For appraisers
Interior Floor Plans and GLA Breakdowns for Appraisers
vPlan AR lets appraisers scan a home’s interior with an iPhone Pro or iPad Pro, classify each room as living area, below-grade, garage, unfinished or porch under the ANSI Z765 categories, and export a room-by-room square-footage breakdown and a dimensioned floor plan sketch. It documents the interior; your exterior measurement stays the official figure.
Why appraisers switch to LiDAR floor plans
Interior sketches take time on site
Drawing room layouts by hand while you inspect, then redrawing them for the report, adds time to every assignment. A LiDAR scan captures a typical room in one to two minutes and draws the layout for you.
Below-grade and non-GLA space gets mixed in
Finished basements, garages, porches and unfinished rooms all have to be kept out of GLA. Each room carries its category, so the breakdown shows exactly what was counted and what wasn’t.
Hard to show how a figure was built
When a lender, reviewer or agent questions a square footage, a room-by-room schedule by category answers it faster than a single number.
How it works
Scan each level during the inspection
Walk each room with a LiDAR iPhone (12 Pro or newer Pro models) or iPad Pro. Levels are captured one at a time and line up for multi-level homes; levels below grade are recognised from their elevation.
Classify every room
Set each room’s Area Type: Living (counts as GLA), Below-grade finished, Garage, Unfinished, Covered/porch or Other. New rooms default to Living, so you only change the exceptions. Openings to the floor below that you draw, such as a two-storey foyer, come off the upper floor’s area.
Check against your exterior measurement
ANSI Z765 measures a detached house from the outside of its walls; a scan measures the rooms inside. Use the plan’s exterior dimension strings as a cross-check and your own exterior measurement as the official GLA.
Export the report and sketch
Export the Square Footage Report for the GLA and category breakdown with a per-room schedule, and a dimensioned PDF floor plan or DXF to bring into your report.
What you can deliver
Square footage (GLA) report
Pro+An ANSI Z765-style PDF: the GLA, a breakdown by category (below-grade finished, garage, unfinished, covered) and a room-by-room schedule.
Dimensioned floor plan sketch
All plansA true-scale plan with room names, room sizes, exterior dimension strings and door and window sizes (one level, watermarked on Free; every level in one set on Pro).
DXF for drafting
Pro+Walls, doors, windows, dimensions and labels on separate layers, at real size, for CAD or any software that imports DXF.
Room schedules in Excel or CSV
Pro+Every room’s area, perimeter, ceiling height and GLA category (with width and length for rectangular rooms), for your own worksheets.
Which plan do appraisers need?
The Square Footage Report, every level in one plan set, DXF and room schedules are on Pro ($19/month), which most independent appraisers choose. Appraisal firms that want shared team projects or their logo on plan sets choose Business ($39/month). Compare plans.
Connect the software you already use
Plans can flow into your appraisal and form software through the vPlan AR API and webhooks on Business, or as open files (PDF, DXF, IFC, CSV, Excel). See integrations or ask your software vendor.
Sample files for appraisers
Exported on the Pro plan from the sample house, a drawn example project with a sample claim (not a real property or client). Free plan PDFs are one level and watermarked.
- Square footage (GLA) reportPDFGross living area following ANSI Z765 categories, the plan with each room's area, and a room-by-room breakdown.Download sample ↓
- Architectural plan setPDFCover sheet with sheet index and area summary, a true-scale 1/4" = 1'-0" floor plan with dimensions, room tags and door and window sizes, and schedules with the finish takeoff. Tabloid, 3 sheets.Download sample ↓
Frequently asked questions
Can I use vPlan AR to measure gross living area for an appraisal?
Use it to document the interior and to check your figure. vPlan AR applies the ANSI Z765 categories room by room and reports the GLA apart from below-grade, garage, unfinished and covered space, but a scan measures the rooms inside the walls. ANSI Z765 measures a detached house from the exterior, so your exterior measurement remains the official GLA.
Does the scan measure the outside of the house?
No. LiDAR room scanning measures interior walls, doors and windows. Plan sheets draw exterior dimension strings from the outside faces of the exterior walls, using the wall thickness set for each wall type, which is a useful cross-check but not a substitute for measuring the exterior.
How are basements and below-grade rooms handled?
Levels below grade are recognised from their elevation, so their rooms are reported as below-grade rather than GLA, even when finished. You can change any room’s Area Type by hand, and garages, unfinished rooms and porches are reported in their own categories.
Does vPlan AR apply the ANSI Z765 ceiling-height rules?
Not automatically. Each room records its ceiling height, but rooms are counted by the Area Type you set. Mark low-ceiling space, such as an attic room, as Other or Unfinished if it shouldn’t count toward GLA.
Can I bring the sketch into my appraisal software?
Export the floor plan as a PDF or DXF and attach or import it the way your software accepts images and drawings. vPlan AR has no direct integration with appraisal form software; if you want one, ask your software vendor, and point them to the vPlan AR API.
Guides for appraisers
- How to Create an ANSI Z765 Square Footage (GLA) Report for a ListingMeasure gross living area the right way. Scan the home, classify each space, and export a clean square-footage report that separates GLA from garage, basement, and unfinished areas.
- How to Scan a Multi-Room House with LiDAR in Under 10 MinutesA step-by-step walkthrough for scanning complex multi-room properties quickly and accurately with the vPlan AR LiDAR scanner on iPhone.
- True-Scale Architectural Plan Sets, Straight from Your ScanFloor plan PDFs in vPlan AR are now true-scale architectural sheets with room tags, dimension strings, door and window schedules, every level in one set and a 3D cover.
- Which iPhones Have LiDAR? The Complete List for 2026Only Pro iPhones have LiDAR. Here is every iPhone and iPad with a LiDAR scanner as of 2026, how to check your device in ten seconds, and your options if it lacks one.
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