Glossary of Terms
Gross living area, or GLA, is the total finished, above-grade area of a residential property that meets the applicable measurement standard. It generally excludes garages, unfinished areas and below-grade space, even when a basement is fully finished.
GLA is an important physical characteristic in residential appraisal because differences in living area help appraisers compare the subject property with comparable sales and develop appropriate adjustments. ANSI Z765 provides a standardized method for measuring many residential properties, and applicable GSE requirements may specify its use for certain assignments.
Measurement discrepancies are common. Tax records, MLS entries and builder plans may report different square footage from an appraiser's measurement. A finished basement can contribute to a property's overall usable space without being included in GLA when it is below grade. Because the measurement directly affects comparable analysis, appraisers must apply the appropriate standard consistently to the subject and comparable properties.