When it comes to buying or selling a home, one of the most important numbers you’ll encounter is the square footage of the property. This figure plays a critical role in determining a home’s value, influencing everything from listing prices to property taxes. But here’s the catch—what exactly counts toward square footage? One area of frequent confusion is whether attached garages are included in a home’s garage square footage.
Understanding Square Footage in Real Estate
Square footage is the foundation of home valuation, and knowing how it’s calculated is essential. Let’s break down what square footage means and how it’s measured in the real estate world.
What Is Square Footage?
Square footage refers to the total area of a home’s livable space. It’s typically calculated by measuring the length and width of a room or area and multiplying them together; however, not all spaces in a home count toward this number.
Finished vs. Unfinished Spaces
In real estate, square footage is often divided into finished and unfinished spaces:
- Finished square footage: Includes areas that are heated, have finished walls, flooring, and ceilings, and are considered suitable for year-round living (e.g., bedrooms, living rooms, kitchens).
- Unfinished square footage: Includes areas like basements, attics, or house garages that are not fully completed or livable.
Who Determines Square Footage?
Several professionals handle square footage measurements, including:
- Appraisers: Ensure accurate reporting for loans and valuations.
- Real estate agents: Highlight square footage in property listings.
- County records: Maintain official property records based on blueprints or prior measurements.
Why Accurate Square Footage Matters
Getting square footage right is vital because it directly affects a home’s marketability, value, and appeal. Buyers want to know how much livable space they’re purchasing, and sellers need accurate numbers to justify their asking price. Even property taxes are often tied to the total square footage listed in county records.
Are Attached Garages Included in Square Footage?
Now, let’s tackle the burning question: Are attached garages included in square footage? The short answer is, in most cases, no. However, there’s more to the story.
Industry Standards for Attached Garages
By industry standards, attached garages are not included in the finished square footage of a home. This is because garages typically do not meet the criteria for livable space. For example, most garages lack heating, insulation, finished flooring, or other features that make them suitable for everyday living.
Guidelines from Real Estate and Appraisal Organisations
Various organisations provide guidelines on square footage measurement. Here’s what some of the major ones say about garages:
- ANSI (American National Standards Institute): Excludes garages from finished square footage because they are not considered livable areas.
- MLS (Multiple Listing Service): Typically requires that square footage only include finished, livable spaces.
- FHA (Federal Housing Administration): Does not count garages as part of the finished living area in appraisals.
Local and Regional Variations
While national standards exist, local and regional rules may vary. For example, some tax assessors might include garages in a property’s total square footage for tax purposes, even if they don’t qualify as finished space. Always check with local authorities or a real estate professional to understand the specific rules in your area.
How Garages Are Documented in Listings
Although garages are excluded from finished square footage, they are still an essential part of a property. In real estate listings garages are often listed separately, with details such as:
- Garage size (e.g., one-car, two-car, or three-car garage)
- Square footage of the garage
- Features like insulation, heating, or storage options
Case Studies: The Impact of Garage Inclusion
Let’s consider two scenarios to illustrate this point:
- Case 1: Excluding the Garage
- A 2,000-square-foot home with a 400-square-foot garage would be listed as 2,000 square feet of finished space, with the garage noted separately.
- Case 2: Including the Garage
- If the same home’s garage were mistakenly included, it might appear as 2,400 square feet in listings, leading to potential confusion and overvaluation.
Factors Influencing Garage Inclusion in Square Footage
Various factors can affect whether a modern house garage is ever considered part of a home’s square footage. Let’s dive into some of the key considerations.
Attached vs. Detached Garages
- Attached garages: Share a wall or roofline with the main house, but still don’t count toward finished square footage unless converted into livable space.
- Detached garages: Standalone structures that are generally treated as separate outbuildings, not part of the home’s square footage.
Finished vs. Unfinished Garages
Garages that are insulated, heated, and finished with drywall or flooring may qualify as livable space if they meet local building codes. However, this is rare and typically requires a formal conversion process.
Garage Conversions
When homeowners convert garages into living spaces (e.g., a guest room or home office), they may be added to the finished square footage—provided the work complies with building codes.
Local Building Codes and Tax Assessments
Local authorities, such as tax assessors or building inspectors, have the final say on what counts as square footage. For example, some regions might calculate taxes based on total property size, including garages, while others exclude them.
Impact of Including or Excluding the Garage on Home Value and Buyer Perception
Even though garages are typically excluded from square footage, they still hold significant value in the eyes of buyers.
How Garages Affect Home Value
A functional, well-maintained garage can add thousands of dollars to a home’s value. Features like extra storage, parking space, and workshop potential make garages highly desirable—even if they don’t count as livable square footage.
Buyer Perception of Garages
Buyers often see garages as a bonus, especially in areas where parking or storage is limited. However, they may be disappointed if a listing exaggerates square footage by including the garage inappropriately.
Tips for Sellers
If you’re selling a home, highlight the functionality and features of your garage without inflating square footage. For example:
- Emphasise additional storage or workspace.
- Mention upgrades like insulation, built-in shelving, or heating.
Practical Tips for Homeowners and Buyers
Whether you’re buying, selling, or just curious about your home’s size, here are some practical tips to consider.
For Homeowners:
- Measure Your Home: Measure each room, excluding garages, to get an accurate calculation of finished square footage.
- Verify Records: Check your property’s records to ensure square footage is listed accurately.
For Buyers:
- Ask Questions: Clarify with agents whether the advertised square footage includes the garage.
- Evaluate Usable Space: Look at the total functional space, not just the official square footage.
Common Misunderstandings and FAQs
Here are answers to some common questions about garages and square footage:
