Blog - Appraisal Today

New URAR – Mixed Feedback

By Ann O'Rourke on April 17, 2026 / Leave a comment

Newz: UAD 3.6 – 10 Biggest Changes,

UAD 3.6 – Mixed Feedback

April 17, 2026

What’s in This Newsletter (In Order, Scroll Down)

LIA AD: The Fine Print
The 10 Biggest Changes in the New URAR, By Kevin Hecht
Tiny Vermont Home That Spans Less Than 1,000 Square Feet Hits the Market for the Huge Price of $1.2 Million
Why Appraisers Write in the Third Person—and Whether First-Person Reporting Improves Clarity, By Jamie Owen
MY AD: Appraisal: Profession, Industry or Trade? by Martin Wagar
Rollout of 3.6 Receives Mixed Feedback, By Isaac Peck, Publisher Working RE
Starter Homes Are Disappearing—Are Modular and Manufactured Houses the Answer?
MBA: Mortgage applications increased 1.8 percent from one week earlier

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The 10 Biggest Changes in the New URAR

By Kevin Hecht

Excerpts: The redesign of the Uniform Residential Appraisal Report is the largest overhaul of residential appraisal reporting in nearly three decades.

While the underlying appraisal principles remain the same, the structure, workflow, and level of detail in the report are changing in meaningful ways.

Here are the ten changes appraisers are most likely to notice.

Topics:

1. One Dynamic Report Replaces Multiple Legacy Forms

2. Reports Will Adapt to the Assignment

3. Data Fields Are More Granular

4. Commentary Is Integrated Throughout the Report

5. Scope of Work Drives Report Content

6. Inspection Observations Are More Structured

7. The Sales Comparison Approach Is Still Central

8. Software Platforms Will Change

9. Reports Will Include Both Narrative and Structured Data

10. The Transition Will Take Time

Summary

The new URAR represents a fundamental shift in residential appraisal reporting, moving the profession away from rigid, form‑driven responses and toward clearer, more transparent analysis.

While the core appraisal principles remain unchanged, how appraisers communicate their reasoning, observations, and conclusions will look different under the redesigned framework.

By understanding the most significant changes now, appraisers can better prepare for the transition and continue producing credible, well‑supported appraisal reports in an evolving reporting environment.

To read more, Click Here

My comments: Good topics list and summary. Read the details. Well written and understandable.

Read more!! →

Posted in: appraisal, appraisal business, New URAR, UAD 3.6

Tags: appraisal, appraisal business, New URAR, UAD 3.6

Appraiser Obsolescence?

By Ann O'Rourke on April 10, 2026 / Leave a comment

Newz: Appraiser Obsolescence, ASB – Use of Technology in an Appraisal or Review

April 10, 2026

What’s in This Newsletter (In Order, Scroll Down)

LIA AD: Subpoena Threat Over a 10-Year-Old Appraisal
Flags Over Facts: The Road to Obsolescence By Desiree Mehbod
Mayfield Ranch: The $4.5 Million Texas Estate on 100 Acres That Looks Like It’s Been Standing for Centuries
April Fools Day and Other Important Dates in Appraisal History
MY AD: How to Cut Business Expenses
March 2026 Housing Market Updates for Appraisers By Kevin Hecht
ASB Proposed New Advisory Opinion 41, Use of Technology in an Appraisal or Appraisal Review Assignment
MBA: Mortgage applications decreased 0.8 percent from one week earlier

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Flags Over Facts: The Road to Obsolescence

By Desiree Mehbod

Excerpts: For years, appraisers have been warning that the mortgage industry was slowly engineering us out of the process. We were told we were paranoid. Resistant to change. Stuck in the past. Then the newest Mortgage Credit Executive Order arrived, and the appraisal section opened with a single line that confirmed everything we’ve been saying: expand AVMs, desktops, hybrids, and AI. That’s the priority. Everything else in that section is just polite filler wrapped around a strategy to shrink the role of the human appraiser until we’re little more than a signature at the bottom of a dataset.

And that strategy becomes even clearer when you look at what’s happening behind the scenes. While UAD 3.6 is not fully active yet, the structure being built around it makes the intention impossible to miss. The new system demands an avalanche of hyper‑granular data that has nothing to do with how appraisers actually determine value. Room‑by‑room material ratings, finish classifications, fixture‑level detail, micro‑condition scoring. It’s a level of data extraction designed for machines, not humans.

