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Service ANSI Z765 · GLA · Floor‑Plan Sketch

Independent ANSI Z765 house measurement service — Utah

Standalone ANSI Z765-2021 gross living area measurement and floor-plan sketch — without a full appraisal. Independent, signed by a Utah Certified Residential Appraiser (Lic. 10948175-CR00). For pre-listing MLS confirmation, FHA case prep, builder/remodel documentation, and resolving county-vs-MLS square-footage discrepancies.

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Dan Miner · Certified Residential Appraiser · Utah Lic. 10948175‑CR00

What is ANSI Z765 and why does it matter?

ANSI Z765-2021 is the American National Standard for measuring single-family residential buildings. It defines exactly how gross living area (GLA) is measured: from the exterior of the building, finished and heated space only, with explicit rules for ceiling-height minimums, stairwell handling, below-grade areas (basements are not GLA under ANSI — they're reported as separate "finished basement area"), and rounding conventions.

Since April 2022, Fannie Mae has required all conventional appraisals to use ANSI Z765 measurement methodology. That requirement has cascaded through nearly all residential valuation work — including FHA, VA, and most non-AMC private engagements. The result: a non-ANSI GLA number, even one from a builder, listing agent, county tax record, or older appraisal, can disagree with an ANSI number by hundreds of square feet on the same property. That discrepancy is the source of a surprising number of mid-transaction problems.

What is the standalone measurement service?

The standalone house measurement is an ANSI Z765-compliant measurement and sketch without a full appraisal. It is the right deliverable when the question is just "how big is this house?" rather than "what is this house worth?". You get the precise measurement, the floor-plan sketch, the GLA breakdown by level, and the methodology disclosure — but no comparable-sales analysis, no value opinion, and no signed appraiser certification of value.

The result is a much lower fee than a full appraisal, faster turnaround, and a deliverable focused tightly on the measurement question. For pre-listing MLS confirmation, FHA case prep, county-record disputes, and similar measurement-only needs, this is the right product.

When do you need a standalone measurement?

  • Pre-listing MLS confirmation. The number you put in the MLS will be re-measured by the buyer's appraiser. If the MLS GLA is wrong (high or low), the discrepancy can blow up the deal mid-contract. A pre-listing ANSI measurement locks in the right number before the listing goes live.
  • FHA case preparation. Some FHA lenders or AMC platforms request an ANSI-compliant sketch as part of case preparation. We can produce that deliverable independent of the lender's full appraisal.
  • County-record-vs-MLS discrepancy. County tax records, MLS history, and prior appraisals routinely disagree on square footage by hundreds of feet. An independent ANSI measurement settles the question with a defensible signed sketch.
  • Property tax appeal evidence. When the county assessor's recorded square footage is overstated, an ANSI measurement showing actual GLA can support a tax appeal even without a full appraisal — and combines well with one when both are needed.
  • Post-remodel or post-addition documentation. After a renovation, addition, or basement finish, getting an updated ANSI measurement creates a paper record for permits, insurance, and future sale.
  • Partition, estate, or divorce divisions where size matters. Sometimes the precise GLA is itself the contested fact (one party arguing the home is larger or smaller than recorded). A signed ANSI measurement settles that fact.
  • Architectural or builder reference. Builders, designers, and remodelers occasionally want a defensible third-party measurement for documentation purposes.

What's in the deliverable?

A multi-page PDF including:

  • ANSI Z765-2021 exterior measurement with explicit dimensions.
  • Computer-drawn floor-plan sketch with room dimensions and a small-scale overall view.
  • GLA breakdown by level — main floor, upper floors, and finished basement reported separately (since ANSI treats above-grade and below-grade space differently).
  • Methodology summary describing what is and is not included in GLA under ANSI, including ceiling-height treatment, stairwell handling, and below-grade rules.
  • Photographs of the exterior and key interior areas documenting the measurement.
  • Signed appraiser certification by a state-certified Residential Appraiser.

Our process

  1. Engagement. Send the property address and the intended use (pre-listing MLS, FHA prep, tax appeal, etc.). We confirm scope and quote a fee in writing — usually within one business day.
  2. Inspection. One on-site visit, typically 45–90 minutes depending on home size and complexity. Interior and exterior, with photographs and full ANSI measurement.
  3. Sketch and report. Computer-drawn floor-plan sketch produced from the field notes, with GLA broken out by level. Methodology summary attached.
  4. Delivery. Multi-page PDF transmitted via email. Typical turnaround: 2–4 business days from inspection.

Fees and turnaround

Standalone house measurement fees price significantly below a full appraisal because the deliverable is the measurement and sketch only, not a comparable-sales valuation. Custom homes, large acreage with multiple structures, or homes with unusual floor-plan complexity price higher. Submit a quote request with the property address and intended use for a firm number within one business day.

