Greetings,
I have a real good client that is requesting a cost for a ALTA and this time, among some other Table A Options, they requested Option 7(b)(2) gross floor area of all buildings.
Having never done a ALTA where this option was selected, I am assuming I would need to measure the floor area each individual room, hall and closet inside the building.
In the past, architectural plans were provided by the seller to the buyer and that was sufficent.
Has anyone certified to Option 7 (b)(2) and what were the pitfalls or issues if any? Did you provide a room by room area breakdown or a cumlative area?
I was thinking about either measuring the interior via my Leica handheld laser or running a traverse thru the building and using reflectorless to measure and locate the walls/floor space.
Any suggestions would be appreciated.
Bob
Give them a call and see if they really need that. If so, ask them what they want exactly.
Measurements of every room requires access to every room.
Let them know what that additional cost will be. If you don't want to do it, price it high.
I have seen that box checked more than once, and I always get out of having to do it. Never had a deal breaker because of it. Just my experience - maybe I've been lucky.
I'm not real sure but I think that gross floor area includes the area under all the non-structural partition walls inside the building.
I think that may be over doing it. The times I have certified to the same I have also put a note on the survey stating that the square footage is based on the outside dimensions and that architectural plans were not available at the time of the survey. I have never seen where this has been an issue. In the event that this option may be for rent/lease purposes then that was usually discussed before and a additional fee be quoted. I would (and have done before) require the client to provide access to all units. Generally this is done for strip mall type sites (et al) so the owner can base a fee on each unit for rents.
There have been times where I was asked to verify the square footage for a challenge to an already existing lease agreement. The few times I have done this there were many existing changes to the original floor plan (ie wall units for display etc.). These types of modifications appeared to make the floor space less than what they were prior to the modifications so the tenant could have his rent reduced. Those can turn into a mess.
Gross Floor Area Is Simple
It is the exterior dimensions of each floor. It includes walls, open shafts, and staircases. It may or may not include basement area. It is generally what is assessed, what is rented and what zoning is concerned with.
Net area requires all the interior measurements. I would always defer that to an architect.
Paul in PA
Gross Floor Area Is Simple
When I did an ALTA of a new multi-plex theater, they wanted that. I gave them the exterior footprint area, and the architect gave them a cert for the interior.
Let the archi do that.
Gross Floor Area Is Simple
Yep, Paul is correct. It would be the "footprint" of the building.
Gross Floor Area Is Simple
But wouldn't the exterior be used under 7(b)(1)? It appears they are asking for the square footage of the floor area.
Up till now I have done what most of you have done and that was compute the area based on the exterior building dimensions with the appropiate note included. At this point I don't know the specifics of the property or building or buildings. I will be calling the client up in the morning and talk with him.
Worthwhile reading?
Gross Floor Area Is Simple
> But wouldn't the exterior be used under 7(b)(1)? It appears they are asking for the square footage of the floor area.
>
> Up till now I have done what most of you have done and that was compute the area based on the exterior building dimensions with the appropriate note included. At this point I don't know the specifics of the property or building or buildings. I will be calling the client up in the morning and talk with him.
7(b)(1) is just the gross SF of the footprint of the building
7(b)(2) is that plus a similar number for each additional floor of the building, not interior areas. i.e. the total gross area of all floors as a single number.
I have had to do them before. Such an area when no blueprints are available and the floors are not the same sizes add considerably to the costs of completing the survey. Be sure to advise your client that such a request is NOT inexpensive.