UAD & synthetic stucco

[Chad Blackley]

Question for residential appraisers. What UAD Q rating do you give a dwelling with a synthetic stucco exterior? If the home had a brick or HBS exterior it would likely be a solid Q3, A Q 2.5 would probably be more appropriate. I have a hard time giving the dwelling any overall rating because of the synthetic stucco. Any thoughts?

Chad

 

[residentialguy]

you don't give UAD ratings for individual characteristics. Exterior surface does not qualify the quality. It is an overall rating of all the materials/workmanship combined, broken down into 6 ranges.

 

[Chad Blackley]

you don't give UAD ratings for individual characteristics. Exterior surface does not qualify the quality. It is an overall rating of all the materials/workmanship combined, broken down into 6 ranges.

Well that's the problem, imo. It's a piece of the Q puzzle, right? A pretty important one too. Imagine trying to justify a Q2 or Q3 rating for SS home in a courtroom setting. Given the information in the OP what would you rate it residentialguy?

 

[residentialguy]

Well that's the problem, imo. It's a piece of the Q puzzle, right? A pretty important one too. Imagine trying to justify a Q2 or Q3 rating for SS home in a courtroom setting. Given the information in the OP what would you rate it residentialguy?

It's impossible. Not enough information. I have casement windows...what's my house worth?

Why would I have to justify my Quality rating by one factor in a courtroom? This whole thing makes no sense. Why are you asking this?

 

[Chad Blackley]

It's impossible. Not enough information. I have casement windows...what's my house worth?

Why would I have to justify my Quality rating by one factor in a courtroom? This whole thing makes no sense. Why are you asking this?

What more do you need to know? I've said the dwelling is a solid Q3 if you ignore the SS. I'm not going to give you a blow by blow the entire home. If you are unwilling to accept that assumption and play along, then fine. I'm looking for input as to how a synthetic stucco exterior effects the way my peers assign an overall quality rating. If you have nothing constructive to add, please don't bother replying further.

I'm asking because SS is an obsolete building material that is generally no longer used in residential construction. Obviously, I'm trying to establish an overall Q rating for a residential property with a SS exterior, with the interior of the dwelling being Q3.

 

[residentialguy]

Synthetic stucco exterior can be in a home of Q5, Q4, Q3, Q2 or Q1 homes. It all depends on the rest of the home. There is not much difference in cost of synthetic and real, with each having advantages. Brick/stone is more expensive, but cost doesn't equal value.

 

[Mike Kennedy]

Chad, I suggest your quandry re Quality is merely the tip of a potentially much larger huge Functional Obsolescence and/or Liability Iceberg:

Scroll down past the 4 blue links to midway on the first page to the "ABSTRACT" Summary

and then to Full Text below the heading:

Name: Appraisal Journal Publisher: The Appraisal Institute Audience: Trade Format: Magazine/Journal Subject: Business; Real estate industry Copyright: COPYRIGHT 1999 The Appraisal Institute ISSN: 0003-7087
Issue:
Date: Jan, 1999 Source Volume: 67 Source Issue: 1

http://www.freepatentsonline.com/article/Appraisal-Journal/54010772.html

 

[residentialguy]

That's an old source, Mike. The SS has been fixed (around here) and the construction is different and allows for drainage. The stigma is not evident...at least here, anyway, except in some real problem areas of that era.

 

[Bob Ipock]

S stucco is a deal killer here....Chad knows. Buyers don't want it, insurance companies don't want it and would lenders dread it as well. There is a serious stigma in NC over stucco.......even "good stucco". It is hard to kill 15 years of bad press and misinformation.

 

[residentialguy]

There ya go. Location makes a difference.