What Counts Toward Gross Living Area (GLA) — And What Doesn’t

When it comes to appraising a home, one of the most misunderstood — and most important — factors is Gross Living Area, or GLA.

If you’re buying, selling, or just keeping tabs on your home’s value, understanding what counts and what doesn’t in your square footage can help you avoid surprises when the appraisal report lands on your desk.

What Does Count Toward GLA

According to industry standards — including the ANSI® Z765 guidelines now adopted by many lenders — GLA includes:

• Above-grade finished areas: This means the space must be fully above ground level.

• Heated with permanent, built-in systems: Spaces must have a reliable heat source connected to the home’s main system (portable heaters don’t count).

• Finished and livable: Includes drywall, flooring, finished ceilings — in other words, not just studs and subflooring.

• Accessible from the interior of the main house: You can’t count that finished room over the detached garage as part of the main GLA.

What Doesn’t Count Toward GLA

There are several spaces that might add value but aren’t counted in GLA:

• Below-grade finished spaces: Basements (even walk-out basements) are never included in GLA. They’re reported separately, even if fully finished and heated.

• Attics with insufficient ceiling height: ANSI standards require at least 7 feet in height for over 50% of the space to count as GLA.

• Enclosed porches, sunrooms, or additions without permanent heating: These are often listed separately.

• Garages or unfinished areas: Even if attached, garages don’t count toward GLA.

Why It Matters

Square footage isn’t just a number — it can impact:

• Your home’s market value

• How your property compares to similar homes

• Lending decisions (especially if the loan depends on meeting certain value or size thresholds)

Appraisers use precise measuring tools (often lasers!) and follow strict standards to determine the official GLA. Large enough discrepancies in reported square footage can translate to significant value differences in today’s market.

Bottom Line

Before listing, refinancing, or remodeling, it pays to understand what makes up your home’s GLA — and what doesn’t.

At Definitive Valuations, we’re here to help homeowners, real estate professionals, and lenders with accurate, certified measurement services and appraisals you can trust.

Ready to get your home measured or appraised? Contact us today! (256) 828-9275