When you’re in the market to buy or sell a home, understanding the square footage is crucial. It’s one of the key factors that can influence your decision, and appraisers need to get it right. But there’s a common question that often pops up: Does square footage include the garage? It’s a source of confusion for many, and it’s essential to clear up what square footage actually means in real estate listings and appraisals.
What is Square Footage in Real Estate?
Defining Square Footage
In residential real estate, square footage refers to the total area of a home’s living space. It’s a measurement of the space within the walls of the house that’s used for day-to-day living. This includes areas like bedrooms, living rooms, kitchens, and bathrooms.
Measuring Square Footage
Square footage is typically measured in two ways: living area and total area. The living area is the space that’s considered habitable and includes all the rooms mentioned above. The total area, on the other hand, may consist of additional spaces like garages, porches, or unfinished basements.
Gross Living Area vs. Total Heated Area
There’s a distinction between gross living area (GLA) and total heated area. GLA is the space that’s finished and heated, while the total heated area may include unfinished but heated spaces like basements or attics.
Appraisers and Industry Standards
Appraisers play a crucial role in determining a home’s square footage. They follow industry standards like those set by the American National Standards Institute (ANSI) or local regulations to ensure accuracy. These standards help ensure consistency in how square footage is measured and reported.
Why Accuracy Matters
Getting the square footage right is essential for several reasons. It affects financing, as lenders use it to determine loan amounts. It also impacts resale value, as buyers consider square footage when making offers. It is also used for property tax assessments, which can have long-term financial implications for homeowners.
Does Square Footage Include the Garage?
The Direct Answer
Let’s get straight to the point: generally, garage square footage is not included in official living area measurements. That’s right, when you see the square footage listed for a home, it typically doesn’t include the garage space.
Industry Standards
This exclusion is based on industry standards, such as ANSI Z765, which defines a “finished living space” as an area that is finished, heated, and suitable for year-round living. Garages, being primarily used for parking and storage, don’t meet these criteria.
Attached vs. Detached Garages
There’s a slight difference in how attached and detached garages are treated. Attached garages are more likely to be included in the total area of a home, while detached garages are almost always excluded from both living area and total area measurements.
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Categorizing Garages
Garages are categorized as unconditioned space, meaning they’re not heated or cooled like the rest of the home. This is why they’re typically excluded from square footage calculations. However, if a garage is finished and conditioned, it may be partially included in some instances.
Exceptions and Conversions
There are exceptions to the rule. If a garage has been converted into a living space with proper heating, cooling, and finishing, it may be included in the square footage. For example, an in-law suite or a finished bonus room above the garage could be counted.
Examples and Case Studies
To illustrate this, let’s consider a few examples:
- A 2,000 square foot home with a 400 square foot attached garage would typically be listed as 2,000 square feet, with the garage mentioned separately.
- A home with a detached 3-car garage would have the garage space completely excluded from the square footage.
- A home with a finished and heated bonus room above the garage might have that space included in the total square footage, while the garage below it would still be excluded.
Expert Insights
Real estate experts and appraisal guidelines support this standard practice. According to the Appraisal Institute, “Garages, whether attached or detached, are not included in the gross living area of a home.” Similarly, the National Association of Realtors states, “Square footage measurements should only include finished, heated, and livable space.”
Impact of Garage Square Footage on Home Value and Listings
The Importance of Garages
Even though house garage square footage isn’t included in the official living area, it still plays a significant role in home valuation. Garages are a desirable feature for many buyers, and they can impact the perceived value of a home.
Listing Garage Spaces
Real estate agents often list garage spaces separately, using terms like “2-car garage” or “400 sq ft garage.” This allows them to highlight the garage as a selling point without inflating the overall square footage of the home.
Marketing Strategies
Including garage size in marketing materials can be an effective strategy. It helps buyers visualize how they might use the space, making the home more appealing. However, it’s essential to be transparent about what’s included in the square footage and what’s not.
Buyer Perception
Buyers may perceive a home with a large garage as more desirable, even if it doesn’t contribute to the official square footage. An oversized garage is a bonus, especially for those with multiple vehicles or hobbies that require storage space.