Turnaround is 2–4 business days from inspection. Rush turnaround is available for imminent listing dates or FHA case deadlines; flag the deadline at engagement.

Why a state-certified Residential Appraiser for measurement work

Anyone can measure a house, but the ANSI Z765 standard has enough edge cases (ceiling-height rules, stairwell handling, below-grade definitions, low-ceiling spaces, attached vs. detached structures) that an unfamiliar measurer can produce a number that fails to hold up under scrutiny. A state-certified Residential Appraiser works in ANSI every day on every appraisal — measurement is a baseline competency, not a special project.

And because the measurement carries a signed appraiser certification, it has standing as evidence: at MLS dispute escalation, at the buyer's appraiser's reconsideration process, at the county BOE for a tax appeal, in a divorce or partition action. A measurement signed by a non-credentialed party may not.

Miner Appraisals is owner-operated. The appraiser who answers the inquiry is the appraiser who performs the measurement and signs the sketch. The license number on the cover page is verifiable directly at secure.utah.gov/llv/search. See our full credentials and license verification page.

Frequently asked

ANSI Z765‑2021 is the American National Standard for measuring single‑family residential buildings. It defines exactly how gross living area (GLA) is measured: from the exterior of the building, finished and heated space only, ceiling‑height minimums, how to handle stairwells and below‑grade areas (basements are not GLA under ANSI), and how to round. Since April 2022, Fannie Mae has required all conventional appraisals to use ANSI Z765 measurement, so the standard now drives nearly all residential valuation work. A non‑ANSI GLA number (from a builder, agent, county record, or older appraisal) can disagree with an ANSI number by hundreds of square feet.
A standalone house measurement is an ANSI Z765 measurement and sketch deliverable without a full appraisal — useful when the question is just "how big is this house?" rather than "what's it worth?". The deliverable typically includes the ANSI Z765 exterior measurement, a floor‑plan sketch with room dimensions, GLA broken out by level (above‑grade vs. below‑grade), and a plain‑English methodology summary.
Common scenarios: confirming MLS square footage before listing (so the buyer's appraiser doesn't surface a discrepancy mid‑deal); preparing an FHA case where the lender or AMC wants an ANSI‑compliant sketch; resolving a county‑record‑vs‑MLS GLA dispute; supporting a property tax appeal where the assessor's recorded square footage looks wrong; documenting square footage after a remodel or addition for permits, insurance, or future sale; and providing a defensible GLA number for partition or estate divisions where the precise size matters.
A multi‑page PDF including: ANSI Z765‑2021 exterior measurement; a floor‑plan sketch (computer‑drawn) with room dimensions and a small‑scale overall view; GLA breakdown by level (main floor, upper floors, finished basement listed separately under ANSI as non‑GLA finished area); a methodology summary describing what is and is not included in GLA under ANSI; and photographs of the exterior and key interior areas documenting the measurement.
ANSI Z765 distinguishes "gross living area" (above‑grade, finished, conditioned space) from "finished basement area" (below‑grade finished, conditioned space). Both are valued in the market, but they're not interchangeable — buyers and appraisers consistently pay less per square foot for below‑grade space than for above‑grade space, so combining them into one number is misleading. The measurement sketch breaks them out separately so each can be used appropriately.
The lender's appraiser is required to do their own ANSI measurement — they cannot rely on yours. But: if your measurement matches the lender's measurement (which it usually will, if both are done correctly under ANSI), there is no discrepancy to resolve. If your measurement and the lender's measurement disagree, your measurement gives you a defensible counterpoint for the reconsideration‑of‑value process.
Inspection is typically 45–90 minutes on site depending on home size and complexity. Turnaround is 2–4 business days from inspection. Fees are significantly lower than a full appraisal because the deliverable is only the measurement and sketch, not a valuation analysis with comparable sales. Quote provided in writing within one business day of inquiry.

Related reading

For the why-behind-the-numbers — why your MLS or assessor square footage may be wrong and how the standard actually counts space — see the long-form post ANSI Z765 explained. If you need a full appraisal rather than just a measurement, see our pre-listing, pre-purchase & FSBO appraisals service page. For property tax appeals — where measurement disputes are a common driver — see our tax appeal appraisal service page. For PMI removal work, see our PMI removal appraisal service page. For attorney-engaged work (estate, divorce, litigation), see our estate, divorce, and litigation service pages.

Coverage

House measurement engagements regularly across Salt Lake County, Utah County, Davis County, Summit County, Wasatch County, Tooele County, Morgan County, and Weber County. Travel beyond these counties available for special assignments — ask.

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Need an ANSI Z765 measurement and floor-plan sketch? Get a quote.

Standalone GLA measurement only, no full appraisal — usually a same-day fee quote.