What Is Included in the Square Footage of a House in Ontario?

How We Measure a Home’s Square Footage

The size of a home is one of the most important factors for buyers and sellers. It influences price, functionality, and overall value. But what is included in the square footage of a house in Ontario? The answer is not always simple. Different spaces contribute to the total area in different ways. Understanding these measurement standards helps you compare properties accurately and make informed decisions. A clear grasp of how we calculate this number prevents surprises during the buying or selling process.

This measurement, often called Gross Living Area (GLA), represents the finished, liveable space within a home. It gives you a consistent way to evaluate a property against others on the market. When you see a listing’s square footage, it should reflect a specific set of rules about what counts. Knowing these rules empowers you to look beyond the number and see the home’s true layout and potential. This knowledge ensures you are getting exactly what you pay for and helps you market your own property correctly.

The Foundation of Home Measurement

We calculate a home’s official square footage using its exterior dimensions. This means measurements are taken from the outside of the building’s walls for each floor that is entirely above ground level. This figure is known as the Gross Living Area or GLA. This method provides a consistent and verifiable standard for detached and semi-detached homes. It includes the thickness of the walls, which is why the interior “room by room” measurements you take yourself will always add up to a smaller number. The GLA is the number that appraisers and real estate professionals use for official listings and valuations.

This method ensures fairness and consistency across the market. It prevents inconsistencies that would arise from using interior measurements, which can vary based on wall thickness and construction materials. For buyers, the GLA offers a reliable metric to compare different properties. For sellers, it provides an accurate and defensible figure for marketing materials. Relying on professional standards for measurement removes guesswork and helps set realistic price expectations for everyone involved in the transaction.

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Above-Grade Versus Below-Grade Areas

A key distinction in square footage calculation is the difference between above-grade and below-grade areas. Above-grade refers to any floor space that is entirely above ground level. This is the space that makes up the official Gross Living Area shown on a real estate listing. Below-grade refers to any space that is partially or entirely below ground level, which primarily includes basements. Even if a basement is fully finished to the same standard as the main floors, it is measured and listed separately from the above-grade square footage.

This separation is important for valuation. Above-grade square footage is typically valued higher than below-grade square footage because of factors like natural light and accessibility. A walk-out basement, which has a door providing direct access to the outdoors, is still considered below-grade if any part of its walls are below ground level. While a finished basement adds significant value and utility to a home, real estate professionals always report it as a separate figure. This practice provides buyers with a clear understanding of the home’s layout and value structure.

Spaces That Are Not Part of Square Footage

Many useful areas of a property do not count towards the official Gross Living Area. Understanding these exclusions helps you analyze a property’s total functional space more accurately. These areas are valuable but are not considered finished, heated living space according to industry standards. Here are some of the most common exclusions:

• Garages

  Attached or detached garages are never included in the GLA. They are considered utility spaces for parking and storage, not living areas.

• Unfinished Areas

  Unfinished basements, attics, or crawl spaces are excluded. They lack the finished floors, walls, ceilings, and permanent heating required to be counted.

• Outdoor and Transitional Spaces

  Patios, decks, and balconies are not part of the GLA. This applies even if they are covered or screened in, as they are not part of the home’s interior structure.

• Three-Season Rooms or Sunrooms

  Enclosed porches or sunrooms without a permanent heat source are not included. To count, a room must be comfortably useable throughout the entire year.

• Outbuildings

  Sheds, pool houses, or workshops that are separate from the main house are not part of the home’s GLA. Their square footage is a separate feature of the property.

How We Measure Condominiums and Townhouses

The measurement standard for condominiums and attached townhouses differs from that of detached homes. For these properties, we measure the square footage from the interior surface of the walls. This is often called the “paint-to-paint” method. It calculates the actual liveable floor area within the unit’s boundaries. This approach makes sense because the owner is responsible for the interior space, while the exterior walls and structure are part of the shared condominium property. This provides a more practical representation of the space the owner will occupy.

This interior measurement does not include common elements. Hallways outside your unit, lobbies, fitness centres, party rooms, and other shared amenities are not part of your unit’s individual square footage. When you purchase a condominium, you are buying exclusive ownership of your unit plus a shared interest in these common areas. For the most accurate dimensions, buyers should always refer to the builder’s original floor plans or the official documents filed with the condominium corporation. These documents provide the legal and accepted square footage for the unit.

Why Accurate Measurements Are Important

Accurate square footage is vital for both buyers and sellers. It is a fundamental component of a home’s market value. Appraisers and real estate agents often use a price-per-square-foot analysis to help determine a property’s worth in comparison to similar homes in the area. An incorrect measurement can lead to significant financial consequences. For a seller, overstating the square footage can create legal issues or cause a deal to fall through if an appraiser’s official measurement reveals a discrepancy. It erodes trust and can derail a sale during the critical financing stage.

For a buyer, an accurate number ensures you are making a fair offer and comparing different properties on a level playing field. It helps you understand exactly how much liveable space you are purchasing. Relying on precise data protects your investment and ensures the home meets your needs. Because of its importance, you should always verify the square footage from a reliable source. A professional measurement, an official appraisal report, or the builder’s plans offer more security than numbers found on old listings or tax records, which can sometimes be outdated or inaccurate.

Final Thoughts on Home Size

Understanding what is included in a home’s square footage demystifies one of the most important aspects of a real estate listing. The Gross Living Area focuses on finished, heated, above-grade space, which provides a consistent standard for comparing detached homes. Finished below-grade areas like basements add immense value but are always accounted for separately. For condominiums, the “paint-to-paint” interior measurement gives you a clear picture of your personal living space, distinct from the building’s common elements. This knowledge helps you assess a property’s true size and value.

By learning to distinguish between different types of space, you can analyze listings more effectively and make choices that align with your needs. Always ask questions if a listing is unclear about how the total area is broken down. An accurate understanding protects you as a buyer and positions you for success as a seller. If you have questions about a specific property’s measurements or want to ensure your own home is listed accurately, working with an experienced real estate professional is the best way to get clear, reliable answers. We are here to help you navigate every detail of your transaction.