An important element for real estate appraisers related to single-family dwellings or apartments is that of technical parameters. Thus I chose to develop this topic so that those to whom we offer our services understand better how to correctly classify a real estate.
For apartment-type buildings we need to know its type (apartment with separate rooms, apartment with some separate rooms, circular appartment), the degree of comfort, the useful area and its total area, and for single-family dwellings what the built area, the unfolded area and useful area represent.
Apartments with separate rooms, apartments with some separate rooms, circular apartments
The apartments with separate rooms have a hallway from which access to each room is made. By the way of construction this is the type of dwelling that offers comfort since it is not necessary to move from one room to another.
The apartments with some separate rooms have one or two hallways and differ from those with separate rooms by the fact that they force you to move from one room to another, the available space being modified according to the type of comfort.
The circular apartment is a combination of the apartment with separate rooms and the one with some separate rooms, with two hallways, the difference being that access from the first hallway to the second one can be made both through the kitchen and through the living room, so you can create the idea of moving in a circle.
Comfort level
The comfort of a dwelling is determined according to its useful area and is regulated in Decree-Law No. 61/1990. The real estates were divided into 4 categories as follows:
Useful area and Total area
These notions are defined in the Housing Act (Law 114/1996) as follows:
The useful area of an apartment includes the sum of all the useful areas of the rooms. It includes: living room, bedrooms, bathrooms, WC, shower, kitchen, storage and circulation spaces inside the house.
The total area includes the useful area plus the surface of balconies, terraces or loggias.
Areas of single-family dwellings
Single-family dwelling constructions have three types of surfaces: useful area, built area, unfolded area and are regulated in Law 350/2001. These surfaces also help to calculate the urban indices that determine how much can be built on a given land depending on the regulations in the area.
The built area represents the area built at ground level, with the exception of the uncoverred terraces of the ground floor that exceed the plan of the façade, platforms, access stairs. The ground projection of balconies whose level quota is less than 3,00 m from the level of the arranged ground and the closed loggias of the floors is included in the built area.
The built surface, unfolded, of a building represents the sum of the areas of all levels of the building, bounded by the outer contour of the building envelope. The following are not taken into account in the calculation of the unfolded built area: the area of the basements with a free height of up to 1,80 m, the area of the basements with a strict purpose for the parking of motor vehicles, the technical spaces or spaces intended for civil protection, the area of balconies, loggias, open and uncovered terraces, non-circulating terraces and awnings, as well as unarranged bridges, pedestrian/road access alleys in the premises, exterior stairs, protective sidewalks.
The useful surfaceis the unfolded surface, less the surface related to the walls. The useful area of the house is the sum of all the useful areas of the rooms. It includes: living room, bedrooms, bathrooms, shower, kitchens, storage and circulation spaces inside the house. Not included: surface of loggias and balconies
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