Hey everyone, Mike Giampa here with DC Metro Appraisals.
I’m a state-certified residential appraiser licensed in Virginia, Maryland, and DC, and I’ve personally measured over 15,000 homes in the last 30+ years across Northern Virginia, DC & MD.
One of the biggest arguments I run into is square footage – specifically, “Why doesn’t my beautiful finished basement count in the appraisal?”
Let me break it down straight:
Gross Living Area (GLA) is any living area that is heated, at or above ground level, and within the main contiguous areas of the home. Finished space above a detached garage? Doesn’t count. Basement? Doesn’t count as GLA – even if it’s gorgeous.
Why? Because Fannie Mae, Freddie Mac, and the lending world want apples-to-apples comparisons. Finished basement gets credit as finished area, but it’s reported separately – not in the official GLA number. Homeowners get mad because real estate agents almost always include the basement in their “total square feet” to make the house sound bigger for marketing. Agents know the rules – they’re just not held to the same USPAP and ANSI standards we appraisers are.
I measure every house to strict ANSI standards without fail.
That means: heated finished areas with at least 7-foot ceilings, and in sloped-roof rooms, at least 50% of the room must have 5-foot height with a 7-foot peak. Anything below grade is basement – period. Even walk-out basements or additions that are on grade but only accessed from the basement level? Still counted as basement. No exceptions in my book.
Split-levels in Fairfax and Prince William? Main level is almost always on grade and counts. Upper level bedrooms count. The lowest level with the rec room? Basement – doesn’t go in GLA.
Fairfax County tax records? They usually match pretty close, but not always.
I just had a case where the county was off by 200 square feet. A realtor paid me $175 for a measurement report that confirmed the appraisal and I were within 15 feet of each other – and that saved their deal. I almost never hear the details when GLA disagreements cause negotiation drama. I just show up, laser in hand, measure accurately, and report the facts.
Bottom line: If you need the real ANSI-compliant square footage measurement for divorce, date-of-death, estate, pre-listing, or tax appeal – don’t guess.
I measure to ANSI standards without fail or error. If the county is wrong (and it happens a lot), the owner can take it up with them.
All my private on-site appraisals include a full measurement.
Standalone measurement services for realtors or homeowners start at $175.
Give me a call if you want it done right the first time.
Mike Giampa
Certified Residential Appraiser – DC ∙ Maryland ∙ Virginia
DC Metro Appraisals
Private appraisals only
703-350-2542 | mtg@myappraisalservice.com