How Many Of Of You Use The Assessor Sketch?

[Mister Ed]

If I appraise it, I measure it.

If the assessor's records are off by more than a few sq ft, I will scan a copy that I have marked noting the differences between their mistakes and what I found in the process of measuring the house.

I then write a brief explanation of the differences and let them decide what they want to accept. Around here, the assessor's office rounds every wall to a whole foot (and not necessarily the nearest).

I often take the assessor's footprint with me and use that as my sketch for notes. I enter the actual measurements into mobilesketch and let it do its thing. If for some reason I have left my PDA at the office, I will write the actual measurements on my copy of the assessor's sketch.

EDITED HERE:

Even if I have a survey, I still hit enough walls with a tape or disto (on some houses I find the tape to be faster) to assure that the surveyor did not write down the wrong numbers. We all make mistakes.

Short story: I inspected a house yesterday and was entering into mobilesketch. The GLA difference between my sketch and the tax records was 200 sq ft on a block house that had obviously had no additions. Went back and discovered that I had mis-measured a wall. No problem... fix it and go on. The final difference in GLA was 14 sq ft (approx 1.4% difference--things like walls being 39.6 ft rather than 39 ft). Those I dont worry about. One wall was 18 feet, and I put 8 on it which meant the wall I closed the sketch with was also 10 feet too long. Having the assessor's sketch on hand helped me find my error very quickly.

Other occassions, I have found that problem only to discover that I was right and the tax sketch is wrong--measured (or guessed) the side walls 10 ft too long.

 

[Mike Garrett RAA]

When I receive an appraisal assignment I do a number of things.

1. Go to the assessor's website and print out everything I can including maps, sales history, and information on size, room count, baths, etc. All of the plats are also available on line.

2. I then request a copy of the property card with sketch from the assessor's office via email. They email me the sketch.

3. I go to MLS and print out everything about the subject property including old listings, stats on the subdivision, comps, a map showing the location of the subject and the comps.

4. I have a complete ratified contract.

5. My file contains everything necessary to do the appraisal except for the inspection BEFORE I step out the door.

My inspections are usually 15 to 30 minutes in length. By using the assessor's sketch I am able to measure much more quickly. My interior pictures assist me when it comes time write the report.

So, now who doesn't do all of the things USPAP requires in Standard 1 and Standard 2?

 

[Thomas Fiehler]

I always print it to use as a rough guide, but I ALWAYS measure the house.

 

[Baldwin]

I measure even when the owner tells me his ranch is 52x26. I STILL measure it!! We all should or we will just end up being another type of AVM product, using public records as our data. If you are at the property, might as well spend the 10 minutes and cover yourself.........
Just my 0.2

 

[Terrel L. Shields]

bucks and garrett make the most sense here.

That " a source that is unbiased and has no dog in the appraisal fight" is not a bad analogy.

I spent over 1 hour sketching a new spec house that had square exterior but an odd interior angle on a garage wall. I ended up with 5 different SF measurements. 89 SF difference from top to bottom and completely baffling. The only explanation was the house was not square and that corner was an afterthought to the design to "get there from here". Measurement is no guarantee you are more accurate than the assessor's people. In my home county, it is very rare to find a sketch that is more than inches different...in fact, most of the difference can be identified by the use of 1' rounding vs .1'.

 

[Ken Miller]

I measure. I've had many a house be smaller or larger than what the county has on file. I've had houses off by as much as 10'. That can really alter value on a property due to the difference in sq ft. CYA :usa:

 

[Wayne Tomlinson]

In a neighboring county I once found a "good" comp that the MLS stated that it was 1,400 sq ft. I used it as a comp although it didn't really "look" like was 1,400 sq ft. and went I on with and completed my appraisal. No problem.

Some five years later I received an order to do a Relo appriaisal on this same property.

The property is a rural, one acre property. It is "upside down" in that the living room, dining room, kitchen were all in the basement, the bedrooms, bath, laundry were up stairs. The main level, i.e., living dining and kitchen faced a walkout with an attractive rural view and nice patio etc.

Prior to my going to the house I got a current MLS printout. The house hadn't
changed. The house was still a 1,400 sq house. I entered the house with the listing agent, and my assistant, trainee. I measured the house and found that there is actually 1040 sq ft of living area in the house above grade. Similar amount below grade, and about 40 sq ft at grade, the entry foyer and a closet.

I discovered that the house had been listed for sale earlier by another agency. At 1,400 sq ft. The owner had tried to do a FSBO on two different occassions in that five years unsuccessfully.

At the time of my inspection, the listing price had been reduced five time in the 6 weeks that it had been on the market.

The county assessor didn't even have a clue. I checked with the assessor on all the similar split level comps that I had found in the comps. They didn't have a clue to any actual measurements.

So much for assessors and/or MLS data, at least in that market.

I have an appraiser friend in that market. He is the only appraiser that I know that frequently measures the comps,

Bottom line. Neither the Assessor, nor the MLS agent is signing your report. Get your own data.

Wayne Tomlinson

 

[Mike Garrett RAA]

This is for all those who have problems with their county assessor's websites. Go to this link which is my county assessor's page.

Once on the search page enter 7382 Bentwater and check out the information available. Check out the on-line sketch. One the last sale, click on anything with a line under it...will take you to another screen.

http://land.elpasoco.com

 

[Stone]

Mike - you guys have great data. That would be a great resource to have.

 

[Terrel L. Shields]

Good stuff. I noticed a lot of what is in Co is free and on line and quick loading. Our site is 10 cents a minute, loads slowly, sux, often fails to print, etc. Another vendor is attempting to go into the county but the Assessor is refusing to give up the data access, wants $5000 for it every time it is updated (would cost $60,000 a year just to update once a month). FOI suit is underway. I hope the assessor loses big.

I am checking some Routt Co. records for a mineral lease and get a lot of stuff on line thru the county and thru the O G commission which has a autodesk map you can pull up, click on a well location and it gives you the name and basic info. On the info pop up you can click and get what documents are in file..includes all the well permits, applications, exhibits for permits, geological reports, electric logs, plugging and engineering records and the production history of the well....all for free.