GLA Calculator

Above grade and finished

Only above-grade, finished, heated and cooled space counts as GLA under ANSI Z765. Basements and garages are always excluded regardless of finish level.

Ceiling height requirements

Rooms with sloped ceilings (attics) must have 7ft+ height over at least 50% of the floor area. See vaulted ceiling rules for more detail.

Required since 2022

Fannie Mae and Freddie Mac mandated ANSI Z765 compliance for all appraisals starting April 2022. Learn more in our GLA and appraisal standards guide.

Does a finished basement count as GLA?

No. Under ANSI Z765-2021, finished basements are always excluded from GLA regardless of how well-finished they are. Only above-grade, finished, heated and cooled living space qualifies. Basements must be reported separately on appraisal forms.

Does a finished attic count as GLA?

It depends. A finished attic counts as GLA only if it meets these requirements: (1) it is accessible via permanent stairs, (2) ceiling height is at least 7 feet over 50% or more of the floor area, and (3) it is heated and cooled to the same standard as the rest of the home.

Is an attached garage included in GLA?

No. Garages. Attached or detached, finished or unfinished. Are always excluded from GLA under ANSI Z765. They are reported separately on appraisal forms as garage square footage, not GLA.

When did ANSI Z765 become required?

Fannie Mae and Freddie Mac mandated ANSI Z765-2021 compliance for all single-family appraisals submitted on or after April 1, 2022. All appraisers preparing reports for GSE lending must follow this standard.

Does a sunroom count as GLA?

Only if it is above grade and heated and cooled to the same standard as the main living areas. A three-season room or screened porch does not qualify. A sunroom with a mini-split or full HVAC connection generally does qualify.