No buyer cares whether the guest bath faucet is “mid‑grade chrome” or “builder‑grade brushed nickel,” but the new dataset does. Not because it improves valuation, but because it feeds the models. UAD 3.6 turns every full appraisal into a data‑mining operation, with the appraiser acting as the human data‑collection device for a system that wants our expertise now so it can automate it later.

To read more, Click Here

My comments: Worth reading. Discusses VA, Road to Housing Act and other topics. Knowledgeable author – the founder of Appraisers Blogs.

Read more!! →

Posted in: appraisal business, Appraisal Foundation, appraisal modernization, Appraisal Standards Board, Economic analysis, real estate market

Tags: appraisal business, Appraisal Standards Board, real estate market

Appraising Solar Panels

By Ann O'Rourke on April 3, 2026 / Leave a comment

Newz: Solar Panels, Concessions, AI and Appraisals

April 3, 2026

What’s in This Newsletter (In Order, Scroll Down)

LIA AD: Navigating Red Flags: a Contentious Divorce Case
What Is the Appraisal Value of Solar Panels? FAQs for Residential Appraisers
Tiny New York Home With No Bedrooms Hits the Market for a Bargain Price
Concessions Are Not the Price: How to Measure What the Market Is Actually Doing
MY AD: How to reduce stress to be more productive in business and a happier life for appraisers
My First 50 Years by Steve Papin
AI Usage in Appraisals: Trust but Verify by Jo Traut
MBA STATS: Mortgage applications decreased 10.4 percent from one week earlier

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What Is the Appraisal Value of Solar Panels? FAQs for Residential Appraisers

Excerpts:

How Common Are Solar Panels in Residential Appraisals?

Solar panels are increasingly common. Declining system costs, government tax incentives, and utility rebates have made solar PV ownership more accessible than ever. If you haven’t encountered an owned solar system on a subject property yet, there’s a good chance you will soon—particularly as more states push toward renewable energy goals.

The practical takeaway: developing a working knowledge of solar valuation now puts you ahead of the curve.

Topics:

Owned vs Leased Solar Panels—and Why It Matters for Appraisers

How Do You Determine the Appraisal Value of Solar Panels?

Sales Comparison Approach. This is the preferred method under Fannie Mae and FHA guidelines.
Cost Approach Solar PV systems are typically priced on a cost-per-watt or cost-per-kilowatt basis.
Income Approach This method estimates value based on the energy savings the system produces.

What Do You Do When There Are No Comparable Sales with Solar Panels? This is the question appraisers ask most often, and it’s a real challenge in many markets.

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What Are the Key Components of a Solar PV System that Appraisers Should Be Able to Identify?

How Can Appraisers Build Competency in Solar Valuation?

Solar PV systems are one piece of a broader green home appraisal niche that’s growing fast.

To read more, Click Here

My comments: Very comprehensive analysis of the important factors. I have never appraised a home (or apartments and commercial properties) with Solar. I live in a “Mediterranean” climate in the San Francisco Bay area. No big changes in weather over the year. No snow, no high heat etc. But I have heard appraisers discussing the topics above. If I appraised Solar in a home I would use this article.

Read more!! →

Posted in: adjustments, AI, appraisal how to

Tags: AI, appraisal how to

Fannie Appraiser Update Q1 2026

By Ann O'Rourke on March 27, 2026 / Leave a comment

Newz: Fannie Appraiser Update Q1, Suspended AMC, Bias

March 27, 2026

What’s in This Newsletter (In Order, Scroll Down)

LIA AD: Should I consider this an actual claim?
Fannie Appraiser Update Q1
126-Year-Old Gentlemen’s Estate That Epitomizes Gilded Age Opulence Lists in the Berkshires for $8 Million
Suspended: The AMC That Turned “Review” Into a Value Demand
Retirement: To Stay, To Go, or Can’t Decide? That is the Question!
AQB Releases Job Analysis Report
A Baseless Bias Claim Turns Into a State Appraisal Crusade
MBA: Mortgage applications decreased 10.5 percent from one week earlier

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Fannie Appraiser Update Q1

Email Message 3/19/26

Welcome to the first Appraiser Update of 2026. This edition delivers timely information to help you stay competitive and ready for what’s next, including:

Preparing for the fast-approaching Uniform Appraisal Dataset (UAD) 3.6 and Forms Redesign mandate on Nov. 2, 2026;

Understanding Appraisal Quality Monitoring letters to appraisers related to time adjustments; and

Embracing expanded eligibility for manufactured housing and accessory dwelling units – available only for UAD 3.6 submissions.

