An appraiser measures a single-family residence using ANSI Z765-2021 and calculates a GLA of 2,460 sf. Later, the client provides county tax records showing 2,680 sf. The appraiser verifies that the tax record includes a 220-sf detached garage with a finished office space above (accessed only by exterior stairs and lacking interior connection to the house). How should the appraiser reconcile this discrepancy?
Correct Answer
B) Retain the ANSI-based 2,460 sf GLA and exclude the 220-sf office because it is not directly accessible from the main dwelling.
ANSI Z765-2021 § 3.1 defines GLA as 'the total area of finished, above-grade residential space that is connected to the main dwelling by interior means of access.' The office is accessed only by exterior stairs and lacks interior connection — thus, it is excluded from GLA per ANSI, regardless of finish or conditioning. USPAP Advisory Opinion 21 emphasizes that appraisers must identify and explain discrepancies but must not defer to non-ANSI sources when ANSI is the selected standard. Option B correctly applies ANSI. Option A violates USPAP by uncritically adopting non-ANSI data. Option C misreads ANSI’s access requirement. Option D improperly delegates measurement responsibility to tax records, contrary to USPAP SR 2-2(a)(iii).
Why This Is the Correct Answer
ANSI Z765-2021 § 3.1 defines GLA as 'the total area of finished, above-grade residential space that is connected to the main dwelling by interior means of access.' The office is accessed only by exterior stairs and lacks interior connection — thus, it is excluded from GLA per ANSI, regardless of finish or conditioning. USPAP Advisory Opinion 21 emphasizes that appraisers must identify and explain discrepancies but must not defer to non-ANSI sources when ANSI is the selected standard. Option B correctly applies ANSI. Option A violates USPAP by uncritically adopting non-ANSI data. Option C misreads ANSI’s access requirement. Option D improperly delegates measurement responsibility to tax records, contrary to USPAP SR 2-2(a)(iii).
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