Why Your Appraiser Measured Less Square Footage Than the Tax Record
If you’ve ever had a home appraisal and noticed that the appraiser’s square footage measurement is less than what the tax record shows, you’re not alone. This is a common point of confusion for homeowners. Understanding why this happens can help prevent stress and surprises during the appraisal or selling process.
1. Appraisers Measure to Industry Standards
Appraisers follow strict measurement guidelines established by ANSI (American National Standards Institute) as of April 1, 2022. These standards ensure consistency, accuracy, and fairness in property measurements. Tax records, on the other hand, are often based on builder plans or rough estimates that can include areas that are not considered livable space by ANSI standards.
2. Tax Records Often Include Non-Livable Areas
County appraisal districts (CADs) sometimes include spaces in their reported square footage that an appraiser must exclude under ANSI rules. These can include:
- Enclosed patios or sunrooms
- Attic or mechanical areas not considered livable
- Garages or storage areas
While these areas add functionality to your home, they generally do not count toward the Gross Living Area (GLA) used for appraisals.
3. Appraisers Exclude Certain Spaces
To meet ANSI livable criteria, space must be:
- Finished, heated/cooled, and directly accessible from the main living area (contiguous)
- Have a ceiling height of at least 7 feet in most areas, with second floors requiring 50% or more at 7 feet or higher. Any area with a ceiling height of less than 5 feet must not be counted as livable area.
Because of these requirements, appraiser measurements frequently report a smaller GLA than the county tax record.
4. Why This Matters for Homeowners
When an appraiser measures a property to ANSI standards—whether for a mortgage transaction or a general-purpose assignment—you can be confident that other appraisers following the same standards will produce very similar results. ANSI standards help eliminate ambiguity and provide consistent, reliable measurements for the market.
However, in our area, CAD sketches are not publicly available. As a result, we often have no way of knowing exactly why an ANSI-compliant measurement differs from the CAD record. This lack of access makes it especially important for homeowners and Realtors to verify a property’s true GLA to avoid future issues related to over- or under-reported square footage.
✅ Tip for Sellers & Buyers:
If you notice a significant discrepancy between an appraiser’s measurement and the tax record, speak directly with the appraiser. They can explain which areas were included or excluded and why.
By understanding the difference between tax record square footage and appraiser-measured GLA, homeowners can avoid confusion and make better-informed decisions when selling, buying, or refinancing a home.
