Traditional Split
1000 sf up 2br 1ba
750 sf dn 1br 3/4ba

What gos in the grid

1000sf 2br 1ba or 1750 3br 1.75ba

Dont be afraid to post....It is very confusing to some!


This is going to be interesting!

Whatever is on the public records is a good indicator. Otherwise I use the full amount, I don't split anything up.

Depends on your state law, does your state require ansi?

This standard makes a clear delineation between above-grade square footage and below-grade square footage; nostatement of a house’s square footage can be made without that clear and separate distinction. Given the above-grade and below-grade distinction and the definition of grade, the committee acknowledges that this may result inhouses that–depending on topography, design, or grade line–have no calculated above-grade finished squarefootage derived from the method of measurement employed by this standard. This possible consequence arisesfrom the committee’s intent to quantify a house’s area while minimizing the likelihood of misinterpretation ormisapplication. Houses that are alternatively described as at grade or on grade are typically considered above-grade houses

If the downstairs part is 75% or more above grade it's all added together. If not, then just the upper portion would be included, with a note that the lower level is finished.

There has to be more oppinions

I actually own a bi-level and the lower level is considered finished living area. Here finished lower levels are added to sq. footage only if there is a walkout (egress).

realtorstw- I don't think this type of house is common in all parts of the country. Which is maybe why you're not getting the amount of opinions you thought you'd get?

NewBreedAgent- That's accurate for bi-level, not for a true split, where there would be more than two levels. At least that's the way I've taken the diffeent books I've read to mean it.

To address these issues, the best way to do a split foyer valuation is to compare it only to other split foyers. That is not always possible, of course.

Read the form carefully, including the fine print by the category in the grid. If the form specifically asks for above grade GLA, then 1000. The bedroom/bath count should also include only those rooms above grade.

I agree with KT (and so does the training of some BPO companies): The only way the two would be added together is if the below grade finished area is actually 75% above grade. That means that the only part of the finished area that you can count is the portion that is no more than two feet below ground. In other words, the house has no safe place in a tornado!

I have a split foyer listed right now that has part of the front of the house and the garage side above grade; but the side that is living area is about half below grade, as is most of the back. In this case, none of the lower level can be counted as above grade GLA. This house is a very common split foyer with a basement garage and steps from the driveway that go up to the front door.

On the other hand, I worked with one house that is built as a normal split foyer (drive-in garage and all), but the below grade portion is only a few inches below ground. The assessor card calls it a two story, and I did too. I got a QC on that one, because a former BPO only included the second story GLA, because it was a split foyer style. Thankfully, I had front and back photos of the house which clearly showed the grade, and QC agreed with me (and the county assessor) after reviewing those.

In my area the appraisers go by how much it is under the ground.As others have stated if the majority of it is above ground it's a lower level.If alot of it is under the ground it is considered an unfinished,partial,or finished basement.

At least it's this way in my state.

Split levels, tri-levels, and finished basements are really tough, because my MLS does not require the "level" category beside the room. If the listing agent calls it a 7 room, 4 bed, 2.5 bath and then does not indicate which level for the various rooms, I'm really left guessing. That probably means a family room, bedroom and one bath are on the lower level.

It's made even more difficult when total room count (another optional category) is not given.