6 foot 3 inch ceilings

[norapp]

How do you know the comps have 7'+ ceilings? I'm not far from you and most ceilings in original condition 1880s houses are all low. Even if you had a model match comp, I doubt there would be a market reaction.

This home is in Granville. I have appraised hundreds of homes in that area and all of Washington County. I have never seen any homes with this low of a ceiling. I have been researching sales in that area that closed in the past 2 years. Looking at interior photos and I thought I found one. I contacted the broker, and he said the ceilings were higher. I wish you were right. I really do.

 

[J Grant]

This home is in Granville. I have appraised hundreds of homes in that area and all of Washington County. I have never seen any homes with this low of a ceiling. I have been researching sales in that area that closed in the past 2 years. Looking at interior photos and I thought I found one. I contacted the broker, and he said the ceilings were higher. I wish you were right. I really do.

If there are no comps with low ceilings you have an oddball with funct obs. Comment on your exetensive search and put the comps on the line with sf and subject as ) per ansi and give subjec a line itme sepearte credit for the footage it does have and hit it with funct obs on that line as the sf is worth less since many buyers might reject it.

Unless you think the house is a teardown and a likely buyer would remove it and build on the land.

 

[Tom D]

There is nothing at this point that will ease your pain. Did you go way long distance as comps #4 or #5. Any additional info you get is still worthy to be on that appraisal, no matter how far or old. This type of appraisal should be way more fee, because in reality you need to find some similar comps in a somewhat similar type area, no matter how far.

If you can't figure it out, who can. But you need to find an adjustment based on some method other than matched low ceilings. The issue becomes, how did you figure out that adjustment, the marketability and the functional utility. This is a dangerous appraisal if someone is unhappy about it.

 

[J Grant]

Realtor surveys to get a consensus on how it might affect markeatliby. This is not just a price issue; if the low ceilings meet buyer resistance, the DOM market exposure equilibrium is affected.

 

[Joe Flacco]

What is the ideal improvement for the lot? Does it have a historic easement? Sounds like a year down to me.

 

[Joe Flacco]

How do you know the comps have 7'+ ceilings? I'm not far from you and most ceilings in original condition 1880s houses are all low. Even if you had a model match comp, I doubt there would be a market reaction.

You look at the interior doors, location of the door knob for the size of the doors, and the space between the doors and the ceiling.

 

[alebrewer]

Adjust by the cubic foot...

You say that in jest, but with the new sketching technology, I've no doubt they'll be able to calculate volume in addition to area. And if the market does, indeed, pay more for vaulted ceilings, the math should be able to distill that as an element of comparison. Of course, the market doesn't pay by the cubic foot yet - because it currently isn't feasible to quantify. But what if it were? I can see the market paying more for homes with more cubic feet volume...

 

[Tom D]

Ceiling height might be a check box on the new form. I started looking at form, but it's tiring 1 page for a check box or two. Then save page, then next page. Speed limit is about 10 mph while on the big interstate.

It is an odd feeling when the living room ceiling is below 7'. Around here with some of the very old farm houses, they saved part of the house and built a new house around it. Can't ever see that old quality in any new construction. It's a different flavor.

 

[Zoe]

Adjust by the cubic foot...

Yeah, you could do that because of depreciated cost difference between 7 or 10 ft ceiling heights and 6 ft ceiling height. At lease you have something to support the adjustment on a separate line item. You know contributory value is not the same as 7 ft or 9ft or 10 ft. It didn't cost as much to build when it was built. It didn't require as much labor and material.

 

[Zoe]

If the ceiling height is 6 ft 3 inches, what is the door height? 5 ft?

Whatever you are using on the GLA as an adjustment per sq ft has to be lower per sq ft on the area with the functional obsolescence. You have to estimate how much less like others have mentioned. It can't be the same adjustment per sq.ft. of GLA.