adverse site condition

[mark hurlock]

Subject backs a busier than typical residential road so I checked 'yes' under 'Are there any adverse site conditions.....' in the site section.

UW says that a busy road is not considered an adverse site condition (box should only be for easements, encroachments, environmental conditions, land uses), says it is confusing since it is also noted on the view.

I disagree and believe that the box must be checked for anything less than the ordinary site. Does anyone agree with UW?

Paul, a busy road with a 30 mph limit might not be an issue but an 8 lane interstate highway within proximity to a toll booth with speed alert strips that can be heard for a mile and tractor trailers down-gearing to slow down and cars accelerating out of the toll could be an influence.

Not to mention the black soot from tires and diesel exhaust that collects on every surface of your home and automobiles in the driveway.

You are the appraiser and that's why it is your judgment.

 

[Michigan CG]

.........They are hazardous toxic waste dumps. The only way it would be a neighborhood characteristic is if you had a neighborhood full of toxic waste dumps and were comparing one toxic dump to another. Your academic argument is nonsense. ......

A hazardous toxic waste site would not be a neighborhood characteristic or infulence? Um, OK.

Linkages, in other words, busy highways, would not be a neighborhood influence or characteristic? Um, OK.

.........

Furthermore, it is not me you are disagreeing with, it is FNMA. ....

Actually, we had a discussion about a FORM and what the form wanted to which I said I was wrong.

.........You just have a personal problem that clouds your judgment.

I don't have a problem, I have the ability to look at appraising as a whole which includes assignments other than form work.

Currently working on a fire station. There is a river that runs behind that subject property. I would say that the river is in the neighborhood and a neighborhood influence and characteristic. I would guess you would disagree.

 

[Ken B]

So, in the World According to Mark, environmental influences are not something to be considered when reporting neighborhood characteristics.


Good to know.

 

[mark hurlock]

I have the ability to look at appraising as a whole which includes assignments other than form work.

.

As previously noted in my comments. You are applying a generic academic argument to a specific appraisal problem. Your argument does not identify the client, their needs or a scope of work.

On that we agree. So what is your problem?

 

[mark hurlock]

So, in the World According to Mark, environmental influences are not something to be considered when reporting neighborhood characteristics.


Good to know.

Have you ever had an original thought? You know, something you didn't read somewhere and believe it must be true?

 

[Ken B]

Are you asking if I go around making **** up like you? No, I don't make **** up.

 

[J Grant]

Imo fwiw, significant natural or man made area features, negative or positive, are neighborhood characteristics. However, when a subject has immediate proximity to a neighborhood characteristic, then it also becomes subject specific, as to site conditions or external factors as well as value impact. A nuclear power plant or river are neighborhood characteristics, the homes that back up to them are impacted differently than homes a half mile away.

It works the same way whether it's a negative or a positive influence, as far as market reaction, and from there , adjustments.

A neighborhood characteristic defines a neighborhood/market area and is a reason buyers are drawn to, or driven away from, choosing certain areas (and paying certain price points). An immediate proximity then becomes more subject specific.

 

[mark hurlock]

Are you asking if I go around making **** up like you? No, I don't make **** up.

I willing to entertain the idea of you showing where I made **** up.

 

[Michigan CG]

.....UW says that a busy road is not considered an adverse site condition...........

I call it the "Have to buy a new dog every six months" location.

Vvvvvvrrrooooommmm. Splat.

 

[Ken B]

So you are denying that you stated that environmental influences should not be considered as a neighborhood characteristic?

That's a rhetorical question, because you obviously did and that is the most recent example of making it up.

The practice of identifying neighborhood environmental influences in a site description is so basic that it results in one being forced to question your knowledge of even the most basic appraisal principles, much less somewhat more advanced practices such as the process of estimating a property's depreciation.