Using PlanSnapper · 4 min read

How to Measure a Split-Level or Bi-Level Home in PlanSnapper

Split-level and bi-level homes have multiple partial levels at different heights, which makes measuring GLA more complex than a standard two-story home. Here is the right approach.

What makes split-levels and bi-levels tricky

A standard two-story home has two complete floors, one above the other. A split-level has multiple partial levels staggered at different heights. Some of those levels are fully above grade, some are partially below grade, and some may have portions on both sides of grade.

GLA only counts above-grade finished space. The same room can have an above-grade portion that counts and a below-grade portion that does not. Getting this right requires understanding which parts of each level are above grade.

Best approach: measure each level separately

If your floor plan shows each level as a separate drawing, measure each one individually in PlanSnapper.

• Get a separate floor plan image for each level (upper level, main level, lower level, etc.)
• Upload each one to PlanSnapper separately
• Set the scale on each level
• Record the square footage for each qualifying level
• Add together only the above-grade finished levels

What if the floor plan shows all levels on one image?

Some floor plan exports show all levels stacked on a single image or side by side. You need to separate them before uploading to PlanSnapper.

• Open the image in any image editor
• Crop each level out as a separate image
• Save each level as its own file and upload them one at a time

What counts as GLA on each level

For each level of a split-level or bi-level:

• Fully above-grade levels: count entirely as GLA if finished and meeting ceiling height
• Partially below-grade levels: only the above-grade portion qualifies as GLA. Below-grade space is excluded regardless of finish level.
• The lowest level on a bi-level: often partially or fully below grade. Check whether the exterior walls are above or below the ground line before including this level.
• Garages on any level: never count as GLA

When in doubt, consult with a licensed appraiser about which levels qualify for the specific property. The above-grade determination depends on the actual site conditions, not just what is shown on the floor plan.

Learn more

How to Measure a Split-Level Home Square Footage