How do you measure a tri-level home for appraisal?

To measure a tri-level home for appraisal, evaluate each of the three levels separately to determine whether it is above grade or below grade. Levels that are at or above the exterior grade line on all sides count toward GLA. Levels that are below grade on any wall are excluded from GLA and reported as below-grade finished area. Measure each qualifying above-grade level separately and sum them for total GLA.

FAQ · 6 min read

How to Measure a Tri-Level Home for Appraisal

Tri-level homes -- sometimes called split-entry or raised ranch variations -- have three distinct floor levels offset by half a story from each other. Measuring GLA requires evaluating each level individually for grade status, then summing only the above-grade levels. Here is the step-by-step process.

What makes tri-level homes complex to measure

A standard two-story home is straightforward: measure the first floor footprint, measure the second floor footprint, add them. A tri-level complicates this because the three levels are offset -- each sits at a different elevation -- and the grade relationship varies by level.

The most common tri-level configuration:

Upper level: Bedrooms and bathrooms, typically one half-story above the main level
Main level: Living room, kitchen, dining -- at or near grade entry
Lower level: Family room, utility area, or garage -- one half-story below the main level

The grade question applies to each level: is the floor at or above exterior grade on all sides? The answer determines whether each level counts as GLA.

Step 1 -- Determine grade status for each level

Walk the exterior of the home and evaluate the grade line around the entire perimeter for each level:

Upper level: Usually above grade on all sides -- counts as GLA if it meets finish and ceiling height requirements.
Main level: Typically at or above grade on all sides, especially if the entry is at grade -- counts as GLA.
Lower level: This is the critical question. If any wall of the lower level is below the exterior grade line, the entire lower level is below grade and excluded from GLA. In many tri-levels, the lower level is partially or fully below grade on the uphill side of the lot.

The term “tri-level” does not mean three floors of GLA. Some tri-levels have two above-grade levels and one below-grade level. Some have all three above grade. The geometry of the lot -- especially on sloped sites -- determines the outcome.

Step 2 -- Measure each above-grade level separately

For each level that qualifies as above-grade:

Measure the exterior footprint (ANSI Z765 uses exterior dimensions, not interior)
Subtract any areas that do not qualify -- attached garages, open porches, areas under minimum ceiling height (<7 feet in most of the living space)
Record the square footage for that level

In a tri-level where the upper and main levels are above grade and the lower level is below grade, GLA = upper level sq ft + main level sq ft.

Step 3 -- Report below-grade levels separately

The lower level -- if below grade -- is reported as below-grade finished or unfinished area, not GLA. On the URAR form, this goes in the basement section. If the lower level is finished (family room, bedroom, bathroom), it is finished below-grade area and gets a contributory value adjustment in the comparable grid.

Common mistakes on tri-level measurements

Assuming all three levels are GLA. The word “level” does not mean above grade. Always evaluate each floor independently.
Using interior dimensions. ANSI Z765 requires exterior dimensions. Measure the outside of the structure, not the inside of each room.
Ignoring garage area. Attached garages are excluded from GLA even if they are on an above-grade level. The garage walls are part of the structure but the garage area itself does not count.
Missing the half-story offset. Because tri-level floors are offset, each level has a different footprint shape and the footprints may not stack directly. Measure each independently rather than assuming they match.

Measuring a tri-level with PlanSnapper

If you have floor plans for a tri-level home -- from a CubiCasa scan, Matterport export, or any other source -- PlanSnapper's multi-polygon mode lets you measure each level on a separate polygon. Trace the upper level, trace the main level, and trace the lower level as separate shapes. Label each polygon by level and grade status. PlanSnapper totals each polygon separately so you can sum GLA from the qualifying levels only.

For appraisers, this creates a clean, documented measurement for each level that can be referenced in the workfile.