Living space debate

[By your Builder]

While not a CA concern I am having a difference of opinion with a local architectural review board here in Virginia when it comes to calculating square foot living area. Most of our plans have a lot of open areas ( lofts with overlook's ), (Two story foyers) ect. we have in the past for permitting and general specifications used half of the square footages of these areas as the number entered into the total living space . We left in all the area of the stairs & stairwell.... After 22 years I am now wondering if what we have been doing is correct or if its a gray area,, Any and all comments will be much appreciated ..

Thanks in advance for your thoughts....

[dshall]

While not a CA concern I am having a difference of opinion with a local architectural review board here in Virginia when it comes to calculating square foot living area. Most of our plans have a lot of open areas ( lofts with overlook's ), (Two story foyers) ect. we have in the past for permitting and general specifications used half of the square footages of these areas as the number entered into the total living space . We left in all the area of the stairs & stairwell.... After 22 years I am now wondering if what we have been doing is correct or if its a gray area,, Any and all comments will be much appreciated ..

Thanks in advance for your thoughts....

A very confusing issue. Depends on the definition. Technically, if the floor area has a 14' ceiling ( I believe it is 14') the floor area should be counted twice.

[lbuttery]

all depends on what industry needs the calcs

builders, appraisers, real estate agents, HUD insurance agents, etc all look at it differently

IOW, there are many "offical" methods

Chief's method is described in the manual

but you can choose within the room dbx which rooms are included

I have been suggesting for many, many releases
that Chief create a "schedule" using the most common methods
and then we could which to use depending on the client

Lew

[dshall]

all depends on what industry needs the calcs

builders, appraisers, real estate agents, HUD insurance agents, etc all look at it differently

IOW, there are many "offical" methods

Chief's method is described in the manual

but you can choose within the room dbx which rooms are included

I have been suggesting for many, many releases
that Chief create a "schedule" using the most common methods
and then we could which to use depending on the client

Lew

Lew, you are talking gobbledy goop again. Please stop it. What is a common method? And what is CA to do? CA can't even define the floor area yet............ not their problem, so many variables and so many definitions ................... my gosh,

[Joe Carrick]

Floor area of all space should be counted, including lofts, mezzanines, stairs, etc. However, if the Stair starts on the 1st Floor and goes up to the 2nd Floor you only count it on the 1st Floor. If it continues from the 2nd Floor to the Third Floor then you also count it on the 2nd Floor but not on the 3rd. The "Open Below" Room is not Living Space.

IOW, think of it as the amount of Flooring Material (exclusive of Risers).

Chief actually does this quite well if you use the standard room types and don't change what Chief thinks should be counted.

[lbuttery]

Lew, you are talking gobbledy goop again. Please stop it

Scott:

I'll post any da*n thing I like and I don't need your permission

grow up !!!

Lew

[Joe Carrick]

A very confusing issue. Depends on the definition. Technically, if the floor area has a 14' ceiling ( I believe it is 14') the floor area should be counted twice.

Scott, That's as much gobbledy goop as what Lew said.

[Joe Carrick]

Sometimes Real Estate Appraisers will count 1/2 of Exterior Balconies and Porches, but that's just for figuring the cost value. They will also count 1/2 of Garage area.

[dshall]

Lew, you are talking gobbledy goop again. Please stop it

Scott:

I'll post any da*n thing I like and I don't need your permission

grow up !!!

Lew

Sorry Lew, post as much gobbledygook goop as you want.

[lbuttery]

scott:

I will

just for the record

here are a number of prior threads, where others state that there are multiple
"official" methods

http://www.chieftalk.com/showthread....t=living+space

http://www.chieftalk.com/showthread....t=living+space

http://www.chieftalk.com/showthread....t=living+space

http://www.chieftalk.com/showthread....t=living+space

http://www.chieftalk.com/showthread....=living%20area

there are many more, but these should suffice...

Lew

[Joe Carrick]

Note that most of Lew's links are not really defining "Official Methods".

The sloping ceiling below 5 feet is a red herring as well. The IRC simply states that such area shall not be considered as contributing to the "Minimum Required Area" of a room. It doesn't say that it's not "Living Space".

[perryh]

Just bring up a room finish schedule with a standard room s.f. method, then you can choose the rooms you want to include in that schedule or not,. Very helpful for room additions. I do it on every plan and it builds as you draw it.

[lbuttery]

Note that most of Lew's links are not really defining "Official Methods".


Joe:

ummm, read them again....

Lew

[Glenn Woodward]

While not a CA concern I am having a difference of opinion with a local architectural review board here in Virginia when it comes to calculating square foot living area. Most of our plans have a lot of open areas ( lofts with overlook's ), (Two story foyers) ect. we have in the past for permitting and general specifications used half of the square footages of these areas as the number entered into the total living space . We left in all the area of the stairs & stairwell.... After 22 years I am now wondering if what we have been doing is correct or if its a gray area,, Any and all comments will be much appreciated ..

Thanks in advance for your thoughts....

These things shouldn't be open to interpretation.
There should be a definition in the relevant code.
If you don't know where it is, you should ask the review board on what basis they are basing their calculations - they can't just pull a definition out of the air.

Here in Oz, we count inside external walls, don't count stairs (ground floor or upper floors) or storage, or open below - but it is all well defined in the codes.

[moak]

There is an ANSI standard for this.
ANSI Z765-2003
It,s light on the gobbeldy and guaranteed gook free.