Drawing floorplan

[Dee Dee]

Debra,
I apologize if I offended you. 8O
A couple of the questions that you had previously asked, and that you had mentioned before that it was difficult to find time to speak to your mentor led me to think that you might be one of those unfortunate newbies who gets thrown into assignments that they are not prepared for. We all know that there are some horrible mentors out there, and I was worried that you were a victim of one of them. Apparently I reached the wrong conclusion.
The biggest problem with being a trainee is that it's nearly impossible to know if you are getting a good education or not, since you are usually isolated in your learning process and have no outside sources for comparison. If a trainee has a bad mentor they probably won't know it, and the result will be more bad appraisers out in the field. Please....DON'T stop asking questions. By doing so you are showing that you WANT to learn to be better at what you do. Even the most experienced appraisers in this forum look for guidance here. It's an ever-changing profession and we all have to keep on top of it.
Please accept my apology...I was only concerned that a seemingly bright trainee was struggling to cope with a bad situation.

Dee Dee

 

[David S. Roberson]

Debra;

Unless there's a functional problem with room layout, don't bother with interior walls, windows, fireplaces, toilet placement, etc. I never put them in, and can't recall ever being asked to re-draw a floor plan.

 

[Judy Whitehead (Florida)]

If you wish to put out a good work product, then I would add more detail than just labeling the rooms in the approximate area. As far as I'm concerned you might as well just not include a floor plan. On the larger homes, I do less detail, but always put in the interior walls, label the rooms, and separate the porches, garages etc. I use APEX which is pretty easy to do this with.

I cautioned my trainee this week, as he was adding in icons for swimming pools, and they didn't necessarily look the same as the actual pool. In other words, the pool might have been irregularly shaped and he was putting in icons that were rectangular. My feeling is that unless the icon looks exactly like the subject's feature, then either free form draw it or not put it in. You never know what someone will call ''misleading'' in the report. I guess I'm spooky.

 

[xmrdfghap]

Deb, one of the things I have always followed and, I think, it applies here. The customer should get what he pays for. When I do a narrative, I do as detailed a floor plan as possible. when I do a form report for a customer that pays full fee and doesn't pressure, I will locate walls, fixtures and doors (I do not show swing, etc). If I get a request from a customer that wants something cheap and in a hurry and they harass me until it is done, then they get a perimeter block, areas labeled, and basic dimensions. At no time do I suggest the drawing is to scale.....they are not trying to build it, they just need an idea as to what is there.

 

[Farm Gal]

Judy I have above my desk the phrase:
Just because I am paranoid doesn't mean they are not out to get me...
Some days I can hear music playing:
They are coming to take me away ha ha ho ho hee hee!
(anybody else remember that one?)

The effort required to accurately measure and draw interior walls and features is no longer (apparently) considered a need... nor im most cases will the client care or reimburse you for that effort.

I DO include a NTS rendition in my field notes, and sometimes on a complex property or one on which I feel like playing draw those features out.

ANY property with incurable Functional Obsolescence:floorplan deficiencies or significant features which would generate a line adjustment or comment in which a sketch would help illustrate the problem get those features added. (a picture is worth...)

I have had very few cleints request those interior walls in the last several years, those that do have my respect interest and I happily do that detailed sketch for them, thsoe that don't want it don't deserve one!

It was a great shock to do reviews a few yearsa ago and find that my competition wasn't doing interior sketches.

 

[Russ]

A complete floor plan only reflects a complete report! When the underwriters see you took the "trouble" to make a good looking sketch then they will think you did a thorough inspection! Nice sketches, great pictures, and nice maps will make all underwriters happy!

Apex makes great sketches, I estimate another 30 minutes to do a complete floor plan if you have any intelligence at all. (27 minutes in the house, 3 more minutes with Apex)

It is kinda funny how so many (pessimistic) appraiser's think this forum is the place to voice their own "negative" opinions that have nothing to do with the questions people are asking. I think some people may need a hobby!

Remember, home owners usually get a copy of the appraisal. I have had many referrals and "call backs" from people that I have done appraisals for and ask if I could Email my "sketch" to their architect and/or contractor. Referrals! Referrals! Your appraisal lives long after you complete it.

I have a clientle base of Realtors who I do floor plans for which is a very nice added income. In Colorado we have a "rule E-41" which attempts to hold Realtors responsible for accurate square footage disclosures. I charge $99.00 for trac homes and $199.00 for large million dollar properties. I Email them a PDF for their disclosure and the floor plan in JPEG format for their flyer presentations and web sites. (Apex lets you save in several formats) I have them all set up on "lock box's" ( I do not make appointments for floor plans) and it is so easy!

Appraisals with lame sketches, photos, and maps get put under the microscope! Great looking presentations is important in my opinion. I like to be complete, and why not if it takes minutes! Just my 2 cents!

 

[Farm Gal]

Whoof... C'Mon Russ, tell us what you really think!

Actually I enjoy doing complete sketches, but found that in my market there is no need or desire on the part of my competition to be so thorough.

I was attempting to indicate to a self-proclaimed newbie that some appraisers do some don't and some make business decisions.

Have a great day.

 

[Tim The Enchanter]

They are coming to take me away ha ha ho ho hee hee!
(anybody else remember that one?)

To the funny farm, where life is beautiful all the time!
And I'll be so happy to see those strong young men in their clean white coats! :lol: :lol: :lol:

And my .02 on the :?: is, I used to do interior walls and doors. About 2 years ago was told no need to bother, so I don't. Sure it looks nicer, but kind of a waste of time in most cases, IMHO. Nobodys has ever complained. :wink:

 

[Dee Dee]

A complete floor plan only reflects a complete report! When the underwriters see you took the "trouble" to make a good looking sketch then they will think you did a thorough inspection! Nice sketches, great pictures, and nice maps will make all underwriters happy!

Russ,
If I hadn't seen so many tidy looking reports (great maps, sketches, photos etc.) that were terrible when it came to comp selection and adjustments I would agree with you. To a really good reviewer, the sketches are only the icing on the cake of a good report.
Don't misinterpret what I am saying here...there's certainly nothing wrong with a really good sketch, but any reviewer that focuses on the pretty pictures before the true guts of the report should be run out of their job.

 

[Judy Whitehead (Florida)]

Yeah, I know what you mean. And yes I do remember the "coming to get you song." When I opened my office I did a few reviews (don't have time any more and they don't pay enough) and I was staggered to see that most appraisers don't put in the walls. I used to put in everything from swinging doors to bi-folds. I don't do that any more, but do a basic interior sketch. I like it - it makes me feel better, so I guess I'm doing it more for myself than anyone!