Average condition?

[Jodie Argubright]

As we've seen by your posts, every property you appraise is average or better whether or not that is really the case. At first I thought maybe you were ignorant or incompetent, but from all of your posts and rediculous arguments on the subject, it is my honest opinion that you are just another dishonest appraiser. Unfortunately, that would make you have a condition rating of "poor" in the sales comparison grid if I were appraising you as an appraiser. Of course, I am sure that if you were doing an appraisal of yourself, you would just compare yourself with 3 other dishonest skippies and rate yourself as "average" or, more likely "good".

Anon- please, from one Cert. to another, PLEASE stop talking.....it's painfull.

 

[AnonApprsr]

No. I have never written a misleading report in my life. I have had over 60 of my reports reviewed, and only 3 came back with anything less than good remarks and 1 of those was from some idiot in TX who had no clue about Whitman.

 

[TC]

I, like many posters here, will take you at your word ... and right now at your word .. is bad.

As usual, PE, you're painting with a very broad brush.


TC

 

[AnonApprsr]

W/E PE thinks I'm a skippy. That's fine. I don't care, except he tries to act like he's trying to help me.

 

[Hamlet]

Anon- please, from one Cert. to another, PLEASE stop talking.....it's painfull.

:laugh: I agree.

Usually when someone asks a question on the AF we see a great deal of information exchanged which makes this a superior source of information.

No one painted you as Skippy, you've done an excellent job of that all by yourself. But for heavens sakes, Anon do you ever take a breath and REFLECT on what you are writing (grammar and spelling aside)?!:new_all_coholic:

Your reports must be a hoot to read, but they’d probably cause TC to go on a rampage!:new_snipersmilie:

 

[CANative]

Most residential appraisers state that their source of building cost data is Marshall & Swift and most use the tables and other "useful" information as sources for their estimates of depreciation, which is usually based on an extended life theory. Condition ratings are required to apply this approach and Marshall & Swift supplies the ratings. Why not use their published condition rating indicators in rating the improvements and stating the condition in the report?

Excellent Condition - All items that can normally be repaired or refinished have recently been corrected, such as new roofing, paint, furance overhaul, state of the art components, etc. With no functional inadequacies of any consequence and all major short-lived components in like-new condition, the overall effective age has been substantially reduced upon complete revitilization of the structure regardless of the actual chronological age.

Very Good Condition - All items well maintained, many having been overhauled and repaired as they've showed signs of wear, increasing the life expectancy and lowering the effective age with little deterioration or obsolesence evident with a high degree of utility.

Good Condition - No obvious maintenance required but neither is everything new. Appearance and utility are above the standard and the overall effective age will be lower than the typical property.

Average condition: Some evidence of deferred maintenance and normal obsolescence with age in that a few minor repairs are needed along with some refinishing. But with all major components still functional and contributing toward an extended life expectancy, effective age and utility is standard for like properties of its class and usage.

Fair condition (Badly worn) - Much repair needed. Many items need refinishing or overhauling, deferred maintenance obvious, inadequate building utility and services all shortening the life expectancy and increasing the effective age.


Poor Condition (Worn Out) - Repair and overall needed on painted surfaces, roofing, plumbing, heating, numerous functional inadequacies, substandard utilities etc. (found only in extraordinary circumstances). Excessive deferred maintenance and abuse, limited value-in-use, approaching abandonment or major reconstruction, reuse or change in occupancy is imminent. Effective age is near the end of the scale regardless of the actual chronological age.

 

[PropertyEconomics]

W/E PE thinks I'm a skippy. That's fine. I don't care, except he tries to act like he's trying to help me.

There you go again .. you will never find once on this forum where I have used that term. Ever ... I despise the term but say nothing about those that use it.
I just know if you call the crappiest house ever .. average ... you have in fact prepared a misleading report contrary to what you may say or think.

Apparently others here agree with me.

 

[Jason Barber]

I just did an FHA appraisal and put "Avg-" for carpet and trim. The UW cam back and didn't like it and wanted it changed. So I changed it to "below average" and they were fine with it. (?!*!) o-kaaaayy.

FHA provides a protocol... why do people choose to report outside of it? Did you explain in your report what "Avg-" means? Why make up a new condition?

Greg answers the question for all you FHA appraisers PERFECTLY right here:

Sales comparison Analysis:
Condition • Enter the condition of the subject and comparable sales.
• Ratings to be used are: “New”, “Good”, “Average”, “Fair” and “Poor” or a combination if more accurate.
• Consider required repairs or alterations, to the subject, completed when determining the need for adjustments to the comparable sales.


Interior Materials/Condition
Enter the types of Materials and rate the observed Condition of the Materials (Good, Average, Fair, and Poor) and whether or not the item(s) described require repair, replacement or further inspection. Make every effort to describe accurately and explain in detail "Fair" and "Poor" ratings. The rating must relate to the habitability of the house given local standards.


Exterior Materials/Condition
Enter the types of Materials and rate the observed Condition of the Materials (Good, Average, Fair, and Poor). Make every effort to describe accurately and explain in detail “Fair” and “Poor” ratings and whether or not the item(s) described require repair, replacement or further inspection. The rating must relate to the habitability of the house given local standards (Photo documentation of property condition is always advisable).

In case anyone is wondering... this is taken directly from Handbook 4150.2 Appendix D. Anyone doing FHA appraisals should have a good understanding of the requirements outlined in 4150.2, if you've never read it... shame on you. If it's been a while... well, read it again.

By the way... Anon, your comments regarding reporting "poor" or "fair" condition as "average" is FRAUD no matter how you try and spin it. I hope for your sake your E&O policy is up to date.

 

[TC]

There you go again .. you will never find once on this forum where I have used that term. Ever ... I despise the term but say nothing about those that use it.

I rarely use it, dislike it as much as the term mentor. However, it was funny courtesy of Bobby Bucks, but my favorite line of his was:

This so-called profession is just one more gadget away on our tool belt from being a vocation.

 

[Jodie Argubright]

JB~ I was simply stating that Avg- was in my mind the same as below average but for some reason, the UW was ok with the later. The FHA guidelines are just that, guidelines. I don't believe I was breaking any cardinal rule by using Avg-/below average instead of fair. Serioursly, with all the good material on this thread, you have a problem with MY statement. A bit of a stretch....