage (or something else). There are a few different kinds of area measurements in a home, and they all have a unique purpose.
Gross living area (GLA) refers to above-ground, contiguous, finished, and heated areas of a home.
Total living area (TLA) encompasses most internal, livable areas of a home, excluding unfinished areas and unheated areas.
Total square footage includes all built spaces, finished or unfinished, and can be used for residential and commercial measurement.
You may also come across the acronyms GBA and GIA with regards to property measurements. These are most often used in commercial appraisal, so for residential appraisal, you are less likely to use them.
Gross building area (GBA) refers to the total area of all floors of a building enclosed by exterior walls. This measurement is most commonly used in commercial appraisals.
Gross internal area (GIA) accounts for all internal floor space in a commercial property, except for those that are non-contiguous, and it does not measure from the external walls.
Why Measure GLA?
Appraisers measure GLA as a way to help inform their opinion of a property’s value. As you might’ve guessed, the larger the GLA, the greater that value may be. Measuring GLA is also helpful when it comes to comparable sales (comps). Two homes may vary drastically in total square footage, but have the same GLA.
In some cases, the GLA may have been shared with the county based on the building plans for the home. In these cases, the actual measurements and value may be different when an appraiser measures the actual home.
And from a homebuyer’s perspective, the distinction between gross living area and total square footage is also helpful to be aware of, as it more specifically highlights the areas of the home that can be, ahem, lived in, as opposed to general constructed areas.
How to Measure GLA On-Site
Get An Idea of the Property
As with any assignment, starting with a good walk-around will help you get an idea of the general size and shape of the property. For some appraisers, it can help to make a sketch of the property, or even create a digital rendering of the floorplan.
Measure Using Various Tools
Start at the corners and measure outward. To comply with ANSI standards, make sure to round your measurements to the nearest 1/10th of a foot. You can use any of the following tools to make your measurements:
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Tape measure
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Roto wheel
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Laser distance measurer
Keep in mind: although smartphones can make measurements, this might not be the most accurate. You shouldn’t rely on these as your primary measurement tool.
Even though you’re measuring with GLA in mind, measure the rest of the living and non-living spaces, too. Then, once you’re done, you can add all the areas to find your TLA and total square footage as needed.
Complete Your Calculations With Software Tools
These days, there are amazing tools available for appraisers to complete measurements and calculations, and even provide digital renditions of your assignments. This is where your hand-drawn diagrams come in handy, and can be improved upon!
Each program runs a little differently, and appraisers have different opinions on which appraisal software works the best.
Here are a few of the most popular software tools (in no particular order):
A Career That Measures Up
Don’t get stuck in a boring, unfulfilling career. You’ve made it this far, so count those aspirations and sketch up your new life plan. Appraisal is the perfect career for the analytically minded, the detail oriented, and those wanting more out of their day-to-day life. Sound like you? Time for a career that adds value to your life — take the first step today.
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