Square Footages
Finished or Real Estate Square Footage Parameters: Finished footage is the common term used for ‘saleable’ footage. These footages are used when discussing how big a home is, used for real estate transactions, and used by building departments and taxing authorities. Representing correct square footage is important. Below is a list of typically accepted parameters that are used by the real estate industry and by this project for finished square footage.
*Finished footage is measured to the outside of the exterior walls.
*Walls and typical construction within that exterior wall boundary are included. Finished footage is basically a gross area, not a net net interior wall to wall area. Note room sizes (below) are a net wall finish to wall finish dimension.
*Finished footage must be conditioned (heated and or cooled).
*Finished footage must follow the code rules for “habitable space” per the IRC. See section R303 Light, Ventilation and Heating, Section R304 Min Room Areas, Section R305 Ceiling Height.
*Lower level and basement footage is complicated. It being included is usually conditional on the exact grade condition and amount of daylight/glass present. See the design guide d6.4 for a graphic interpretation. And check with the local realtor association. Sometimes finished square footage in lower levels is devalued, and may or may not be included. This project includes finished square footage with a useful function located in a lower level qualifying as a story (a walkout basement). This project does not include space designated for utilities and mechanical equipment.
*Attic footage, often under sloped roofs, is frequently subject to the min ceiling height (5′) and average ceiling height (7′-6″) restrictions. The listed finished and living square footages will meet the code definition.
*Finished footage does not require a high level of finish to be included. Wall covering of some kind on the studs and electrical switches, lights, outlets are usually required, and sometimes floor covering.
*Stair area can be included for both the departure and arrival floors.
*Open space within a vaulted roof or ceiling cannot be included where there is no actual floor.
*Cantilever floors can be included only if the floor space is useful. Cantilever floors or bay windows with raised ‘seats’ cannot be included.
Design Square Footage: AKA Living Square Footage, includes the above real estate finished footage plus unconditioned yet finished square footage such as entry porches, breezeways, covered exterior living porches, and attached decks.
Construction Square Footage: Is measured to the face of foundation and face of framing based on what these drawings call ‘control dimensions’. They are for contractor(s) use and are labelled as construction footages.
Dimensions
Control Dimensions: These control dimensions refer to a consistent set of key corners exterior dimensions that track from foundation up to the roof. They are therefore floor to floor reference dimensions.
Design Plans: Exterior dimensions on design plans use these same control dimensions. Interior dimension-when and if present- are to face of finishes.
Construction Plans: Exterior dimensions on construction plans are to outside face of foundations and outside face of framing. Interior dimensions/partitioning are face of framing to face of framing. Exterior piers and posts are to outside faces and or centerpoints based on the specific construction.
Room Sizes
Design Plans: May show room sizes below room designations, and or may show room dimensions where appropriate and helpful. Note room sizes can be misleading for anything but spaces defined by 4 walls.
Construction Plans: Do not show room sizes. For very accurate dimensions of all spaces and rooms check the ‘walls+dimensions” floor plans in the construction sets. These dimensions are typically face of framing to face of framing. Deduct 1″ to arrive at very accurate finish inside dimensions.