Topics list

UAD 3.6 articles
Appraisal Software Selection
Treatment of Location and View
Market Conditions Analysis Letters
MH Policy Changes
ADU Policy Changes

To read the update, Click Here

My comment: Worth reading, of course. Always a very popular link!

Read more!! →

Posted in: AMCs, appraisal business, bias, Fannie

Tags: AMC, appraisal business, bias, Fannie

Scatter Charts for Appraisers

By Ann O'Rourke on March 20, 2026 / Leave a comment

Newz: Scatter Charts, Do Not Use List, UAD 3.6 Key Changes and Resources

March 30, 2026

What’s in This Newsletter (In Order, Scroll Down)

LIA AD: Am I Still on the ‘Do Not Use’ List
The Power of Scatter Charts: Bringing Objectivity to Appraisals
by Scott Cullen
1780 Tiny Home That Was Built by a British Sea Captain Hits the Market in Georgetown for $1,198,000
MY AD: Highest and Best Use of the Cost Approach
The housing market so far in 2026 By Ryan Lundquist, March 11, 2026
Trump’s Executive Order on Access to Home (including appraisers)
MBA Origination Stats: Mortgage applications decreased 10.9 percent from one week earlier

Humor for Appraisers

Click here to subscribe to our FREE weekly appraiser email newsletter and get the latest appraisal news

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The Power of Scatter Charts: Bringing Objectivity to Appraisals

by Scott Cullen

Excerpts:

“Objectivity is isolating the effect of individual variables on value.”

Once upon a time, in a suburban neighborhood not so far away, an appraiser came across a pure pair, two homes that seemed almost identical. They shared the same neighborhood, lot size and condition. The only difference was size. One house had 2,500 square feet of above grade finished area and the other had 2,300. The first sold for $460,000, the second for $446,000. The difference in price was $14,000. The difference in area was 200 square feet—producing an adjustment of $70 per square foot.

Traditionally, an appraiser might document this relationship as a simple table, noting the difference in sale price and living area. Unfortunately, pure pairs are so rare that they often seem like a fairytale—something every appraiser dreams of finding but seldom does. In the real world, properties rarely align so neatly. Markets shift, concessions appear, and location nuances creep in. Yet there is hope. By learning to use scatter charts, embracing adjusted pairs, and understanding sensitivity analysis, appraisers can move closer to true objectivity in their valuation work.

From Paired Sales to Sensitivity Analysis

The Appraisal of Real Estate, 15th Edition defines paired data and grouped data as forms of sensitivity analysis—a method used to isolate the effect of individual variables on value. Sensitivity analysis is the overarching principle that allows us to quantify how much one variable contributes to price, while holding others constant (Appraisal Institute, 2020, p.371). Scatter charts are among the most powerful tools available to visualize and calculate these relationships.

Why Visualization Matters

Scatter charts do more than calculate—they communicate. They combine mathematical precision with the clarity of visualization. For appraisers, this means turning abstract numbers into evidence that both clients and reviewers can see.

A well-constructed scatter chart illustrates the logic behind the adjustment and lends weight to the appraiser’s conclusions. It reinforces transparency: others can replicate the math, verify the trendline, and confirm that the adjustments are derived from observable market behavior.

As the saying goes, “A picture is worth a thousand words.” In appraisal, it’s also worth credibility. Scatter charts bring statistical discipline to the craft of valuation, grounding professional judgement in data.

To read more, Click Here

My comments: Read more to see scatter chart samples and how they are used.

