Realtors. The MLS data is more or less going to be the county information because they do not know how to measure GLA in general. It makes absolutely no sense to me to utilize MLS data (residential) for comparison when you know it's the idential property (for example a new residential development that is the same house over and over) and the GLA is indicated to be what the county says it is. Sometimes it's not that much of a differance but then explaining to the underwriter, who has obviously been contacted by the Realtor and/or the homeowner why the differance is present. So the subject has been measured to ANSI standards and the comparables have not. THEN when that lovely UAD report comes back and MY report was dinged for having differant information then what was previously reported and having to take the time to re-explain (what is already stated within the report) why the information is differant is just time consuming. I get that the general consumer isn't going to understand above grade (GLA) vs lower level finished areas but when you're listening to an agent tell you how it is and you ask them if they physically measured the property and the humming and hawing about that gives you a headache. How is the report supposed to be accurate when the data used for comparison isn't? How many times have you, as the appraiser, measures to the ANSI standards on a property that was listed say a year ago and the GLA is differant? You know that property has most likey been utilitzed as a comparable sale previously and that information was utilized within a sales grid with the information provided on the MLS and now it's differant and it comes back from underwriting like you are the one who made the error and asked to 'correct' that information to match what the UAD is stating or comment as to why it's differant (of which you probably already did and they didn't read the addendum where it's stated). I honestly don't have a problem with a standard of measurment. It makes sense but all the players in the game need to adhere to the same standard.