ANSI® Z765-2021 Addendum Content

[The Bob]

I think my concerns with ANSI are different than others. My biggest concern is being held to measuring to the nearest inch or 1/10 of a foot. I know how to operate a tape measure, but I do not think that kind of accuracy is achievable. I'm waiting for the first appraiser to be sued because he measured a wall as 40.8' when others measured it as 40.4'. Making the case the appraisre is incompetent. I'm sure will see things like this when the market crashes and people or lenders need excuses to sue somebody. I have about a half page of disclaimers stating things like:

... Some of the guidelines set forth by ANSI could mistakenly imply greater precision in measurements than what is physically possible.
.. wood framed construction houses are not always built to within 1" tolerances and may not measure 'square'.
... reporting to within one inch (or 0.1') implies greater precision than what buildings are constructed to.
... Building materials such as siding and brickwork may also affect the way a property is measured
..the nature of tape measures sagging or stretching while under load or blowing in the wind.
... trees, mechanical equipment, or personal property may also make measuring to within 0.1' unachievable.

...The precision of all measurements is limited in accuracy to what is physically and practically attainable. The appraiser will make efforts to reconcile these differences. However, the appraisal is not guaranteed to be accurate to within 1" tolerances and thus may not meet the ANSI standard of measuring to within one inch or 0.1'.


I had more elaborate language in the report, but that's basic my list in a nutshell. What are your thoughts on this?

In a word, over kill.
Keep it simple.
This is mine and will be amended as needed.

ABOVE AND BELOW GRADE AREAS
Unless otherwise noted, the attached sketch and GLA calculations were based on the ANSI Z765-2021 Method for Calculating Square Footage and onsite measurements made by me.

 

[NC Appraising]

ANSI STATEMENT:
Appraisers will be required to use the Square Footage-Method for Calculating: ANSI® Z765-2021 (American National Standards Institute®) Measuring Standard for measuring, calculating, and reporting gross living area (GLA) and non-GLA areas of subject properties for appraisals requiring interior and exterior inspections with effective dates of April 1, 2022 or later on loans sold to Fannie Mae. If the appraiser is unable to adhere to the ANSI standard, they must enter “GXX001-” at the beginning of the Additional Features field of the appraisal report and provide an explanation of why they were not able to comply. The appraiser of this report has measured the subject property per ANSI® Z765-2021.

 

[Fargo1]

I realize it might be overkill. I just don't think that in common practice we can measure to the precision required by ANSI. But on the other hand I don't think every appraisal should be completed with the GXX001 code.

 

[sputnam]

I think my concerns with ANSI are different than others. My biggest concern is being held to measuring to the nearest inch or 1/10 of a foot. I know how to operate a tape measure, but I do not think that kind of accuracy is achievable. I'm waiting for the first appraiser to be sued because he measured a wall as 40.8' when others measured it as 40.4'. Making the case the appraisre is incompetent. I'm sure will see things like this when the market crashes and people or lenders need excuses to sue somebody. I have about a half page of disclaimers stating things like:

... Some of the guidelines set forth by ANSI could mistakenly imply greater precision in measurements than what is physically possible.
.. wood framed construction houses are not always built to within 1" tolerances and may not measure 'square'.
... reporting to within one inch (or 0.1') implies greater precision than what buildings are constructed to.
... Building materials such as siding and brickwork may also affect the way a property is measured
..the nature of tape measures sagging or stretching while under load or blowing in the wind.
... trees, mechanical equipment, or personal property may also make measuring to within 0.1' unachievable.

...The precision of all measurements is limited in accuracy to what is physically and practically attainable. The appraiser will make efforts to reconcile these differences. However, the appraisal is not guaranteed to be accurate to within 1" tolerances and thus may not meet the ANSI standard of measuring to within one inch or 0.1'.


I had more elaborate language in the report, but that's basic my list in a nutshell. What are your thoughts on this?

One more time..... ANSI requires that you measure and round to EITHER the nearest 1/10th foot OR the nearest inch. Which you use is up to you. There is no implication of greater precision since the standard is published, referenced by the appraiser, and is replicable by any reasonably intelligent person who cares to learn the standard. If two appraisers both are properly using ANSI standards to measure and calculate, there will not be a 0.4' difference in measurement for the same dimension.... unless one, or both, has faulty equipment. All of the points you made are addressed in the standard. Appraisers have been using the ANSI measurement standard successfully for decades. IMO, most of the angst and pushback is because so many appraisers don't want to make any changes.... ever.

 

[djd09]

any comment made would have to refernce a quasi gse ansi standard.

 

[NJAPRAZE]

Something I'd suggest to all... is add within whatever comment you use -> the tool you used for measuring (Disto, walking wheel, tape measure, etc.)

 

[NJAPRAZE]

also - for the time being - be reminded that ANSI requirement, presently, is only for FNMA [refi/purch appraisals]; not by FHA, etc.

 

[djd09]

The benefit of adherence to the ANSI standard is that it enables
appraisers to explain how the GLA is derived in consistent,
professional terms. This will result in more clarity for consumers of
appraisal reports. It will also enable lenders, real estate agents, and
other participants in the transaction to better anticipate appraisal
outcomes, which can help reduce loan closing issues.

obviously, fannie's previous guidelines on measuring were inconsistent and unprofessional. built into a hill. they have seen the ansi light after 25 years.

 

[djd09]

just use the gse ansi declaration when they waive the appraisal

 

[Vermonter]

I realize it might be overkill. I just don't think that in common practice we can measure to the precision required by ANSI. But on the other hand I don't think every appraisal should be completed with the GXX001 code.

For ANSI, I don't think anything you stated was overkill when it comes to disclosures and disclaimers....I may actually plagerize some of it.

We're being asked to be more accurate with inaccurate tools and varying procedures.

Is my tape sagging or stretching?
Is my laser hitting the true edge?
Am I measuring at chest height on the siding or ankle height on the foundation?
Vinyl, wood, brick, stone corners?
2x4 or 2x6 framing?

All of this creates inaccuracy in the process regardless whether you measure to the foot, tenth of a foot, inch or millimeter. Disclosing and disclaiming properly is the only way to CYA