FIELD NOTES · FLOOR PLANS · 9 MINUTE READ
Floor plans, GLA and the number agents should not guess.
Example interactive floor-plan presentation.
A floor plan maps the home. GLA defines the counted living area.
They are related, but they are not interchangeable. A marketing plan helps a buyer understand flow and room relationships. GLA applies a measurement standard to decide which finished areas belong in the above-grade living-area total.
STANDARD FLOOR PLAN
A clear map for marketing.
Citadel’s measured 2D plans are captured and professionally processed through CubiCasa. They show layout, room relationships, approximate dimensions and a total area based on CubiCasa’s regular floor-plan rules.
GLA REPORT
A defined square-footage calculation.
GLA means Gross Living Area: finished, habitable, above-grade residential space calculated under ANSI Z765 rules. CubiCasa’s ANSI-based GLA deliverable is a separate add-on—not the default total on a regular floor plan.
95–97% average tested accuracy.
That is CubiCasa’s reported average for its floor-plan measurements. LiDAR-enabled devices are reported to measure within 3%. Those are percentage results across tests, not a promise that every wall will be within a fixed number of inches.
Accurate enough to market. Not a substitute for an appraisal.
A good floor plan is dependable for showing how a property lives. It should not be treated as a survey, architectural as-built drawing, title record or unconditional guarantee of square footage.
01
What improves accuracy
LiDAR capture, good lighting, deliberate scanning and a clear view of the wall-floor line.
02
What can introduce variance
Furniture, scan technique, irregular walls, thick masonry, open-to-below areas, low ceilings, additions and unclear grade.
03
Why records disagree
Tax records, old listings, appraisals and plans may use different dates, rounding rules, inclusion rules or measuring methods. A different number is a signal to investigate—not permission to choose the largest one.
GLA is not ‘all finished space.’
Under ANSI, above-grade and below-grade areas are reported separately. A beautifully finished basement can add real utility and value without becoming above-grade GLA.
REGULAR CUBICASA PLAN
Gross Internal Area (GIA)
The standard plan’s total area follows CubiCasa’s regular logic. CubiCasa states that this total does not follow a legal measurement standard and should not be relabeled as ANSI GLA.
ANSI GLA ADD-ON
Gross Living Area (GLA)
The add-on applies ANSI Z765 inclusion and exclusion rules. It is the appropriate CubiCasa deliverable when a defined appraisal-style area calculation is actually needed.
COUNTED DIFFERENTLY
Garages, decks, porches and unfinished areas are excluded from GLA. Below-grade finished space is reported separately. Sloped ceilings, stair openings, bay windows, shared walls and accessory units have specific rules; unusual properties deserve extra review.
THE AGENT RULE
Verify the source before publishing the number.
01
Use the plan for its best job
Upload it to help buyers understand flow, scale and room relationships.
02
Identify the number you plan to publish
Know whether it came from the assessor, seller, prior appraisal, builder plans, regular floor plan or an ANSI-based GLA report.
03
Compare before you copy
Check the floor plan against available records. Small differences are normal; a meaningful mismatch deserves attention.
04
Escalate unusual properties
For additions, conversions, split levels, finished basements, low or sloped ceilings, detached living space or a disputed total, ask a qualified appraiser or measurement professional.
05
Label the source and qualify the estimate
Follow your broker and local MLS rules, identify the source, use the approved limiting language, and encourage independent verification.
A floor plan helps buyers understand the layout. The published square-footage figure still needs a named source and the right context.
WHEN TWO NUMBERS DISAGREE
Do not automatically trust the assessor—or the bigger number.
Michigan REALTORS notes that appraisals, building permits, architectural drawings and tax records can differ because they were created for different purposes and with different methods. Assessor records may round; drawings may include garages or porches; below-grade space and sloped ceilings are frequent trouble spots.
Start by comparing the actual areas included. Was the basement counted? Were exterior walls included? Was an addition permitted and measured? Is a two-story opening subtracted? If the discrepancy could affect the listing, pricing, appraisal or contract, stop treating it as a marketing question and refer it to a qualified appraiser or measurement professional.
The short answers agents actually need.
Floor plans are powerful marketing tools. Square footage is material information. The safest workflow respects both facts.
Is Citadel’s standard floor plan ANSI GLA?
No. Our regular measured 2D floor plan uses CubiCasa’s standard floor-plan calculation. An ANSI-based GLA report is a separate add-on and must be requested.
How accurate is the standard floor plan?
CubiCasa reports 95–97% average tested measurement accuracy and says LiDAR scans consistently measure within 3%. That is useful for marketing, but it is not a fixed-inch warranty or a substitute for an appraisal.
Why does the floor-plan total differ from the assessor?
Different measurement dates, rounding methods and inclusion rules can produce different totals. Compare the areas and methodology before deciding which source is appropriate.
Can I put the floor-plan total in MLS?
Follow your broker and local MLS rules. Identify the source, describe the figure as approximate when appropriate, use approved limiting language and recommend independent verification. If the number is material or disputed, obtain a professional measurement or appraisal.
SOURCES AND METHOD
Citadel’s workflow was checked against our current CubiCasa-based floor-plan product. Accuracy and product claims are CubiCasa’s; GLA guidance was checked against CubiCasa, Fannie Mae and Michigan REALTORS. This article is practical marketing guidance, not legal or appraisal advice. Broker, MLS, state and lender requirements control.