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UAD 3.6 discussion
- Thread starter David S
- Start date
J Grant
Elite Member
- Joined
- Dec 9, 2003
- Professional Status
- Certified Residential Appraiser
- State
- Florida
So funny I forgot to laugh !
Carry on Rootin' for Putin!
Surf Cat
Elite Member
- Joined
- Apr 21, 2003
- Professional Status
- Certified Residential Appraiser
- State
- California
Well.... Trump is a prolific liar. He wouldn't know the truth of it hit him in the face.
Having said that, most politicians lie. And the media just fuels the fire.
glenn walker
Elite Member
- Joined
- Oct 11, 2006
- Professional Status
- Certified Residential Appraiser
- State
- California
You had 4 years of Biden how did that work out for you ?
Surf Cat
Elite Member
- Joined
- Apr 21, 2003
- Professional Status
- Certified Residential Appraiser
- State
- California
I just want someone with some common sense from the middle dude. I don't care which party they're from.... no more lunatic left or right wing wackos.
djd09
Elite Member
- Joined
- May 20, 2009
- Professional Status
- Licensed Appraiser
- State
- Ohio
You're reminded to join today's webinar on new appraisal reports at 3:00 p.m. ET, with speakers from Fannie Mae, Freddie Mac, and Aivre, to understand the impact on your business and compliance workflow.
...
...
glenn walker
Elite Member
- Joined
- Oct 11, 2006
- Professional Status
- Certified Residential Appraiser
- State
- California
There is no middle that ship sailed about 10 years ago. Today your either a friend or accomplice or an enemy and or to be watched at all times. This is 1850 your either for or against.
- Joined
- Feb 14, 2002
- Professional Status
- Certified Residential Appraiser
- State
- Louisiana
Oh the fun we’re going to have:
An example that was shared by Mckissock
Sharing Knowledge: New URAR Features Series: The Road Most Traveled
The new URAR brings changes to how we must document street and property access information. While we have always considered street frontage in our appraisals, new requirements demand a more structured approach to reporting street characteristics.
Primary Access
The foundation of the new requirements starts with identifying a property's primary access. Properties can be accessed through public streets, private streets, pedestrian-only paths, private airstrips, or waterways. While the URAR recognizes multiple access types - public streets, private streets, pedestrian-only paths, private airstrips, and waterways - most residential properties will fall into the first two categories. Public streets, maintained by local governments, are typically the most common form of access.
Private streets, which may require maintenance agreements or HOA oversight, are also common, particularly in planned developments and gated communities.
While the URAR includes other access categories like pedestrian-only paths, waterways, and private airstrips, these are relatively rare as primary access methods. For instance, even when a development includes an airstrip as an amenity, the primary access to individual properties is typically still via public or private streets. Similarly, waterfront properties usually have conventional street access, with water access serving as a recreational feature rather than the primary means of reaching the property.
The distinction between primary and secondary access is important. A property might have multiple access points - such as both street access and a private dock - but appraisers must identify and document the primary method used to access the property for typical residential purposes.
As an appraiser, you will also be noting whether access to the property is typical for the market. If it is not typical, you’ll be required to describe the access and why it is not typical for the market.
Street Types
The new URAR recognizes seven distinct street types, each serving different functions. As an appraiser, you would choose all that apply. For example, a residential property may be accessed via a local road and an alley, so both would be selected and reported.
(1) Arterial Streets: At the top of the hierarchy are arterial streets - high-capacity roads designed for city-to-city travel, featuring divided lanes, high to moderate rates of speed and controlled pedestrian access. Basically, these are major thoroughfares, often state or county highways that prioritize vehicular movement over local access.
(2) Collector streets: Serve as a link between arterial roads and local streets. These moderate-capacity roads balance through-traffic with property access, may feature divided lanes and moderate speed limits. They act as the main arteries of residential areas, channeling traffic between neighborhoods and major highways.
(3) Local roads: At the neighborhood level, local roads form the backbone of residential areas. These streets prioritize property access over through-traffic, with unregulated pedestrian access and lower speed limits. They're designed to serve residential communities while maintaining a safer environment for pedestrians.
The system also accounts for specialized street configurations. (4) Cul-de-sacs, popular in suburban developments, are designed as non-through streets with circular turnarounds. These low-capacity roads prioritize residential access and safety, often creating larger lots along the cul-de-sac. (5) Dead-end streets, while similar, lack the turnaround feature and serve more limited access functions.
(6) Rural roads: are designed specifically for low-density areas and agricultural property access. These roads typically feature unregulated pedestrian access and lower speed limits appropriate for their setting and surface type, typically are county roads (but not county highways).
(7) Alleys: These narrow passageways between buildings or residences serve important utility and service functions, providing secondary access for properties.
Surface Materials Matter
The new requirements also require documenting street surface materials. Appraisers must specify whether streets are finished with asphalt, brick, concrete, cobblestone, dirt or gravel surfaces. If the street is made of multiple materials, choose the predominant one. This information helps paint a complete picture of infrastructure quality and maintenance requirements.
Private Street Considerations
For properties accessed by private streets, additional documentation is required regarding maintenance agreements. Appraisers must verify and report whether enforceable maintenance agreements exist, particularly noting when HOAs or PUDs are responsible for street maintenance. This information helps lenders assess potential future liabilities and maintenance costs.
