Co-op design/style

[Jack Curl]

I have written the design style in the grid as an example: MR1L;Garden for a 1 floor unit in a midrise forever. This AMC is telling me it should read MR1L;Midrise per FNMA guidelines. I've never had a bank tell me to write it out that way. Has anyone heard of this before? ty

 

[andrew81]

Is Garden how the local market area describes the design/style?

Design (Style)
The appraiser should enter an appropriate architectural design (style) type descriptor that
best describes the subject property. Valid descriptions include, but are not limited to,
‘Colonial,’ ‘Rambler,’ ‘Georgian,’ ‘Farmhouse’. Do not use descriptors such as ‘brick,’
‘2 stories,’ ‘average,’ ‘conventional,’ or ‘typical’ as these are not architectural styles.
Design style names may vary by locality. The appraiser should report the name of the
design style that is applicable within the local market area.

 

[J Grant]

Design (Style) (for Condominiums)

The appraiser should provide the attachment type, the number of levels and the architectural design for the subject property and each comparable property.
Reporting Format:

Attachment Types – The appraiser should select one value from the specified list below:

Abbreviated Entry - Attachment Type
DT - Detached Structure, does not share any communal walls, floor, or ceiling with another property
RT - Row or Townhouse - One in a row of identical houses or having a common wall; attached to another unit via common wall
GR - Garden - Structure is 1-3 stories tall, contains units with communal walls, floors, and/or ceilings
MR - Mid-Rise - Structure is 4-7 stories tall, contains units with communal walls, floors, and/or ceilings
HR - High Rise -Structure is 8+ stories tall, contains units with communal walls, floors, and/or ceilings
O - Other

Number of Levels – The appraiser should indicate the attachment type of the property followed by the number of levels within the condominium unit. The number of levels should be displayed
in whole numbers.

Description of Style - The appraiser should enter a brief description of the style of the property. The PDF creator should populate the selected text from the specified list for ‘Attachment Type’, followed by the ‘Number of Levels’, and the ‘Description of Style’. A semicolon should be used to separate the number of levels from the Description of the style. Note that no semicolon should be used between the Attachment Type and the Number of Levels.

Examples:
DT1L;SitecondoRamb
RT3L;Twnhse
GR1L;Garden
MR1L;Midrise
HR2L;Penthouse

 

[J Grant]

I often put Midrise/contemp for style and never had an issue. But I would not put midrise/garden because see above post, they are different building types on UAD of different story heights

 

[Jack Curl]

I understand, thanks. Perhaps I would change it to Simplex. But yes Garden is typically referred to for the same sort of 1 story unit. Thanks again!

 

[Tom D]

maybe use flat for 1 level or bi-level or tri level for design. a simple visual word to emphasis the style.
grant, repeating it twice on the same line doesn't help the fineness of the description known as style.
GR1L;Garden
MR1L;Midrise

 

[J Grant]

The style is not about the individual unit, in this case it is on the first floor.

The style refers to the building.

 

[Tom D]

The style is not about the individual unit, in this case it is on the first floor.

The style refers to the building.

ok, i can agree with you in repeating it twice. so why is HR2L;Penthouse correct and not HR2L;Highrise as you so commented when using garden & midrise twice. is penthouse a style. not criticizing, but curious to see it different than i do it. anyway, it appears that there may be many ways to say it, since it ain't that obvious an answer.

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[J Grant]

ok, i can agree with you in repeating it twice. so why is HR2L;Penthouse correct and not HR2L;Highrise as you so commented when using garden & midrise twice. is penthouse a style. not criticizing, but curious to see it different than i do it. anyway, it appears that there may be many ways to say it, since it ain't that obvious an answer.

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imo HR2L: penthouse is not correct. (where did that come from?

A high rise is over 8 stores per UAD so how can a 2 level be a high rise? A penthouse is usually a top floor unit - the UAD building description is not about an individual unit. It describes the building

It would either be HR 10L/HR ( 10L the example if it has 10 floors ) or it could be HR10L: contemp ( for contemporary style building)

PS The condo form stinks because if the subject has one level wrt it is all on one floor but the building has 10 stories they conflict on the grid - maddening )n put what it is, regency etc or just Hi ih )

 

[Tom D]

well, i actually never have been asked about my condo style being right or wrong. like most here who haven't. although i now agree with yous grant, i have a hard time saying building type and style being the same wording. i always want my appraisal to stand out from the crowd. i gotta beat my head on the wall to rethink this one to conform. non conformers here, help me.