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What is not included in the square footage of a house?

Published in Real Estate Measurement 3 mins read

The square footage of a house generally excludes spaces that are not considered finished, livable areas, or are not integrated into the main dwelling's primary living space.

Areas Typically Excluded from Finished Square Footage

When calculating a home's total finished square footage, certain areas are customarily not counted. These spaces often lack the full-time climate control, permanent finishes, or functional intent of the primary living areas.

Common Exclusions:

  • Garages: Spaces primarily designed for vehicle parking and storage are almost universally excluded from a home's finished square footage. This applies whether they are attached or detached.
  • Three-Season Porches: While these areas offer outdoor enjoyment and may be partially enclosed, they are typically not included because they are not fully climate-controlled year-round.
  • Unfinished Basements: If a basement lacks complete finished walls, flooring, and ceilings consistent with the rest of the home's living areas, it is generally not counted. This also applies if the space is not adequately heated or cooled.
  • Unfinished Attics: Similar to unfinished basements, attics that are not converted into habitable, finished living spaces with proper access, insulation, and finishes are excluded.

Other Non-Included Spaces:

Beyond these primary exclusions, other structures or outdoor areas are also not factored into the finished square footage of the main house:

  • Open Decks and Patios: These outdoor living spaces, while adding value, are not enclosed or temperature-controlled, so they do not count towards interior square footage.
  • Sheds and Detached Outbuildings: Any separate structures on the property, unless specifically built as a fully finished accessory dwelling unit, are typically not included in the main house's square footage.

Understanding Finished vs. Unfinished Space

The distinction between "finished" and "unfinished" is critical for square footage calculations. Finished square footage refers to areas that are habitable, heated, and have permanent finished walls, flooring, and ceilings, consistent with the quality of the main living areas. For example, staircases and closets do count as finished square footage because they are integral parts of the finished living space.

Key Considerations for Square Footage Accuracy:

Area Type Reason for Exclusion
Garages Primarily for vehicles and storage, not habitable space.
Three-Season Porches Not fully climate-controlled year-round.
Unfinished Basements Lacks complete walls, flooring, and ceiling finishes.
Unfinished Attics Lacks complete walls, flooring, and ceiling finishes.

When assessing a home's square footage, particularly during real estate transactions, it's always advisable to verify the information. You can refer to:

  • Multiple Listing Service (MLS) Information: This often provides official measurements.
  • Purchase Agreement: The details outlined in your contract.
  • Professional Measurements: Consider obtaining your own measurements from a qualified appraiser or home measurement service for definitive accuracy.