Appraiser didn't measure during interior inspection

[Chuck Melton]

Does anyone know if not measuring a home during an interior inspection could be considered a violation of some sort?

I believe it's considered an essential part of the inspection by most reasonable appraisers in my area. Our public records data contains basic sketches of the homes in some counties around here. I've noticed appraisers using those sketches, the dimensions of which are rounded to the nearest foot, on a full 1004 appraisal with interior inspection.

So, is not measuring, in and of itself, a violation (like inssuficient scope of work, or something else), or does it only become an issue when an appraiser has relied upon public records data, which is in fact significantly wrong, when all he had to do was put a tape/laser to it?

I would love to get the perspective of anyone who sits on a state appraisal board. Thanks

 

[Kevin Mc]

No it isn't a violation.

there are 100 ways to skin a cat and not everyone uses the same method.

Did the appraiser measure the exterior?
Did the appraiser measure the subject on a prior inspection?
Did the appraiser measure the exact same model last week that is located next door?
Does rounding to the nearest foot have a significant impact on GLA and market value?

How someone does/or does not do their inspection should be of little concern to you. If the end results (if skewered) are the result of a poor inspection than it is an issue. Do you have a copy of the completed report? If not I would let it be.

 

[EVAUSA]

Our public records data contains basic sketches of the homes in some counties around here. I've noticed appraisers using those sketches, the dimensions of which are rounded to the nearest foot, on a full 1004 appraisal with interior inspection. Thanks

Many of our condo's in LA have the sketch in public records with the plat maps, it's very handy. Comparing a few measurements to your own is always a good idea. I think it's ANSI Guidelines that measure to the ...inch? not sure...

 

[Doug Smith SRA]

You Call It

This is what the URAR form states:

2. The appraiser has provided a sketch in this appraisal report to show the approximate dimensions of the improvements. The sketch is included only to assist the reader in visualizing the property and understanding the appraiser’s determination of its size.

In the Fannie Mae selling guide, it states "Generally, the appraiser must also include calculations to show how he or she arrived at the estimate for gross living area."

USPAP AO-2

An appraiser may use any combination of property inspection, plans and specifications, asset records, photographs, property sketches, recorded media, etc., to gather information about the relevant characteristics of the subject property.(note3) For some assignments, it may be necessary to rely on reports prepared by other professionals. In such cases the appraiser must comply with USPAP requirements related to reliance on work done by others

I can't speak for State Board members. I did stay at a Holiday Inn Express a few months back. Just remember, Skippy, skips.....that is why they are called Skippy and they skip because they can.


Doug

 

[panappr]

Measuring is the fun part, great exercise. I love doing sketches, great therapy (Apex), usually do them while I'm listing to Jon Mayer or something. Why would anyone not want to measure????

 

[Chuck Melton]

Measuring is the fun part, great exercise. I love doing sketches, great therapy (Apex), usually do them while I'm listing to Jon Mayer or something. Why would anyone not want to measure????

In my bitter opinion? So they can inspect 3 properties in one day and be home by noon - since he also used nothing but MLS photos.

 

[Chuck Melton]

there are 100 ways to skin a cat and not everyone uses the same method.

Did the appraiser measure the exterior?
Did the appraiser measure the subject on a prior inspection?
Did the appraiser measure the exact same model last week that is located next door?
Does rounding to the nearest foot have a significant impact on GLA and market value?

How someone does/or does not do their inspection should be of little concern to you. If the end results (if skewered) are the result of a poor inspection than it is an issue. Do you have a copy of the completed report? If not I would let it be.

Ok, I can see your perspective - so basically, if the public records sketch was accurate, what difference does it make, right?

But in this case, he's off on the square footage by 130 SF. 66+/- square feet due to the rounding to the nearets SF. Plust 64 SF because public records has the garage being three feet deeper than it actually is, at the expense of GLA. This is on a home of 1,830 SF (real) GLA. His report shows 1,700.

The report is littered with BS, including a "Stable" Market and "In Balance" Supply & Demand. Went two miles to get 7 month old comps when there were 3-6 month old comps within one mile.

I'm in the process of writing up a complaint I intend to file soon

:new_2gunsfiring_v1:

 

[Mztk1]

Fannie in full...concerning the sketch.

"An exterior building sketch of the improvements that indicates the
dimensions. For units in condominium or cooperative projects, the
sketch of the unit must indicate interior perimeter unit dimensions
rather than exterior building dimensions. Generally, the appraiser
must also include calculations to show how he or she arrived at
the estimate for gross living area; however, for units in
condominium or cooperative projects, the appraiser may rely on
the dimensions and estimate for gross living area that are shown
on the plat. In such cases, the appraiser does not need to provide
a sketch of the unit as long as he or she includes a copy of the plat
with the appraisal report. A floor plan sketch that indicates the
dimensions is required instead of the exterior building or unit
sketch if the floor plan is functionally obsolete, resulting in a limited
market appeal for the property in comparison to competitive
properties in the neighborhood"

Now how that sounds to me is if it is a condo and you have plat data you can get out of measuring and rely on plat, but if you are doing a single family you should be measuring from the outside and showing your calculations.

To be certain it doesn't specifically say that the appraiser has to do the measuring, but indirectly by saying the appraiser can skip on the condo, it to me is saying you are expected to not skip on the SFR.

Either way, it is bad appraisal practice not to measure for exactly the situation you have found. 1700sf vs 1830sf is probably not going to amount to much, but I've seen tax data records off by 50% and I just did one where tax data said 1225sf and the house was 1650sf - no additions or changes on a tract house, just bad PR data.

Since you had a bad report and you have to pick it apart anyway, picking it apart further over living area is the way to go, IMO. But if everything else was mostly good and the result was a modest difference of opinion between you and the other appraiser, I'd probably mention it but not make it an issue.

 

[Mark K]

So, is not measuring, in and of itself, a violation (like inssuficient scope of work, or something else), or does it only become an issue when an appraiser has relied upon public records data, which is in fact significantly wrong, when all he had to do was put a tape/laser to it?

No, it is not a violation unless he certified in the report that he had physically measured the property on the date of the inspection and in reality he did not measure it.

If the measurements/sizes indicated in the report are correct I don't see a problem. Whether he got these measurements from the assessor, builders plans, previous appraisal, or other source shouldn't be a concern.

I've often used the assessor drawing, field checked the measurements, and scanned in the drawing if correct. Around here its about 50/50 on accuracy.

I doubt that the state board cares unless the appraiser certifies to something that he didn't do or unless the incorrect building size is used in the report.

If the drawing in the report is correct, I'm not sure why they would take issue. What exactly would be in violation?

 

[Mike Kennedy]

Depends on Scope of Work and whether support comment in the report for GLA states physical measurement.