How do you guys normally measure a stair-like this?

[Fernando]

Do you wear a mood ring on your inspections? Do you document the color of said ring in your workfile? Do you have a list of medications you are currently on in there as well? As your attorney I would want to know exactly how you're feeling and why as you gathered your field data. At least that would be some support, "Mood Ring Turquoise – not GLA"

I haven't measured the comps so I rely gross area from assessors records.
It would make sense that subject's assessor's records be used to compare comps gross area.
If I can have my square footage to be as close as assessor's record, the comparison with subject's gross area would be more accurate.
Stairs give me the option to add or subject. Maybe the assessor also had the option. Each locale different in determining county records.

 

[Mike Ault]

I haven't measured the comps so I rely gross area from assessors records.
It would make sense that subject's assessor's records be used to compare comps gross area.
If I can have my square footage to be as close as assessor's record, the comparison with subject's gross area would be more accurate.
Stairs give me the option to add or subject. Maybe the assessor also had the option. Each locale different in determining county records.

Pretend like a jury is following you around and tell them why you're falsifying your measurements to match the assessor's records. There are professional standards of conduct for appraisers and they do not allow you the luxury of deciding how big your subject is. You measure your subject the way a professional would and you use your measured figure in your appraisal report or you are misleading somebody. That is not a local issue. Once again, I feel your E & O company shuddering from here,

 

[Fernando]

Pretend like a jury is following you around and tell them why you're falsifying your measurements to match the assessor's records. There are professional standards of conduct for appraisers and they do not allow you the luxury of deciding how big your subject is. You measure your subject the way a professional would and you use your measured figure in your appraisal report or you are misleading somebody. That is not a local issue. Once again, I feel your E & O company shuddering from here,

I don't live in my own world and measure subject and state this is how it is.
I look at assessors' records and there's usually a story in how they derived their square footage.
By understanding this, the appraiser will understand how reliable assessors' records are with the comparables.
Only this way can you do a not misleading sales comparison approach.

 

[Mike Ault]

I don't live in my own world and measure subject and state this is how it is.
I look at assessors' records and there's usually a story in how they derived their square footage.
By understanding this, the appraiser will understand how reliable assessors' records are with the comparables.
Only this way can you do a not misleading sales comparison approach.

You reconcile differences between the facts that you observed versus the reliability of the facts of your comparables. You don't change the facts of your subject. Ever. There appears to be a growth industry ahead for competent appraisers assisting in damage recovery from incompetent appraisers.

 

[Fernando]

I look at different sources to verify comps. Sometimes, the data from appraisers don't appear right which makes it harder for me to figure out the comps.
Appraisers' data should be be more consistent in breaking down permitted and unpermitted square footage for sales comparison approach.
When it gets confusing, I have to estimate or worse case, can't use the comp.
I can understand an exact measurement to the inches more applicable to cost approach but we rely on sales comparison approach for our SFR appraisals.

 

[Mike Ault]

I can understand an exact measurement to the inches more applicable to cost approach but we rely on sales comparison approach for our SFR appraisals.

We rely on the facts to develop the sales comparison approach to value. Everybody in the market is sensitive to price per square foot and you are tweaking your figures to be close to the assessors value to avoid controversy. I have seen several blocks of tract homes where the assessor missed the laundry room in the back of the garage and nobody bothered informing them because it would raise their taxes. That doesn't mean that when I appraise properties in that area I change my square footage figures to match the assessors, I reconcile the differences between what I measure and what is typically reported in the market in the narrative. I explain why I don't adjust for something in the grid, I don't misrepresent something in the grid. Surely in one of your CE courses you learned that the majority of lawsuits involving appraisers are disputes over square footage. That's one thing you don't use your feelings and intuition on. Some people get quite upset over a 50sf variance. And you wonder why your dog is pi**ing on your floors....

 

[andrew81]

No grasshopper.
You must measure accurately.
Or not at all.
I pick the latter.

Measure one stair, multiply by the number of stairs, and if there is a landing add it. This is close enough. No need to get out the protractor and measure the curve to a 10th of a degree.

 

[Fernando]

We rely on the facts to develop the sales comparison approach to value. Everybody in the market is sensitive to price per square foot and you are tweaking your figures to be close to the assessors value to avoid controversy. I have seen several blocks of tract homes where the assessor missed the laundry room in the back of the garage and nobody bothered informing them because it would raise their taxes. That doesn't mean that when I appraise properties in that area I change my square footage figures to match the assessors, I reconcile the differences between what I measure and what is typically reported in the market in the narrative. I explain why I don't adjust for something in the grid, I don't misrepresent something in the grid. Surely in one of your CE courses you learned that the majority of lawsuits involving appraisers are disputes over square footage. That's one thing you don't use your feelings and intuition on. Some people get quite upset over a 50sf variance. And you wonder why your dog is pi**ing on your floors....

If my square footage is exactly as assessor's records, I'm happy. If not but close, I'm still happy.
In general if your square footage is within 3% according to the World of Fernando, there's no worry even if you add or take away the stairs. Make sure you put disclaimers on accuracy of measurements.
If more, we need to find out why. There's usually an explanation.

 

[Mike Ault]

In general if your square footage is within 3% according to the World of Fernando, there's no worry

In the words of the highly esteemed Bobby Bucks "And we shall all rejoice as thy skin crackles in the fires of hell!"

 

[Fernando]

In the words of highly esteemed pollyanna Fernando "And we shall all rejoice as mortgage rates stay low!"