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What is Included in the Square Footage of a House?

Measuring a House, What Counts?

Not all of the space under your roof counts as living space from an appraiser’s perspective. Some spaces don’t count towards the measured square footage of a home.


You should always have a local, qualifed professional determine answer your appraisal-related questions for any specifc property. Do not make decisions about real estate based on the information in this article or on this website.


We offer a home square footage measuring service for customers in the Austin Texas area, including Cedar Park, Round Rock, Georgetown, Leander, Liberty Hill, Pflugerville, Hutto, Taylor, Manor, Buda, Kyle, Bee Caves, Wimberley, Lakeway, Manchaca, Dripping Springs, Driftwood, Westlake, Del Valle and Lockhart.

What Do Appraisers INCLUDE in the Square Footage of a House?

  • Interior spaces that are conditioned spaces (heated, and cooled, if necessary) such as bedrooms, bathroom and living rooms.
  • Enclosed patios that are heated and (if the rest of the house is) air-conditioned and are similar in workmanship (quality) as the rest of the home. If it still looks like a patio with walls, an independent appraiser will need to make the call as to whether or not to include this space.
  • Finished attic space as long as it also conforms to the original structure (can’t just add carpet and call it a bedroom) and the ceilings are high enough, and the space is conditioned space because at this point it isn’t actually an attic anymore.
  • All of the interior closets, entries, utility rooms, unless they meet the exclusion descriptions, below.

What do Appraisers EXCLUDE in the Square Footage of a House?

Some common spaces are not considered to be living space and are therefore not included when calculating the square footage of a house:


  • Screened patios (and open ones as well).
  • Garages, unless they have been converted to living space. Read The Value of a Garage Conversion.
  • Unfinished areas, regardless of the level in the home.
  • 2nd floor airspace (for example: open space, above an entry, or a vaulted room).
  • The open area above a stairway on the second floor.
  • Basements. While this space may have value, any value will be determined separately from the rest of the home.
  • Detached living space such as an offce in a extra building on the property – these spaces are measured separately.
  • Spaces that are accessed only by traversing non-living space, like an enclosed storage area of a garage.


These spaces may be determined to add value to the property upon analysis of the comparable properties in an area, but they are not included in the square footage of the “main” home.



Some spaces, such as a finished basement, may (or may not) add value, but at a lesser rate than other finished (above- grade) spaces. This is determined on a case-by-case basis, based on the quality of the space and how the market has recently responded to similar homes.

*This content is developed from sources believed to be providing accurate information. The information provided is not written or intended as tax or legal advice and may not be relied on for purposes of avoiding any Federal tax penalties. Individuals are encouraged to seek advice from their own tax or legal counsel. Individuals involved in the estate planning process should work with an estate planning team, including their own personal legal or tax counsel. Neither the information presented nor any opinion expressed constitutes a representation by us of a specific investment or the purchase or sale of any securities. Asset allocation and diversification do not ensure a profit or protect against loss in declining markets. This material was developed and produced by Advisor Websites to provide information on a topic that may be of interest. Copyright 2021 Advisor Websites.

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