GLA and Measurement Standards · 5 min read

How to Calculate GLA for a Raised Ranch or Split-Entry Home

Raised ranch and split-entry homes are among the most commonly misreported property types for square footage. The lower level looks like living space, but depending on grade, it may not qualify as GLA under ANSI Z765. Here is how to handle it correctly.

What is a raised ranch or split-entry home?

A raised ranch (also called a split-entry or bi-level) is a home where the entry is at mid-level -- you walk in and immediately face a short staircase going up or down. The upper level is fully above grade. The lower level is typically partially or fully below grade, even if it has windows and feels like finished living space.

This is different from a split-level, where multiple floors are staggered at different heights. In a raised ranch, the two main living areas are separated by half a staircase and are on opposite sides of grade.

The ANSI Z765 rule: grade determines GLA

Under ANSI Z765, only above-grade space counts as GLA. “Above grade” means the floor is at or above the exterior ground level on all sides. If any portion of the lower level is below grade -- meaning the exterior ground is higher than the floor on any wall -- that space does not count as GLA, regardless of how finished it is.

For a typical raised ranch, the lower level is at least partially below grade. Even if it has carpet, drywall, full bathrooms, and large windows, it cannot be included in the GLA figure for an appraisal report. It must be reported separately as below-grade finished area (BGFA).

How to determine if the lower level is above or below grade

Walk around the exterior of the home. Look at where the ground meets the foundation on each side. If any exterior wall of the lower level has ground above the floor level, that floor is below grade.

In a raised ranch where the front of the lower level has windows just above ground level, the back of the home often has ground well above the lower floor. That lower level is below grade on at least one side and does not count as GLA.

If the lower level is completely above grade on all four sides -- meaning the ground drops away enough that the entire floor is exposed -- it may qualify as above-grade and count as GLA. This is uncommon for raised ranches built into hillsides but possible for homes on flat lots with walk-out configurations.

How to report a raised ranch correctly

For a typical raised ranch where the lower level is below grade:

• GLA: Upper level only (above-grade finished area meeting ceiling height requirements)
• Below-grade finished area: Lower level square footage, reported separately
• Total finished area: The sum of GLA + BGFA (used for cost approach but not the GLA line)

On a URAR form, the GLA line reflects only above-grade area. The below-grade finished area is reported in the basement section. Fannie Mae is explicit that these figures must be kept separate and not combined into a single GLA total.

Common mistake: combining both levels

The most common error with raised ranches is adding both levels together and reporting the total as GLA. This overstates GLA, which affects comparability and can create appraisal issues when reviewing comps. Zillow and MLS listings frequently make this error -- they show the combined total finished area as “square footage” without distinguishing grade.

When selecting comparables for a raised ranch, make sure the comps are being measured the same way. A comparable raised ranch reported at 2,400 sq ft of GLA (both levels combined) is not comparable to one reported at 1,200 sq ft of GLA (upper only) -- they may be the same physical home measured differently.

How to measure a raised ranch in PlanSnapper

Measure each floor separately using separate polygons. Trace the upper level perimeter as your GLA measurement. Trace the lower level perimeter separately and note it as below-grade finished area.

PlanSnapper supports multiple polygons on the same floor plan, so you can measure both levels, label them clearly, and export both figures. The GLA calculation is whatever you designate as above-grade -- PlanSnapper does not make grade determinations automatically; that requires the appraiser's on-site judgment about the exterior grade condition.