An appraiser is measuring a two-story residential structure for GLA using ANSI Z765-2021. The first floor has an enclosed, finished sunroom with exterior walls, insulated windows, and HVAC ductwork connected to the main system. The second floor has a finished attic space with 6'–8' ceiling height over 75% of the area and a sloped ceiling elsewhere. How should these spaces be treated in the GLA calculation?
Correct Answer
D) The sunroom is included in GLA; the attic is included where ceiling height is ≥7 feet over at least 50% of the area, and the entire attic area is measured at floor level.
Per ANSI Z765-2021 § 4.1.2 and § 4.3.1, finished, enclosed, and conditioned spaces (like the sunroom) are included in GLA. For attics, § 4.3.2 states that finished attic areas are included in GLA only where ceiling height is ≥7 feet over at least 50% of the area — and the entire attic floor area is measured at floor level (not projected), with exclusions only for areas under <5 ft ceiling height. ANSI does *not* use a 5-foot or 6-foot threshold for inclusion; the minimum for habitable space is 7 feet, and the 50% rule applies to the ≥7 ft portion. Option D correctly reflects both the sunroom’s inclusion and the attic’s treatment under ANSI. Options A, B, and C misstate the ceiling-height threshold or the area-weighting requirement.
Why This Is the Correct Answer
Per ANSI Z765-2021 § 4.1.2 and § 4.3.1, finished, enclosed, and conditioned spaces (like the sunroom) are included in GLA. For attics, § 4.3.2 states that finished attic areas are included in GLA only where ceiling height is ≥7 feet over at least 50% of the area — and the entire attic floor area is measured at floor level (not projected), with exclusions only for areas under <5 ft ceiling height. ANSI does *not* use a 5-foot or 6-foot threshold for inclusion; the minimum for habitable space is 7 feet, and the 50% rule applies to the ≥7 ft portion. Option D correctly reflects both the sunroom’s inclusion and the attic’s treatment under ANSI. Options A, B, and C misstate the ceiling-height threshold or the area-weighting requirement.
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