In Utah real estate, square footage is more than just a number on a listing. It plays a key role in determining property value, setting listing prices, qualifying for loans, and even calculating property taxes. But what happens when the recorded square footage doesn’t seem right—or when there’s uncertainty about what's truly included in that number? That’s when it’s time to call in a professional appraiser.
At Irvine Appraising Company, we regularly work with homeowners, buyers, and real estate agents who need clarity on a property’s true size. Accurate measurements can prevent costly mistakes, resolve confusion, and strengthen the foundation for major financial decisions.
Why Public Records and Reality Don’t Always Match
Many people assume the square footage listed by the county or MLS is automatically correct. Unfortunately, that isn’t always the case—especially in older homes or properties that have been modified over time. It’s not unusual to find discrepancies between what’s on record and what’s actually built.
Sometimes additions were completed without permits and never recorded. Other times, enclosed patios or partially finished spaces were counted when they shouldn’t have been—or left out entirely. Basement areas are a frequent source of confusion as well. In Utah, a finished basement might not always count toward the gross living area, depending on its layout, access, and finish quality.
These kinds of inconsistencies might seem minor at first glance, but they can lead to serious issues when it’s time to sell, refinance, or dispute an assessed value.
The Role of Square Footage in Home Sales
In a market where price-per-square-foot can vary widely from one neighborhood to the next, accurate square footage matters. Sellers need to price their homes appropriately. Buyers want to know they’re getting what they’re paying for. A home listed as larger than it really is can create mistrust, slow down a transaction, or lead to appraisal problems when the bank gets involved.
Real estate agents often recommend a square footage verification before listing a home, particularly if there’s any doubt about the size reported in county records or previous MLS entries. Having a professional sketch and measurement from a certified appraiser adds credibility and reduces the risk of a deal falling apart over measurement disputes.
Why Lenders Care During Refinancing or Purchase Loans
When a property is being used as collateral for a loan, the lender wants assurance that the valuation is based on accurate, verifiable data. If an appraiser discovers that a home is hundreds of square feet smaller than reported, it can affect the appraised value—and potentially the borrower’s ability to qualify for financing.
In some cases, especially with unique properties or homes that have been altered, lenders may require an independent square footage measurement before approving a loan. Having that measurement upfront can prevent delays and give both borrowers and lenders peace of mind.
Square Footage Disputes and Property Tax Appeals
Square footage doesn’t just influence sales—it affects taxes too. In Utah, county assessors use size as one of the primary indicators of value when determining property tax assessments. If your home is mistakenly listed as being larger than it is, you could be paying more in property taxes than necessary.
A professional appraiser can provide a precise measurement that you can submit with a tax appeal to correct the record. This is especially important for homeowners who have discovered over-reporting in their assessment notice or those whose taxes have jumped without a corresponding change in their actual property.
After a Remodel, It’s Worth a Second Look
Many Utah homeowners invest in renovations or additions over the years—finishing basements, adding bonus rooms, or converting garages into living space. While these upgrades may increase usable space, they don’t always show up in the official square footage records unless they were properly permitted and documented.
Getting a professional measurement after a remodel ensures your home’s new value is reflected accurately in any future appraisal or sale. It also gives you a chance to document the improvements for your own records or tax purposes.
What You Can Expect from a Professional Measurement
Appraisers bring training, standards, and tools that go beyond casual estimates. At Irvine Appraising Company, we measure according to recognized industry standards, typically following the ANSI (American National Standards Institute) guidelines to ensure consistency and fairness. Our reports clearly differentiate finished and unfinished areas, distinguish between above- and below-grade space, and provide a detailed sketch of your home’s layout.
We don’t rely on guesswork. We provide hard data and professional documentation you can use with confidence—whether you're selling, refinancing, remodeling, or appealing your tax bill.
A Clearer Picture Starts with Accurate Measurements
Square footage may seem like a simple metric, but in real estate, it carries real weight. Whether you’re preparing for a sale, navigating a loan, or simply making sure your records are correct, a square footage verification can be a smart, proactive step. It removes the guesswork and provides a foundation of accuracy that benefits everyone involved.
If you have questions about your property’s square footage or suspect something doesn’t add up, we’re here to help. Irvine Appraising Company serves homeowners and professionals across Utah with reliable, unbiased measurement services tailored to your needs.
