C3 Vs Average

[J Grant]

not if the mobile home was no wheels and could be taken out ! But if it was finished inside with very cheap materials it would bring it to a C4 or C 5 depending- in my experience though usually the inside of a house is somewhat commensurate in quality and materials to the exterior ( in most cases, there are always exceptions where an interior is remodeled or upgraded an ext was not and vice versa )

 

[NC Appraising]

Brick house is Q3,

the first 2 made of wood grey house is a Q4 (without going inside lol) yellow might approach c3 , hard to tell from a photo...c 4 but might even be C 3, but more a C4. . I think you are tough on houses calling either of those a Q5.

I fail to see how you rate the brick house a Q4...it's quality and design rates a Q3 imo

A Q5 to me is true low end, 7 or 8 foot flat ceilings, very basic stock materials and cheap windows , vinyl or carpet floors, particle board or base level wood veneer cabinets etc.

I know many of homes that are full brick and are still Q4 homes. Similar to the cost approach....you can have many different siding options.

 

[NC Appraising]

Brick house is Q3,

the first 2 made of wood grey house is a Q4 (without going inside lol) yellow might approach c3 , hard to tell from a photo...c 4 but might even be C 3, but more a C4. . I think you are tough on houses calling either of those a Q5.

I fail to see how you rate the brick house a Q4...it's quality and design rates a Q3 imo

A Q5 to me is true low end, 7 or 8 foot flat ceilings, very basic stock materials and cheap windows , vinyl or carpet floors, particle board or base level wood veneer cabinets etc.

I know many of homes that are full brick and are still Q4 homes. Similar to the cost approach....you can have many different siding options.

 

[timd354]

If I told you it has a single wide mobile home inside, would you rate it Q-5?

If it is a mobile home, it is not eligible for GSE financing and if it is a manufactured home then, the appraisal would need to be reported on Fannie Mae form 1004C - either way, the UAD ratings do not apply.

 

[NC Appraising]

What is also factual is that many times, "fair" would be the best cost approach rating for what appraisers rate as Q4 homes, when in reality are Q5 homes.

Here is the UAD definition of a Q5 home.

I think most appraisers are still stuck on not using Fair because it opens up a can of worms and they will get spanked by the AMC or lender.

Below is a starter built home in a tract home project. Square home, typical vinyl or wood siding, 8 ft ceilings, stock building material, laminate or carpet floors, vinyl in the baths.....builder may throw in granite or shutters LOL for the lipstick on a pig.

 

[Mr Rex]

Exterior siding is not the deciding factor of quality. Many 60s -70s brick ranches are Q5 plain boxes

 

[J Grant]

I know many of homes that are full brick and are still Q4 homes. Similar to the cost approach....you can have many different siding options.

Agree. However the particular brick house photo you posted is a Q3. I've seen brick or brick facade houses that are Q4

 

[KYLECODY]

Basically, and my square rancher would be like Jtip, Q7.

If you have to borrow money on it then you are too poor to own it. Anyone want to take a stab at the one below?. View attachment 32840 View attachment 32841
View attachment 32842

I did a shower wall in a similar tile, mosaic pattern to that one picture Terrell...but much of the exterior of the home, wow, just wow..Someone thought that was a good idea?

 

[Terrel L. Shields]

Someone thought that was a good idea?

The builder/owner lays tiles for a living.

 

[Terrel L. Shields]

If it is a mobile home, it is not eligible for GSE financing and if it is a manufactured home then, the appraisal would need to be reported on Fannie Mae form 1004C - either way, the UAD ratings do not apply.

I bet you 9 of 10 appraisers would not recognize it contains a MH. I watched them build it. Can't say if HUD code or not.

Bet no Realtor would mention it.