Documentation Requirements
The new URAR requires photographic evidence of property access, displayed in the Site Exhibits section with the caption "Property Access (Street Scene)." Appraisers can add supplementary captions to provide additional context or highlight specific features.
Impact on Appraisal Practice
These enhanced documentation requirements provide a more complete picture of property accessibility and infrastructure quality, factors that can significantly impact property value and marketability.
For appraisers, these changes mean developing new habits in observation and documentation. While the information itself isn't new to experienced appraisers, the structured reporting format requires more attention to specific categorization of street characteristics that might have been previously noted more casually.
An example that was shared by Mckissock
Sharing Knowledge: New URAR Features Series: The Road Most Traveled
The new URAR brings changes to how we must document street and property access information. While we have always considered street frontage in our appraisals, new requirements demand a more structured approach to reporting street characteristics.
Primary Access
The foundation of the new requirements starts with identifying a property's primary access. Properties can be accessed through public streets, private streets, pedestrian-only paths, private airstrips, or waterways. While the URAR recognizes multiple access types - public streets, private streets, pedestrian-only paths, private airstrips, and waterways - most residential properties will fall into the first two categories. Public streets, maintained by local governments, are typically the most common form of access.
Private streets, which may require maintenance agreements or HOA oversight, are also common, particularly in planned developments and gated communities.
While the URAR includes other access categories like pedestrian-only paths, waterways, and private airstrips, these are relatively rare as primary access methods. For instance, even when a development includes an airstrip as an amenity, the primary access to individual properties is typically still via public or private streets. Similarly, waterfront properties usually have conventional street access, with water access serving as a recreational feature rather than the primary means of reaching the property.
The distinction between primary and secondary access is important. A property might have multiple access points - such as both street access and a private dock - but appraisers must identify and document the primary method used to access the property for typical residential purposes.
As an appraiser, you will also be noting whether access to the property is typical for the market. If it is not typical, you’ll be required to describe the access and why it is not typical for the market.
Street Types
The new URAR recognizes seven distinct street types, each serving different functions. As an appraiser, you would choose all that apply. For example, a residential property may be accessed via a local road and an alley, so both would be selected and reported.
(1) Arterial Streets: At the top of the hierarchy are arterial streets - high-capacity roads designed for city-to-city travel, featuring divided lanes, high to moderate rates of speed and controlled pedestrian access. Basically, these are major thoroughfares, often state or county highways that prioritize vehicular movement over local access.
(2) Collector streets: Serve as a link between arterial roads and local streets. These moderate-capacity roads balance through-traffic with property access, may feature divided lanes and moderate speed limits. They act as the main arteries of residential areas, channeling traffic between neighborhoods and major highways.
(3) Local roads: At the neighborhood level, local roads form the backbone of residential areas. These streets prioritize property access over through-traffic, with unregulated pedestrian access and lower speed limits. They're designed to serve residential communities while maintaining a safer environment for pedestrians.
The system also accounts for specialized street configurations. (4) Cul-de-sacs, popular in suburban developments, are designed as non-through streets with circular turnarounds. These low-capacity roads prioritize residential access and safety, often creating larger lots along the cul-de-sac. (5) Dead-end streets, while similar, lack the turnaround feature and serve more limited access functions.
(6) Rural roads: are designed specifically for low-density areas and agricultural property access. These roads typically feature unregulated pedestrian access and lower speed limits appropriate for their setting and surface type, typically are county roads (but not county highways).
(7) Alleys: These narrow passageways between buildings or residences serve important utility and service functions, providing secondary access for properties.
Surface Materials Matter
The new requirements also require documenting street surface materials. Appraisers must specify whether streets are finished with asphalt, brick, concrete, cobblestone, dirt or gravel surfaces. If the street is made of multiple materials, choose the predominant one. This information helps paint a complete picture of infrastructure quality and maintenance requirements.
Private Street Considerations
For properties accessed by private streets, additional documentation is required regarding maintenance agreements. Appraisers must verify and report whether enforceable maintenance agreements exist, particularly noting when HOAs or PUDs are responsible for street maintenance. This information helps lenders assess potential future liabilities and maintenance costs.
Documentation Requirements
The new URAR requires photographic evidence of property access, displayed in the Site Exhibits section with the caption "Property Access (Street Scene)." Appraisers can add supplementary captions to provide additional context or highlight specific features.
Impact on Appraisal Practice
These enhanced documentation requirements provide a more complete picture of property accessibility and infrastructure quality, factors that can significantly impact property value and marketability.
For appraisers, these changes mean developing new habits in observation and documentation. While the information itself isn't new to experienced appraisers, the structured reporting format requires more attention to specific categorization of street characteristics that might have been previously noted more casually.
- Joined
- Feb 14, 2002
- Professional Status
- Certified Residential Appraiser
- State
- Louisiana
Still, not a single working solution to test drive. It’s like teaching someone to swim without a swimming pool.
- Joined
- Feb 14, 2002
- Professional Status
- Certified Residential Appraiser
- State
- Louisiana
More UAD 3.6 fun; Disaster Mitigation section:
blogs.alamode.com
UAD 3.6 Focus: Disaster Mitigation
Did you drive the comps? The new URAR has a spot in the Data Sources for that. Watch this quick video to see what that looks like. Have a suggestion for a Tech Tip orcomment on this feature?Give us some feedback and let us know.