Read more!! →

Posted in: AMCs, real estate market

Tags: AMC, cost approach, real estate market

UAD 3.6 and Appraisal Workflow

By Ann O'Rourke on March 13, 2026 / Leave a comment

Newz: Practical AI Uses for Appraisers, Appraisal Forms Humor

March 13, 2026

What’s in This Newsletter (In Order, Scroll Down)

LIA AD: Client Insists on Cost to Cure
UAD 3.6 Is Coming: A Practical Moment to Rethink Your Workflow
Appraisal By Kevin Hetch
One of Palm Springs’ ‘Storied’ Rock Houses Hits the Market for $1.5 Million: ‘A Rare Treasure’
Getting 94 offers & a tighter housing market By Ryan Lundquist
MY AD: Do I really have to report that state board issue to my E&O insurance? By Peter Christsen, Esq.
Beyond the Hype: How I’m Using AI to Actually Save 10 Hours a Week By Dustin Harris
Appraisal Forms – the next Generation – Humor
MBA : Mortgage applications increased 3.2 percent from one week earlier

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UAD 3.6 Is Coming: A Practical Moment to Rethink Your Workflow Appraisal

By Kevin Hecht

Excerpts: For many appraisers, the transition to UAD 3.6 feels different from past form updates. This is not simply a revised version of the URAR with a few new fields or definitions. It represents a structural shift in how appraisal data is organized, communicated, and delivered.

While change on this scale can feel disruptive, it also creates an opportunity to improve efficiency, modernize workflows, and position your business for the future.

This transition is not just about learning a new report format. It is about adapting to a new data-centric environment. And one of the most important places to start is with your appraisal software.

This Is a Moment of Opportunity

Transitions like this can feel uncertain, but they also offer a chance to improve how you work.

By taking time now to understand UAD 3.6, evaluate your software options, and refine your workflow, you can position your business to operate more efficiently and confidently in the new reporting environment.

The goal is not simply to adapt. It is to build a workflow that supports you well into the future.

UAD 3.6 is coming. And with the right preparation, it can be a step forward for both the profession and your practice.

Topics

This Is More Than a Form Update
Start by Looking at Your Process, Not Just Your Software
Not All Software Will Handle This Transition the Same Way
Efficiency Gains Are Possible, But They May Require Change
Focus on What Supports Your Business Long Term
The Appraiser’s Role Remains the Same
This Is a Moment of Opportunity

To read more, Click Here

My comments: I had never thought about the “big picture”: how the software affects your business. Worth reading.

I have been writing about the appraisal software for a year and just wrote another article on Appraisal software vendor Timelines for my April newsletter. Only 1 or 2 are ready to go. The others need more work done. Appraisers cannot learn to use the software until it is fully completed.

Why is this going so slow? The GSEs did not check with the software vendors to see how much time they needed to complete their software. The actual time needed has been longer than expected. Also, GSE requirements to make all the software the same for the reporting section had to be exactly the same for all the vendors. Also, PDF and XML reports must be correctly done. Getting this all validated by the GSEs is taking time.

Read more!! →

Posted in: AI, humor, real estate market, statistics, UAD 3.6, Uncategorized

Tags: AI, humor, real estate market, state appraiser regulators

UAD 3.6 Humor for Appraisers

By Ann O'Rourke on March 6, 2026 / Leave a comment

Newz: UAD 3.6 Humor, UAD 3.6 Reality. Appraisal Volume, Waivers, PDCs

March 6, 2026

What’s in This Newsletter (In Order, Scroll Down)

LIA AD: Judicial Appraiser Panels: Balancing Opportunity and Liability
UAD 3.6 – She’s Gonna Blow CARTOON!
Lake Como-Inspired Hillsborough, CA Megamansion With Koi Pond and Private Spa Lists for an $88 Million
What are home prices doing? It depends. By Ryan Lundquist
MY AD: UAD 3.6: Yes, No or Maybe
What the latest war means for mortgage rates
UAD 3.6, the New URAR, and the Reality Nobody Wants to Say Out Loud
2026 Market Update: Appraisal Volume, Waivers, and PDCs
Mortgage applications increased 11.0 percent from one week earlier’
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UAD 3.6 – She’s Gonna Blow CARTOON!

Acme Appraisal Company Replies to Their First UAD 3.6 Appraisal Order

To See the Cartoon, Click Here

My comment: Very Funny ;> And Appropriate!

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Lake Como-Inspired Hillsborough, CA Megamansion With Koi Pond and Private Spa Lists for an $88 Million

Excerpts: 6 bedrooms, 7.5+ bath, 12,404 sq.ft., 12.33 acre lot, built in 2013

It was inspired by the masterful megamansions found on the shores of Italy’s Lake Como.

