Bugged About Adjustments
Illogical line item adjustments…
I’ve recently ‘come in contact with’, in a semi-official capacity, a recently completed appraisal report.
In looking at the adjustment grid pages for 5 comps, items jumped out at me. These do not appear logical.
All comps, except one, have sale or list prices at even thousand dollar figures = $XXX,000. The one is $XXX,950. These are pretty typical in our market. Very seldom do we see these in odd numbers, unless the listing agent is trying to be cute, and buyers accept the oddity.
For line item adjustments in the report, the appraiser has made THOUSAND DOLLAR adjustments, rounding to a nearest $1000 amount, except the GLA.
The GLA line has adjustments of -$760, -$100 and +$6,120 for three of the 5 comps.
Can you explain why the GLA adjustment should be shown more precisely than adjustments for Location, Site Size, Age, Bed/Bath and parking spaces?
Can you explain why a $100 adjustment would be made when the sale price is $230,000. That amounts to an adjustment of 0.043%. Are we really that good?
Personally, I don’t make any adjustment for less than $500. When less, we aren’t that good. And it makes ‘us’ look foolish, especially when the adjustment amount is a tiny percentage of the sale price.
And I round all adjustments to the nearest $100, because it makes the report much easier to read. More precise than that…we aren’t that good.
Another item I noticed in the report is an added adjustable line item for ‘Fireplace’ included on the grid, with the subject and each comp having a fireplace and no adjustment made. Why would an appraiser include this extra item to clutter up the grid and not make an adjustment?
I know the answers to my questions, so you don’t really need to respond.
I’m merely tossing these out to the masses in the hopes that appraisers will actually think about the line item adjustments they make, and why they are making certain adjustments – especially those that don’t have a significant bearing on the opinion of value.
Remember, you DO NOT HAVE TO MAKE AN ADJUSTMENT just because a line on the form exists. You can move the opinion of value up or down (Reconcile) within the Comparables Adjusted Sale Price Range to compensate for line item adjustments not made.