FAQ · 5 min read

Pool House Square Footage: Does It Count Toward GLA?

Short answer: no. A pool house is a detached structure and does not contribute to the Gross Living Area of the main dwelling. But it does add value -- appraisers just handle it differently. Here is what you need to know.

Why a pool house is excluded from GLA

Under ANSI Z765-2021, Gross Living Area is defined as the above-grade finished living area of the main dwelling. Detached structures -- including pool houses, guest cottages, carriage houses, and studios -- are not part of the main dwelling, so they do not count toward GLA.

This rule holds regardless of how finished, heated, or functional the pool house is. A fully finished pool house with a bathroom, kitchenette, and HVAC is still a detached accessory structure. Its square footage is reported separately.

How appraisers report pool house square footage

On the standard URAR (Form 1004), pool houses and other detached accessory structures are reported in the Site section under "Other site improvements" or described in the improvements section as outbuildings. The appraiser notes the structure's size, condition, and features.

Some appraisers also use the Additional Features section to describe the pool house and explain how it contributes to value. The key is that it must be clearly distinguished from the main dwelling GLA.

Does a pool house add value?

Yes -- but the amount depends heavily on the market. In high-end residential markets where pools and pool houses are common, the contribution can be substantial. In markets where they are rare or considered over-improvements for the neighborhood, the contribution may be minimal.

Appraisers capture pool house value through the sales comparison approach by:

• Finding comparable sales that also have pool houses or similar accessory structures
• Adjusting the comparables that lack a pool house downward (or adjusting the subject upward) to reflect the value difference
• Using paired sales analysis to isolate the pool house contribution if direct comps are not available

The pool itself is handled separately from the pool house -- pools are typically noted and adjusted for as a site improvement, not a structural feature.

What if the pool house is connected by a covered walkway?

A covered walkway, breezeway, or enclosed connector between the main house and a pool house does not make the pool house part of the main dwelling. Under ANSI Z765, the determining factor is whether the structure is part of the primary living unit -- not whether it is physically attached by a covered path.

However, if a structure is fully attached to the main dwelling (sharing a common wall with no separation), the analysis becomes more nuanced. In that case, the appraiser must determine whether the attached space meets the criteria for GLA (above grade, finished to habitable standards, accessible from the main living area) or whether it functions as a detached-style accessory space regardless of the connection.

Pool house vs. ADU: what is the difference?

The distinction matters for lending and valuation purposes:

• Pool house: A recreational structure ancillary to the pool. Not typically designed or permitted as a dwelling unit. Does not count as GLA. Value captured as an outbuilding adjustment.
• ADU (Accessory Dwelling Unit): A separate, self-contained dwelling unit with its own kitchen, bathroom, and sleeping area -- designed for habitation. Permitted as a residential unit. Treated differently in appraisal (income approach, separate living unit disclosure on the 1004 or use of 1025 form).

If a pool house has been converted to a rentable unit with a full kitchen and bathroom, it may qualify as an ADU -- which changes how the appraiser approaches the valuation significantly.

Measuring a pool house

Appraisers typically measure pool houses the same way as the main structure -- exterior dimensions, length times width, adjusted for shape. The measurement is used to support the description in the report and comparable adjustments, not to add to GLA.

If you have a site plan or floor plan that includes the pool house, you can measure it separately from the main dwelling and note both figures independently.

Related resources

• ADU Square Footage: Does an Accessory Dwelling Unit Count as GLA?
• What Counts as GLA? The Full Breakdown
• Does a Deck or Patio Count as Square Footage?
• How to Measure a Garage for Appraisal
• ANSI Z765 Square Footage Standard: Full Explainer
• GLA vs Total Square Footage: What Is the Difference?
• ANSI Z765 vs BOMA: Square Footage Standards Compared