Total Living Area (3D)

Guide to understanding the concept

of Total Living Area
 Table of Contents

1. Total Living Area Concept Overview

2. 1 Story (no garage)
3. 1.5 Story (split level)
4. 1.5 Story (gable window)
5. 1.5 Story (split level)
6. 2 Story (no garage)
7. 2 Story (built-in garage)
8. Townhouse
9. High-rise apartments
10. Commercial / Industrial
Total Living Area Concept Overview
• Total Living Area “TLA” is defined as the total floor area inside a building that is
above ground

• For example, If there are two floors of equal size, the total living area will be the
size of the first floor x2

• Garages are not to be included in TLA (if the garage is attached to the building, it
is to be separated out for the purpose of measuring TLA)

• Porches / decks are not to be included in TLA

• Basements (below ground) are not be to included in TLA

• In the case of split-level homes where there is a partial floor on each level, TLA is
to be the sum of the floor area on each level (split levels need to be very carefully
discerned from basements – examples to follow)

• In each of the folowing example, the grey area represents the area to be
measured as TLA
 1 Story (no garage)

TLA

• 1 story above ground

• To measure TLA: draw entire main
floor only
1 Story

TLA
Small basement windows

• 1 full-story above ground with visible

basement
• Do not include the basement area in TLA
• Basement areas can be distinguished by
having smaller windows
• Basement areas often have different
design and wall cover
• To measure TLA: draw only non-basement
area
• Questionnaire: 1 story
 1.5 Story (split level)

TLA

Small basement windows + different wall cover

• 1 full-story above ground is split between a
basement and an upper level
• Do not include the basement area in TLA
• Basement areas can be distinguished by having
smaller windows
• Basement areas often have different design and
wall cover
• To measure TLA: draw only non-basement area
• Questionnaire: 1.5 story
 Additional examples of basement windows

• Basement windows indicate that the corresponding floor area below ground, and thus
should not be included in TLA
• Basement area can be difficult to discern in the case of split levels, and must be
evaluated carefully
 1.5 Story (gable window)
Gable windows indicate half floor in roof

TLA

• 1.5 stories above ground (main floor,

additional half floor built into roof –
indicated by gable windows)
• To measure TLA: draw the entire main
floor + the appropriate area of the second
floor
• Questionnaire: 1.5 story
 1.5 Story (split level)

TLA

• 1.5 stories above ground (main floor, half floor

walk-out – identifiable by second set of full-size
windows in back)
• To measure TLA: draw the entire main floor +
the appropriate area of the second floor (note:
in the above example, be sure to exclude the
porch area at the back- TLA is only inside area)
• Questionnaire: 1.5 story
 2 Story (no garage)

TLA

• 2 full stories above ground

• To measure TLA: both entire floors
• Questionnaire: 2 story
2 Story (built-in garage)

TLA

• 2 full stories above ground

• To measure TLA: both entire floors, exclude the
garage area
• Questionnaire: 2 story
Townhouse

TLA must be drawn only for the applicable unit

• Number of stories varies
• Sometimes will have integrated garage
• To measure TLA, determine the division
between units, and only measure the
TLA for a single unit
• Be sure to exclude garages, and any
porch areas
• Questionnaire: 2 story
High-Rise Apartments

• We do not need to draw TLA for high-rise

apartments
• Questionnaire: [x] story
• YOU STILL NEED TO COUNT THE
STORIES AND ANSWER THE
QUESTIONAIRE APPROPRIATELY
Commercial / Industrial

• We do not need to draw TLA for

commercial / industrial buildings
• Questionnaire: [x] story
• YOU STILL NEED TO COUNT THE
STORIES AND ANSWER THE
QUESTIONAIRE APPROPRIATELY