I still hate ANSI

[Fernando]

Don't be so sure of yourself. You might have been an "appraiser" longer than me, but not necessarily doing "appraisals" longer than me

Back in the old days, fewer rules from Fannie and I did it my way. Over the years I see what works and what not for my locality.
Fannie along with their new UAD 3.6 wants an all-in-one-form done following their rules.
It's like asking an attorney to use an all-in-one document in regard to their specialty. It's tedious and time consuming and many requested questions not relevant.

 

[Tim Hicks (Texas)]

Us backwards Texans have ground level first floors with all the important rooms, living, dining, primary bedroom and bathroom, kitchen, etc, The upper-level second floor has additional bedrooms, baths and ancillary rooms. We would never call the upper level the first floor, because it is just plain Fernando. Yes, that's a term now. We all know the definition except the one Fernando in the group.

And there is no way you have done as many appraisals as I have. Mr. 1-2 a week.

Does Fernando short circuit if there is a third floor?

 

[Fernando]

The top floor has the Living Room, Kitchen, and original Bedrooms that should be considered "first" main floor and downstairs later finished modified room additions should be separately calculated gross area even though it's above grade. That's according to World of Fernando.

 

[Fernando]

Got me thinking before I retire. I should put tips on appraising in a thread name "World According to Fernando."
So many ways from my experience in which an appraiser can make appraisal report look good, spin statistics, outsmart lenders/reviewers, unorthodox ways in getting information, and such.
Notice how different I'm from Bert in doing appraisals for Fannie. Bert likes to brag what he's doing. I keep my techniques below the radar.

 

[Fernando]

Many times I adjust basement the same per sq ft as GLA above grade. If it is finished similar and no issues with the basement, it is fine to adjust above and below grade the same amount per square foot depending on how the market reacts. We don't have a ton of basements in west tennessee. If they are constructed right, they can have similar value per square foot as the level above grade. The soil is not real conducive to basements in west tennessee. If they are not built correctly, they can leak.

ANSI is not a problem. You have to measure the basement period whether you use ANSI or not. If any part of the lower level is below grade, the whole lower level is considered basement.

I have done a house where I could not tell if any of lower level was below grade. The lot was sloping steeply two ways and I could not tell. One wall on garage was below grade but I could not tell if any of the lowest floor was below grade. I just made a comment and included all the heated area above grade GLA. It was a tri level with very small lowest level connected to garage. Each floor was way different in size and it was on a slab. I could not tell if any of lowest heated level was below grade.

In the old days (like for decades) before ANSI, I would type this and just use the main level for gross area and was acceptable to lender.

"For appraisal purposes, main level is used in total gross living area since most homes in area had finished rooms next to garage added later to original house."

 

[Fernando]

ANSI Z765-2021 says nothing about how you perform or report your valuation analysis. It's only about how you measure, calculate, and describe the size of the dwelling.

Are we talking about the same ANSI. ANSI is clear about above and below grade in calculating total gross area.

 

[Surf Cat]

ANSI is clear about above and below grade in calculating total gross area.

You said both levels above grade.... still trying to figure out your problem.

I have two level house which is typical in area and above grade level.

The lower level is above grade

 

[Zoe]

You said both levels above grade.... still trying to figure out your problem.

He has been traveling too much. Probably jet lag.

 

[Fernando]

He has been traveling too much. Probably jet lag.

I finally got a good night sleep last night. Few days ago I was so out of it. Crashing into other cart in Costco. Driving over curb when making right turn. Ugh.

 

[Dublin ohio]

Are we talking about the same ANSI. ANSI is clear about above and below grade in calculating total gross area.

So where is the main entry, lower level or upper level