The sprawling property in Hillsborough, CA, is focused almost entirely around serenity and relaxation, boasting an Asian garden, koi pond, rose garden, reflection pond, and an English spiral mound.

Known as Villa de Verano, the expansive estate begins with a tree-lined driveway that leads to a grand motor court, primary residence, guest home, amphitheater, event lawn, and pool.

Over-the-top highlights found throughout the 12,404-square-foot main residence include a fitness center, home theater, game room, spa, and saltwater aquarium.

A sports pavilion boasts a two-story lounge with viewing platform that overlooks a sunken tennis court, pickleball court, volleyball court, badminton court, bocce ball court, horseshoe court, shuffleboard court, and putting green. There is also an executive length golf course found on the property.

To read the listing, Click Here

My comment: Hillsborough is a city with many expensive homes located in the San Francisco Bay Area

Read more!! →

Posted in: real estate market, UAD 3.6, waivers

Tags: real estate market, UAD 3.6

Paired Sales for Appraisers

By Ann O'Rourke on February 27, 2026 / Leave a comment

Newz: Paired Sales Analysis, AI and Appraisers?

February 27, 2026

What’s in This Newsletter (In Order, Scroll Down)

LIA AD: When Confidentiality Agreements Conflict with USPAP
Paired Sales Analysis: Tips and Tools for Appraisers
Converted Church With Bell Tower and Pulpit Lists for $225K
Determining Assignment Conditions in a Vacuum By Jo Ann Aposto
MY AD: An Appraiser Gets Audited by the IRS! My Story Don’t Make My Mistakes! By Ann O’Rourke
Artificial Intelligence: Friend or Foe of Appraisers?
Fed moves to pull mortgages back into banking fold
MBA: Mortgage applications increased 0.4 percent from one week earlier

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Click here to subscribe to our FREE weekly appraiser email newsletter and get the latest appraisal news

Paired Sales Analysis: Tips and Tools for Appraisers

By Kevin Hecht

Excerpts: Though not without challenges, paired sales analysis is a valuable technique to have in your appraisal toolkit. Mastering this method will help you develop more accurate, credible, and defensible appraisals.

This guide presents a step-by-step approach to performing paired sales analysis, practical tips and tools to improve your accuracy, plus strategies to overcome common challenges like sparse comparable data.

Paired Sales Analysis Example

For example, suppose two very similar homes in the same neighborhood sell within three months of each other. One house has a separate two-car garage, while the other does not. If the garage-equipped home sold for $15,000 more, you can reasonably infer that the garage adds $15,000 in value.

Uses

Primarily used in the sales comparison approach, paired sales analysis is particularly useful for estimating the value of unique property attributes such as:

Location advantages (corner lots, cul-de-sac positions, or waterfront access)
Scenic views or privacy features
Property upgrades (pools, finished basements, luxury kitchens)
Additional structures (workshops, guest houses, storage buildings)
Land size variations or irregular lot configurations

TOPICS

What is paired sales analysis
Step-by-Step Methodology of a Paired Sales Analysis…
Paired Sales Analysis Tips and Best Practices
Additional Tips Shared by Appraisers
Overcoming Challenges: What to Do When Data Is Sparse

To read more, Click Here

My comments: Comprehensive and definitely worth reading. I have regularly used paired sales, when I could find good comps. I often go back in time, as market conditions adjustments are easy to do. I got a few new ideas I had not thought of before in this article.

Read more!! →

Posted in: adjustments, AI, appraisal business

Tags: adjustments, AI, appraisal business, appraisal how to

How to Appraise Basements

By Ann O'Rourke on February 20, 2026 / Leave a comment

Newz: Appraising Basements, AMCs,

Who is doing UAD 3.6 appraisals?

February 20, 2026

What’s in This Newsletter (In Order, Scroll Down)

LIA AD: Limiting Liability to Third Parties
Basement Appraisals: Understanding Contributory Value (Updated for UAD 3.6)
Fascinating ‘Basement Home’ That Rises Just Inches Above the Ground Hits the Market for Less Than $160K
The AMCs: Coming Soon to a Lawsuit Near You
MY AD: The Cost Approach for Appraisers is not popular, by Tim Andersen, MAI
26% of Appraisers Feel Ready: What UAD 3.6 Demand
Mortgage applications increased 2.8 percent from one week earlier
Have you received a UAD 3.6 order yet? Survey.
MBA: Mortgage applications increased 2.8 percent from one week earlier

Basement Issues and Values

Humor for Appraisers

Click here to subscribe to our FREE weekly appraiser email newsletter and get the latest appraisal news

Basement Appraisals: Understanding Contributory Value (Updated for UAD 3.6)

Excerpts: While homeowners may ask, “Does a finished basement add value to my appraisal?” you know the answer is a bit more complicated. A basement may impact a residential property’s value, and as an appraiser, you’ll need to evaluate its significance.

