Exterior farm debris

[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, no depreciation, 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 regular good thoughts are throwing off a little here.

 

[Terrel L. Shields]

Will not work for mortgage loans using a URAR form.

If encountered then I'd be bringing up the issue with the lender. How do they want to handle it? They might change loan programs.

 

[Terrel L. Shields]

That's my market reaction, as any normal buyer is going to subtract the cost to remove all the debris, no depreciation

Pro buyers often make an offer of 70% (according to one website) then subtract the actual cost to remove the debris. That is their assessment of an acceptable return with a built in contingency. 10% profit, 10% to manage the cost to cure, 10% risk/contingency.

 

[sputnam]

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.

I really hate it when people don't actually read what is posted but, insert all sorts of assumptions if their own. What you can and can't make adjustments for depends on available market data. You can simply make it up. If you have data, and the data indicates a market reaction to a difference beween the subject and a comparale.. you adjust. IF, as the OP indicated, there is no data or insufficient data... you don't just SWAG an adjustment. Did I say anything about 'more or less accurate'? I said.. 'WHEN THERE ARE NO DATA TO ALLOW YOU TO EXTRACT AN ADJUSTMENT....'

As for getting a cost to remove... that's a very simple task... although it might take more time and maybe $ than you can allot. You call 2-3 junk removers and ask.