Usually, when an agent measures a room, we are measuring the room ONLY, not including the closet. Sometimes, we see that agents exaggerate the measurements which is why our MLS has a disclaimer that says, "Information deemed reliable, but not guaranteed".
So, it seems like your architect might need to adjust the way they are configuring your rooms. Perhaps architects are thinking more about the structures and we're thinking about livable space. Two different approaches, I guess.......
According to the standard, the main floor sqft includes everything upto and including the outside walls. I.e. the main floor sqft is everything inside, including closets, bathrooms, and the interior space of each wall.
Hope that helps.
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Cody Anderson, MN Licensed Realtor
Metropolitan Home Team