How Can Buyers Confirm the Actual Square Footage of a Property?

Confirming the actual square footage of a property is an essential step in the home-buying process. While real estate listings may provide square footage estimates, these figures can sometimes be inaccurate or inconsistent. Buyers should take proactive steps to verify the correct measurements to ensure they’re making an informed decision and avoid any discrepancies later. Here’s how to confirm the actual square footage of a property:

Methods for Verifying Square Footage:

• Check the Property Listing and Tax Records:

  The first place to start is the property listing. Many listings include the square footage of the home, which is typically based on measurements taken by the seller or the listing agent. However, the method used to calculate square footage can vary, and the figures might not always reflect the actual livable area. You should also check the property’s tax records or the county assessor’s website, which may have an official square footage recorded. These records are often more reliable but may not account for recent renovations or additions.

• Request the Floor Plan or Architectural Drawings:

  If available, the floor plan or architectural drawings of the property can be useful for verifying the square footage. These documents are typically created by architects or builders and show the exact dimensions of each room and the overall property. If the seller has them, request copies to compare the listed square footage with the measurements on the plans. In some cases, the seller may provide these during the listing or disclose them as part of the sale.

• Use a Professional Appraisal:

  A licensed appraiser can conduct an official evaluation of the property, including verifying the square footage. Appraisers are trained to measure and assess the size of the home, following industry standards. If you're working with a lender for financing, they may order an appraisal as part of the mortgage process, which will include accurate square footage measurements. Even if you're buying in cash, hiring an appraiser to confirm the size can provide peace of mind.

• Hire a Property Surveyor or Inspector:

  Another option is to hire a professional property surveyor or home inspector to measure the property’s square footage. A surveyor uses precise tools and techniques to measure the exterior dimensions of the property and account for any variations or unique features (such as irregular shapes or multi-level homes). While home inspectors generally do not measure square footage as part of a standard inspection, some may offer this as an additional service or can help verify measurements during the inspection process.

• Use a Laser Measure or Measure the Property Yourself:

  For smaller homes or if you're looking for a quick check, you can measure the square footage yourself using a laser distance measurer or a traditional tape measure. Start by measuring the length and width of each room and multiplying them to get the square footage for each area. For more complex spaces, like homes with irregular layouts or angled walls, you can break the space into rectangular sections and calculate the total area for each. Once all rooms have been measured, add up the total square footage. This method will not be as precise as a professional, but it can give you a general idea of whether the listed square footage is accurate.

• Compare with Comparable Properties:

  When in doubt, compare the square footage of the property in question with similar homes in the neighborhood or area. Look for homes with similar layouts, room sizes, and lot sizes. This comparison can give you a sense of whether the listing's square footage is in line with similar properties. Keep in mind, though, that even if other homes have similar square footage, the layout and usable space can differ.

Considerations for Square Footage Discrepancies:

• Measured Areas vs. Usable Areas:

  Square footage measurements may differ depending on whether the home’s total area includes non-livable spaces, such as garages, unfinished basements, or attics. In some regions, square footage is calculated based on finished living space only, excluding areas like garages, balconies, or attics that aren’t fully finished. Be sure to clarify what is being counted in the square footage figure.

• Inclusions and Exclusions:

  Some listings may include additional features in their square footage estimate, such as a basement or attic, even if they are not fully finished or livable. Always ask for clarification on what is included in the total square footage to avoid surprises later.

• Check for Recent Renovations:

  If the property has been recently renovated or expanded, the listed square footage may not account for these changes. Ensure that any new construction or modifications have been properly measured and included. If the renovations require permits, check with your local building department to verify the changes and square footage updates.

Example:

A buyer is considering purchasing a home that lists 2,200 square feet. However, the buyer feels uncertain about the accuracy of this number because the property includes an unfinished basement and a large attic. The buyer hires a licensed appraiser to conduct a full appraisal, which includes re-measuring the property. The appraiser finds that the 2,200 square feet listed in the MLS includes both the basement and attic, even though these areas are unfinished. After adjusting for only the livable areas (excluding unfinished spaces), the actual square footage is 1,800 square feet.