While determining the contributory value of basements isn’t overly complex, it does pose challenges. To help you out, we’ll outline essential steps and provide tips for evaluating a basement’s contributory value.

Summary

Determining how a basement contributes to a residential property’s value requires an appraiser to identify the basement type, its level of finishing, and any common concerns, like signs of mold or structural issues. Following best practices is key. This includes separating the basement from the above-grade finished area, understanding the intended use of the space, and completing comprehensive market research. By doing so, you can evaluate the basement’s contributory value more accurately

Topics include:

Types of basements (partial list)

Cellars

Partial Basements

Walk-Up Basements

How Is the Basement Finished? Determining Levels

Know the Intended Use and Client Requirements

To read more, Click Here

My comments: The best analysis and advice on basements I have seen. Watch the 7 minute video on Understanding Q/C ratings (UAD 3.6) Where I work the ground does not freeze. In my Island city there is no cemetery as the ground water from San Francico Bay is very high. Basements need pumps to remove salt water. Basement walls are not used to support the home. Sometimes there are above ground basements, basements dug out of the ground, and many other types of basements. In steep hillside areas what is a “basement” can be controversial.

In Alameda, my city, native American burials, primarily from the Ohlone people, are heavily concentrated in former shellmounds (ancient cemeteries) throughout Alameda. Almost were removed many years ago, similar to other Bay area cities close to the Bay.

Read more!! →

Posted in: AMCs, appraisal how to, UAD 3.6

Tags: AMC, ANSI, appraisal how to, UAD 3.6

ANSI and UAD 3.6 for Appraisers

By Ann O'Rourke on February 13, 2026 / Leave a comment

Newz: ANSI and UAD 3.6, Trainee Inside the Fast and Cheap Model

February 13, 2026

What’s in This Newsletter (In Order, Scroll Down)

LIA AD: Buyer Wants Lower Price to Negotiate
ANSI Z765 and the New UAD 3.6: What Appraisers Need to Know
New York Lumber Baron’s Private Island Retreat Hits the Market for $2.7 Million—With a Historic 8-Bedroom Mansion
We Will Always Need Appraisers: Josh Walitt on Valuation, Technology, and Adaptability By Isaac Peck, Publisher WorkingRE
MY AD: What is new in the New URAR. List of data requests for each page of UAD 3.6 SFR report.
The Trainee Inside the Fast and Cheap Model
The Ethics of Credibility in Real Estate Appraisal By Timothy Andersen, MAI
MBA: Mortgage applications decreased 0.3 percent from one week earlier

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Humor for Appraisers

Click here to subscribe to our FREE weekly appraiser email newsletter and get the latest appraisal news

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ANSI Z765 and the New UAD 3.6: What Appraisers Need to Know

Excerpts:

Why ANSI Z765 Matters More Under UAD 3.6

Fannie Mae and Freddie Mac have both adopted ANSI Z765 as the standard for measuring one-unit detached and attached dwellings. For years, ANSI shaped how appraisers calculated gross living area, but measurement practices still varied from one professional to another. Under the new UAD 3.6 framework, those differences matter more because:

The URAR now breaks out finished area by level, making ANSI designations part of the form structure.

Lenders run automated checks that compare the sketch, GLA figures, and room-level data for consistency.

Any mismatch can trigger a revision request, a CU warning, or a QC hold.

In short, ANSI is no longer just a best practice. It’s now deeply connected to how the form captures data and how lenders review appraisals.

Core ANSI Rules that Every Appraiser Must Apply

ANSI Z765 is the national standard for measuring single-family homes. Appraisers must follow the standard in full when required by the assignment. Key elements include:

Above-Grade vs. Below-Grade

A basement is any area partially or fully below grade, regardless of finish. Even if it includes high-quality living space, it must be reported as below-grade finished area, not GLA.