Do you physically measure?

[Michael P Jacobs MAI]

After thinking that I'd like to see a poll about measuring, I suppose I could post it myself...

 

[Stephen J. Vertin MAI]

It depends on what information is available and how big the structure is. If I have an ALTA/ACSM survey and the building is large or sometimes a regular survey I will not measure. My choice selection generally is based on how accurate owners/inspection contacts indicate the data is.

Further I generally ask some quick questions concerning additions (if using plans). I started appraising fresh out of college going into a downtown appraisal company. Back in the 1980's these were strictly gentlemen companies in a day when 3 piece suits were styling. It was expected to be worn to work. We never, ever, ever measured. In fact we would hold appraisals until a survey was completed. Generally we spent most of our time learning how to read measurements from plans or specs. These companies did not want the liability and on site measurements could not be verified by supervisors. Further dress codes, in many situations made measuring very difficult.

Business changed in and around 1992-93 and MAI's could not longer hold appraisals for months waiting for proper documentations to provide creditable results (at least that was the old argument). Further styles changed by the mid to late 90's hardly anyone wore suits to work. In order to compete with deadlines we started measuring if plans did not exist.

All said and done, in my heart, I believe we are not surveyors (who also require license) and can not compete with their professional measuring equipment. Do they get things wrong? We all do but USPAP allows us to rely on the work of other professionals. In fact we do it all the time for proposed projects, environmental reports and tax returns.

Personally I believe people coming from residential back grounds are more anal about measuring than commercial people. But I have discovered their preconceived concept do not carry to commercial work well. They spout philosophy that is impracticable in many commercial assignments. In the end I do check all sizes with Google Earth Pro (great tool) which has a fairly accurate measuring key (and this is generally where I find errors, if they exist).

 

[George Hatch]

Scale counts. I mostly work on small projects where measuring often only takes a few minutes. In larger projects with complicated floorplans that's not always practical.

I like to measure ceiling heights and I always measure setbacks relative to the alleged lot lines and include those in my diagrams as a means of conveying to my readers what I'm seeing. I usually include floorplans on the smaller properties because it's easy to do and it shows what I'm seeing.

IMO these additional forms of scrutiny add to the problem identification phase of valuation.

 

[Lee Lansford]

SOW Rule.

If the subject is a residential property, use is for lending, scope includes on-site inspection: ask the clients whether or not they expect the appraiser to measure the improvements. I can fairly well guess what they'll say .

 

[Michael S]

I'll measure if necessary. Typically there are no public records available from the assessor's office so for older owner occupied buildings where there is no lease, rent roll, survey, or plans I'll make physical measurements and a sketch with Apex.

I'd say about 80-90% of the properties I appraise there are plans or a survey available or for larger mult-tenant buildings a rent roll and leases to rely on. If I have plans I may double check some measurements on site but for simple buildings an aerial measurement with Google or a GIS (if available) will provide a quick check.

 

[Terrel L. Shields]

Depends upon what I am measuring. Yes, I measure houses and mobile homes. No. I do not measure chicken houses which are stock sizes. Sheds of little value (if I have a reliable estimate elsewhere). I don't measure fields, yard fencing. Rail fencing, I measure via Google Earth. Ditto corrals, etc.

BTW, I don't do "drive-by" appraisals of houses, 2055s, etc. ever.....I do inspect a house if I appraise it, and I do measure if I inspect. The only exception would be special purpose ... never for lending.

 

[NachoPerito]

If I have building plans then I won't measure, but I usually don't have them. I measure buildings far more than 50% of the time. I won't ever depend on a rent roll for square footages.

 

[Pittsburgh Pete]

SOW Rule.

If the subject is a residential property, use is for lending, scope includes on-site inspection: ask the clients whether or not they expect the appraiser to measure the improvements. I can fairly well guess what they'll say .

Duh! Don't think the issue is SF residential.

 

[Stephen J. Vertin MAI]

Duh! Don't think the issue is SF residential.

Don't pick on Lee he gives fairly good advice on a lot of issues. I really think he needs to modify the choices for answers. He should have "do you measure when necessary"

 

[GregoryK]

Depends. I work in some areas where it is necessary to not only measure the subject, bit the comps as well. The assessment records simply don't show building size. Then there's churches and schools - even in counties where assessment records are good, exempt properties are not measured.

Or in eminent domain/condemnation appraisals I measure every structure and site improvements. I sometimes will use chalk lines to mark the approximate taking for illustrative purposes. I worked with one appraiser that would measure all four sides of a building.

I do prefer to measure setbacks for zoning compliance.

But I agree it's a SOW matter. State what you did or where you got the information.