Exterior farm debris

[Mark K]

I know you and Fernando..

Eff You. Yes, you deserve that.

When I appraise farms, I have no trouble distinguishing cows, horses, and all other classes of livestock, and machinery, equipment and vehicles, from the real property. If they want the personal property valued, it is done for an additional fee in a different report.

I'm glad to see that you know the difference between cows, horses, etc. Apparently you don't understand the difference between a clean site and one that has an extensive amount of farm junk/trash/debris that goes back decades and would cost a potential buyer thousands of dollars to clean up.
It negatively affects the value of the overall property to EVERY borrower; it should matter to an appraiser that is trying to establish market value.

The last one I encountered took 6 40-yd dumpsters and a backhoe and a front loader two days to remove to the tune of nearly $10K.

But you do you and most others will do it properly.

 

[TerryRohrer]

Eff You. Yes, you deserve that.


I'm glad to see that you know the difference between cows, horses, etc. Apparently you don't understand the difference between a clean site and one that has an extensive amount of farm junk/trash/debris that goes back decades and would cost a potential buyer thousands of dollars to clean up.
It negatively affects the value of the overall property to EVERY borrower; it should matter to an appraiser that is trying to establish market value.

The last one I encountered took 6 40-yd dumpsters and a backhoe and a front loader two days to remove to the tune of nearly $10K.

But you do you and most others will do it properly.

Now you are channeling JGrant!

 

[Terrel L. Shields]

As a fellow said years ago, "I am the first driveway South of the stoplight. My name is Rabbit. I'm Indian. You'll know my house because there is a car sitting on concrete blocks and no tires in my yard." And, yes, his last name was Rabbit.

In the Cherokee nation I've appraised Turtle, Shotpouch, Fourkiller, Tenkiller, and Buzzard before.

 

[Mark K]

In some parts of the country having a freezer and refrigerator on the front porch and few cars on blocks in the front yard is a sign of wealth.

 

[sputnam]

This comment may bring this stip. Did any of the comps have a similar external deficiency. Would the lower end be more lower if you adjusted for adverse marketability. I think a cost to cure adjustment might be better. A requirement? Let the underwriter make them do it. I see a similar comp request stip, or adjust for it, if it is a negative factor. Or say it has no affect on value or marketability, hahahaha. If you have to say a required item to do, then does that change your as is value . Being paid enough for this one.

No. The reconciliation belongs to the appraiser. You can get a request for revision because your comments aren't clear... but, since you aren't making any adjustments, there is nothing to support. If the data is available, then extracting the market reaction to the debris is preferable. Good luck finding data that matches your subject in that regard.

 

[Tom D]

No. The reconciliation belongs to the appraiser. You can get a request for revision because your comments aren't clear... but, since you aren't making any adjustments, there is nothing to support. If the data is available, then extracting the market reaction to the debris is preferable. Good luck finding data that matches your subject in that regard.

Wha? Everything you send belongs to the lender's underwriter and reviewer. You have excess debris all over the yard and you say nothing to support, you have no adjustment, not warranted. I'm sure all your comps have the similar junk yard look, so no adjustment or negative factors. I'm the mort broker, love this appraiser.

 

[Terrel L. Shields]

Assume it away. Value based upon the extraordinary assumption that the debris will be removed from the site before a sale.

 

[sputnam]

Wha? Everything you send belongs to the lender's underwriter and reviewer. You have excess debris all over the yard and you say nothing to support, you have no adjustment, not warranted. I'm sure all your comps have the similar junk yard look, so no adjustment or negative factors. I'm the mort broker, love this appraiser.

The reconciliation is something the appraiser does. What you send to the Client is the appraisal report which contains comments explaining your reconciliation.

I did not suggest not saying anything about it.. did I?

If you are an appraiser long enough, you will encounter conditions that you know have some impact on value.. but, you can not extract a market reaction. In a situation like that, it is reasonable to reconcile toward one end of the indicated range... and explain what you did that.

 

[J Grant]

Assume it away. Value based upon the extraordinary assumption that the debris will be removed from the site before a sale.

Will not work for mortgage loans using a URAR form. They want AS IS, and no assumptions can be added ( unless made subject to )

 

[Tom D]

If you are an appraiser long enough, you will encounter conditions that you know have some impact on value.. but, you can not extract a market reaction. In a situation like that, it is reasonable to reconcile toward one end of the indicated range... and explain what you did that.

So if a couple of rooms have no floor covering, bare plywood and forget ansi, you would make no adjustment because you cannot extract a market reaction. Just asking as the person reviewing your appraisal. But in your reconciliation you went low because of the missing floor covering.
Real difficult to get a dollar amount to remove all that junk/debris so that it has the same outside marketability as the comps. That's my market reaction, as any normal buyer is going to subtract the cost to remove all the debris when they make an offer. My review brain is having a tingle reading your reconciliation. But that's just me , a not so hard reviewer.
That dollar adjustment seems more accurate than picking the lower end of the range. Your normal good comments are throwing me off on this one.