Measuring partial stone (or brick) veneer/ partial stucco (or siding) homes

[DPBasinApp]

Few walls are full stone veneer and some walls are only stone around the base, about 4 feet high up the wall. Should I be measuring around the entire base stone veneer, or the stucco?

 

[Amy Perkins]

Stucco, don't get too hung up on it though, it's not going to significantly affect the value, which is what you really need to worry about.

 

[Terrel L. Shields]

Stucco, don't get too hung up on it though, it's not going to significantly affect the value, which is what you really need to worry about.

I can't wait until all the "measure to the 1/100th of an inch" appraisers eat you up... You are right. But there are those who create a false precision about the siding and exterior. ANSI standard is a joke created to make money for ....drum roll please... ANSI. The FACT is we should be directed to measure the same way blueprints do... the exterior of the walls. The thickness of the siding should not be an issue. If a house is 50' x 50' (2500 SF) then 3" around each side makes it 50.25' more...are you really adjusting for 50 SF? Did the builder bid the job on 2500 SF or 2550.25?

 

[alebrewer]

I'm not even sure measuring should be part of the SOW, at least insofar as it has no significant effect on risk or perceived risk for the users of our services (at least resi/agency work). How often is the 'measured' GLA significantly different than the 'tax' GLA?

 

[EddieB]

You’re kidding, right Brewster???

 

[alebrewer]

You’re kidding, right Brewster???

No sir. I'm certainly not advocating for disregarding GLA, as that is one of the primary elements of comparison that borrowers use in purchase decisions. What I'm saying is that the difference between 'measured' GLA and 'tax' GLA is, for the most part, nominal - at least in relation to perceived risk by the users of the reports... Of course if there is a reason to believe there is a discrepancy between actual GLA and tax GLA, I'd want to measure...

 

[EddieB]

Tax offices seldom, if ever measure the upper level, are consistently wrong in basement size and finish, generally don’t differentiate between split, bi and tri levels.

I’d say they’re off more than they’re on. My opinion is that appraisers should measure more than they are now.

 

[EddieB]

No sir. I'm certainly not advocating for disregarding GLA, as that is one of the primary elements of comparison that borrowers use in purchase decisions. What I'm saying is that the difference between 'measured' GLA and 'tax' GLA is, for the most part, nominal - at least in relation to perceived risk by the users of the reports... Of course if there is a reason to believe there is a discrepancy between actual GLA and tax GLA, I'd want to measure...

That is true but that is a lending concern

 

[EddieB]

To the OP's point, I agree with Terrell. A brick face on full or partial front while three sides are vinyl, is not added to GLA in my opinion

 

[alebrewer]

You’re kidding, right Brewster???

Take condo's for example. The comparable sales typically have GLA reported from tax records. The appraiser goes out, measures the subject (interior walls no less), and comes

That is true but that is a lending concern

Absolutely!