Tagged: Adjustments

Appraisal news for real estate appraisers and real estate professionals regarding appraisal adjustments. News relating to the Appraisal Industry.

Rounding of Adjustments Because We Are Just Not That Good 11

Adjustment Question

Rounding of adjustments is perfectly acceptable. Would someone kindly, and logically, explain to me why the ‘Site’ is adjusted precisely at $0.20 per square foot, down to the nearest dollar, but all other adjustments are rounded to $50? Are ‘we’ appraisers really that good, where we can divine buyer motivations or values (i.e., adjustments) as accurately as that?  In other words: “Well, I believe it’s worth exactly that much.” Usually I see this kind of adjustment practice to the nearest dollar when applied to the Gross Living Area and below grade areas, which is also screwy (IMHO).  This is the...

Concession Adjustments Missing in Appraisal Reports 35

Concession Adjustments Missing

Concession Adjustments are expected to be made… Appraisers, As noted previously, I ‘observe’ various reports from various sources. A new one arrived last week. In looking over the grid, I noticed the concession adjustments are missing in the grid, as shown below. Commentary continues below the image. The appraiser correctly shows the concession amount in the left portion of the comp grid (Comp 1 & 2 – Green Arrows), but does not put a corresponding adjustment for the concession in the actual grid column (Red arrows). This is NOT the first time I have seen this in reports. Apparently this...

Is There a Fourth Approach to Real Estate Value? 16

Is There a Fourth Approach to Real Estate Value?

I want to talk to you about the fourth approach to value… …and specifically an occasion on which it truly saved my bacon. Now, I know a lot of you real estate appraisers out there probably started chuckling as soon as you read the words ‘fourth approach to value.’ If you did, I get it, believe me! I used to be the same way. Over time, however, I’ve grown to see how it can often be a vital part of the valuation process. Let’s have a quick recap for anyone who’s either forgotten the fourth approach, or never learned it...

Rules Check Software 6

Rules Check Software

If the ‘story’ can be told using 3 comps, why are 4 or more really necessary? Folks, As you are probably aware, all of our appraisal reports receive an initial examination electronically. There are a number of businesses which have written and provide to the industry various types of ‘rules check software.’ This actually began in the early 1980’s by the appraisal computer software pioneers who wrote programs to ‘check’ reports for inconsistencies. I just learned about one such ‘rules check’ company, and the results they’ve seen using their software – below. They even admit to users that the users can ‘mine’ reports...

Individual Adjustments to the Detriment of the Bigger Picture 10

Seeing the Forest Through the Trees

Focusing on individual adjustments to the detriment of the bigger picture… Growing up, my parents used to refer to my inability to see the forest through the trees. This simply meant not being able to see the bigger picture because focus was so narrow that I only saw what was right in front of my eyes. Fortunately, I am older now, and (usually) better at seeing the bigger picture. I suspect this is a common phenomenon in all walks of life, and particularly in our work. This can happen in many aspects of the appraisal puzzle. One of the most...

Line Item Adjustments for Every Little Difference? 8

Bugged About Adjustments

Illogical line item adjustments… Appraisers, 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...

UAD Rating Absolute vs Relative 39

UAD Rating Absolute vs. Relative

Where did those rating words come from? Why is it so many appraisers have trouble with UAD and the CU (Collateral Underwriter), and how to apply the Quality and Condition rating between the Subject and Comps? Not long after the UAD was implemented/mandated by FNMA (in 2011), and then the CU evaluation system came along, FNMA began discovering that many appraisers were improperly Rating the comps Quality and Condition AGAINST the Subject in the grid. And they began telling appraisers what they were finding. FNMA also discovered, and revealed, that many appraisers were using the same Comps over and over...

GLA Adjustment & Pizza Slices – They Do correlate! 15

GLA Adjustments & Pizza Slices – They Do Correlate!

Determining the GLA Adjustment in Appraisal Reports I promised in a previous post I’d send out my method for determining the GLA adjustment in appraisal reports. Goodness! Appraisers actually found that statement buried in the prior post, and have ‘rung my chimes’ requesting this info! OK, but first, the pizza analogy. I often tell clients and other appraisers that appraising (residential) real estate is far more complex than grabbing a store-bought pre-boxed pizza (that has exactly the same ingredients from box to box no matter which store you shop in) at a grocery and then applying 425 degrees of love...

Noise Level Rating 7

Noise Level Rating

How loud is a location due to environmental noise Appraisers, I’m a pen pal to a Southern California appraiser, who posted this message about Soundscore to a forum I read. Here’s a site I found that provides some very useful information as to how loud a particular site or location might be. Type in an address and, voila! Their system comes back with a rating as to how much noise the site has from vehicle traffic, airline traffic, and local sources. It’s on a scale of 50 to 100, with 50 being very loud and 100 being very quiet. This...

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Safe Room Adjustment in Appraisals

Use of a Safe Room has Increased by Property Owners Appraisers, If you’re doing a standard 1004 SFR, or 1073 condo (or perhaps a Co-op), report and encounter a “Safe Room“, you might need to add that to one of the extra adjustable component lines on the grid. The trick however, is how do you determine the value of such a safe room and apply a proper adjustment? I suspect they vary in size, interior amenities, vault door construction, and bazooka stopping power of their perimeter wall structure. I dunno! If encountered, I think I’d call Jonathan Miller, who is...

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