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[Wolverinefan]

I am doing a review of a high end property. Review appraiser has the home at 3000 square feet (above grade). Assessor claims its around 5200 square feet (above grade). Subject also has a basement. What would you do?

 

[Thomas Fiehler]

Did you drive by the house? One should be able to tell the difference. Otherwise, I would report what the Assessor has and make the EA that the appraiser is right. Does the sketch show any basement area that might be included in the 5200? Around here, most counties will report finished basement if they are aware of it. If this was a sale you could call one of the agents involved or possibly the seller.

 

[Wolverinefan]

Basement is listed at 2200 square feet. I am thinking the assessor added it to the above grade footage to get 5200? I talked to the assessor and he said he had not been out their but his sketch shows 5200 above grade.....I think I am going to note this in the report but use the original appraisers square footage for comp purposes.

 

[Dan/Fla]

Compare to Appraisal Sketch to Tax Sketch and see if you can see what is different. Does the report explain the differences? If they are that far apart the report should have some made some sort of comment about this, if the report does not. In the review you should comment that the appraiser should have explained this to whom ever reads the report. Here in North Florida we do not have basements very often. Question in your area is a basement ever considered full value living area? On this did the report explain why the basement is not deemed living area. (that is if they are sometimes deemed living area) I guess what I am saying with all this did the way the report was written clear to who ever reads it or is it like it seems here confusing? If the report seems confusing I would comment on that.

 

[Wolverinefan]

Well, the house is very irregular. I have not been out their yet because I am gathering info on comps etc first. The pictures show the house and it looks like the house may have alot of open space on the second and third floor areas. Its would not be easy to guestimate from the car. Yes the assessor does note 1463 of finished basement and 798 of unfinished. I would imagine the appraiser is right, how can someone be off measuring by 2200 square foot! Plus, its not like he was high 2200 sq ft....he was low.

 

[CURT VAN HOOSER]

Basement is listed at 2200 square feet. I am thinking the assessor added it to the above grade footage to get 5200? I talked to the assessor and he said he had not been out their but his sketch shows 5200 above grade.....I think I am going to note this in the report but use the original appraisers square footage for comp purposes.

In the report or in the assessor's office?
I believe the appraiser should have made a specific comment regarding the difference in GLA. That said, I would take the appraisers word for the actual measurements since he/she actually measured the subject versus the assessor, who has not even seen the property.

 

[timd354]

I am doing a review of a high end property. Review appraiser has the home at 3000 square feet (above grade). Assessor claims its around 5200 square feet (above grade). Subject also has a basement. What would you do?

I find that many times the public records are just wrong about the size of a house. The most common error in most of the jurisdictions in which I appraise is adding the basement sf to the above grade GLA. Another common error is the assesor often does not deduct areas from the second floor square footage which are open to below (such as in a 2 story high foyer or family room). It is also not unheard of for the assesors to include such items as garages, carports, decks, porches, etc in the GLA.

 

[Restrain]

You ever want an exercise in futility, examine public records vs. actual measurements. Some jurisdictions are just so wrong, it makes the use of their data impossible.

If you can't prove the appraiser is wrong, comment on the differences, and make the assumption that the appraiser is correct. Don't beat yourself up over this.

 

[Wolverinefan]

Yes, I am assuming that this is what happened here. Based on the difference of the 2 sketches, the upper levels are where the discrepencies are. I believe the assessor measured the home from the outside and did not take into account the open spaces on the upper levels.

Thanks for all of your advice on this!

I find that many times the public records are just wrong about the size of a house. The most common error in most of the jurisdictions in which I appraise is adding the basement sf to the above grade GLA. Another common error is the assesor often does not deduct areas from the second floor square footage which are open to below (such as in a 2 story high foyer or family room). It is also not unheard of for the assesors to include such items as garages, carports, decks, porches, etc in the GLA.

 

[Mike Kennedy]

odds are the Assessor based GLA on the BLUEPRINTS....which often include basements as GLA.