How do you measure a FROG (finished room over garage)?

With a tape measure. All kidding aside not everyone understands how to accurately report the  heated square footage of a finished room over garage. Consumers have placed a great deal of importance in the heated square footage of homes. Many buying decisions are based on these numbers. This reliance on a number versus the utility of a floor plan may not be the best basis for determining value. We are however faced with the reality that the consumer gives great consideration to these calculations. Because of this fact a standard for reporting has become necessary. The Real estate Commission has published standards for reporting these numbers. (NCREC guidelines).

The first determination is whether the FROG can be included in the Living Area of the  home.

The NC Real Estate Commission defines the Living area (sometimes referred to as "heated living area" or "heated square footage") as space that is intended for human occupancy and is:

• Heated by a conventional heating system or systems (forced air, radiant, solar, etc.) that are permanently installed in the dwelling - not a portable heater - which generates heat sufficient to make the space suitable for year-round occupancy;
• Finished, with walls, floors and ceilings of materials generally accepted for interior construction (e.g., painted drywall/sheet rock or panelled walls, carpeted or hardwood flooring, etc.) and with a ceiling height of at least seven feet, except under beams, ducts, etc. where the height must be at least six feet four inches [Note: In rooms with sloped ceilings (e.g., finished attics, bonus rooms, etc.) you may also include as living area the portion of the room with a ceiling height of at least five feet if at least one-half of the finished area of the room has a ceiling height of at least seven feet.]; and
• Directly accessible from other living area (through a door or by a heated hallway or stairway).

If the space meets the criteria above it is included in the stated space of the home.  If the ceiling is sloped you must first determine where the slope ceilings become less than five feet tall. Most frogs have sloped walls on opposing walls. Measure from the five foot mark to the opposing five foot mark or the vertical wall if its height is more than five feet. When measuring ground floor space you measure to the outside of the exterior walls. In a second floor space that is different than the first floor space below it you measure to the interior wall and add six inches for each wall. Once the measurements are made a multiplication of the dimension is made. Don't neglect to include the space of the stairs. Sometimes it is missed because it may ascend over unheated space of the garage.

If the FROG's space does not meet all of the criteria above, the amount of space could be stated in the MLS or in advertising but not included in the main living area. Great care in describing the space would be required to not misrepresent the property.

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