Insurance and Property Taxes
Garage square footage can also impact insurance premiums and property taxes. Insurance companies may consider the garage when calculating coverage, and local tax authorities may include it in assessments. Homeowners need to understand how their garage space is treated in these calculations.
Regional Variations
There may be regional variations or exceptions to how garages are treated in square footage calculations. In some areas, finished and heated garages may be more likely to be included, while in others, they’re always excluded. It’s essential to be aware of local practices when buying or selling a home.
How to Calculate Square Footage Accurately at Home with Garage Considerations
Step-by-Step Guide
If you want to measure your home’s square footage accurately, follow these steps:
- Gather your tools: You’ll need a tape measure or laser measure, a notepad, and a calculator.
- Measure each room: Start with the living areas, measuring the length and width of each room and multiplying to get the square footage.
- Include all living spaces: Don’t forget to measure hallways, closets, and other finished, heated areas.
- Exclude non-living spaces: Garages, unfinished basements, and attics should be measured separately and not included in the living area square footage.
- Add up the totals: Once you’ve measured all the living spaces, add up the square footage to get the total.
Living Spaces vs. Total Building Footprint
When measuring, it’s important to distinguish between living spaces and the total building footprint. The living spaces are what’s typically reported as the home’s square footage, while the total footprint may include additional areas like garages or porches.
Tools and Equipment
For accurate measurements, consider using a laser measure. These devices can quickly and precisely measure distances, making the process easier and more reliable. A good old-fashioned tape measure can work too, but it may be more time-consuming and prone to errors.
Measuring Garages Separately
When measuring your home, be sure to measure the garage separately. Note its dimensions and square footage, but keep it distinct from the living area calculations. If you’re listing your home for sale, you can include the garage dimensions in the listing to give buyers a complete picture of the property.
When to Hire a Professional
If you’re unsure about measuring your home’s square footage or if you’re preparing for an appraisal, it’s a good idea to hire a professional. Appraisers and home inspectors have the expertise and tools to measure accurately and ensure your home’s square footage is reported correctly.
Common Misconceptions and FAQs About Square Footage and Garages
Addressing Common Questions
Let’s tackle some of the most common questions and misconceptions about square footage and garages:
- Can an unfinished garage count as square footage? No, an unfinished garage is not considered part of the living area square footage. It’s typically excluded from calculations, as it’s not finished or heated.
- What about carports or workshop spaces attached to the home? Like garages, carports, and attached workshop spaces, these areas are usually excluded from living area square footage. They’re considered unconditioned spaces and not suitable for year-round living.
- Does an in-law suite in a converted garage count? If the in-law suite is finished correctly, heated, and cooled, it may be included in the square footage. However, the garage space that’s not part of the suite would still be excluded.
- How do builders vs. appraisers differ in square footage counts? Builders may use different methods for calculating square footage, sometimes including unfinished or unheated spaces. Appraisers, on the other hand, follow industry standards and typically only include finished, heated living areas.
Debunking Myths
There are a few myths floating around about including garages in square footage:
- Myth: Adding a garage increases the home’s square footage. While a garage can add value to a house, it doesn’t increase the official living area square footage.
- Myth: All garages are treated the same in square footage calculations. As we’ve seen, attached and detached garages may be treated differently, and finished vs. unfinished garages can have different impacts on square footage.
- Myth: Square footage is the only factor that matters in home valuation. While square footage is important, it’s just one of many factors that contribute to a home’s value. Location, condition, amenities, and market trends all play a role.
Quick Answers for Common Concerns
If you have any of these common concerns, here are some quick answers:
- Concern: The listed square footage seems too high. Double-check the listing to see if it includes the garage or other non-living spaces. If you’re still unsure, ask the real estate agent or request an appraisal.
- Concern: The garage is a big selling point, but it’s not included in the square footage. While the garage isn’t part of the official living area, it can still be highlighted in the listing and marketing materials. Buyers will appreciate knowing about the garage space, even if it doesn’t contribute to the square footage.
- Concern: I’m converting my garage into a living space. How will that affect the square footage? If you properly finish and heat the converted space, it may be included in the square footage. However, it’s best to consult with an appraiser or real estate professional to ensure it’s reported correctly.
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