In 12 years I've never got this QC request.

[cdanj]

Is this actually a thing?

Neighborhood description reads "Proximity to commuting routes and services is considered adequate and marketability of the area should remain reasonably stable.". Please revise comment to note distance in time or miles.

 

[Fernando]

Your comment seemed too general. Adequate for who?
Though I would use "Close to parks, schools, ...." and I never had a problem.

 

[TerryRohrer]

What is adequate proximity?

 

[Fernando]

There's a town here that I love to appraise. It has access to the freeways but during rush hour, it's a nightmare getting in and out of the town.
Not adequate to me.

 

[Surf Cat]

Yeah, it's a thing. Your description is pretty vague.

After entering the neighborhood boundaries, I enter something like....

The subject property is located in the northern section of zzz, in the city of zzz, Los Angeles County. The area is comprised of 1 and 2 story single-family dwellings of average to good quality with multi-family units of similar quality along major thoroughfares. Many properties in the area have mountain and City Lights views. There is evidence of modernization and remodeling in the area. Most support facilities such as shopping, houses of worship, schools and parks are located within 1 mile and major employment centers are located within 5 miles. Property values within the subject's neighborhood, one year back from the effective date, have increased over the past year. Please see Market condition analysis attached in this report. REO and short sale activity was not noted in the subject's neighborhood as of the effective date of this report. Financing is conventional for the most part.

See? Boundaries, description (including your distances) and market analysis including support for all the checkboxes you checked above this section.

Observe and Report....easy peasy.

 

[Fernando]

Yeah, it's a thing. Your description is pretty vague.

After entering the neighborhood boundaries, I enter something like....

The subject property is located in the northern section of zzz, in the city of zzz, Los Angeles County. The area is comprised of 1 and 2 story single-family dwellings of average to good quality with multi-family units of similar quality along major thoroughfares. Many properties in the area have mountain and City Lights views. There is evidence of modernization and remodeling in the area. Most support facilities such as shopping, houses of worship, schools and parks are located within 1 mile and major employment centers are located within 5 miles. Property values within the subject's neighborhood, one year back from the effective date, have increased over the past year. Please see Market condition analysis attached in this report. REO and short sale activity was not noted in the subject's neighborhood as of the effective date of this report. Financing is conventional for the most part.

See? Boundaries, description (including your distances) and market analysis including support for all the checkboxes you checked above this section.

Observe and Report....easy peasy.

That's very descriptive. I just fill enough unique details to "adequately" fit into the comment section. Hate to leave empty spaces.
Reviewers never bothered me with the neighborhood comments. I thought they never read it.

 

[cdanj]

That's very descriptive. I just fill enough unique details to "adequately" fit into the comment section. Hate to leave empty spaces.
Reviewers never bothered me with the neighborhood comments. I thought they never read it.

Those exact words have been in every single suburban and urban appraisal I've done in the last 12 years. The subject is 1 mile from the George Washington Bridge.
Not once has anyone ever asked me to change it.
Let alone ask for distances and times.

 

[KHS445]

My response would be “SEE INCLUDED MAPS”.

 

[cdanj]

Yeah, it's a thing. Your description is pretty vague.

After entering the neighborhood boundaries, I enter something like....

The subject property is located in the northern section of zzz, in the city of zzz, Los Angeles County. The area is comprised of 1 and 2 story single-family dwellings of average to good quality with multi-family units of similar quality along major thoroughfares. Many properties in the area have mountain and City Lights views. There is evidence of modernization and remodeling in the area. Most support facilities such as shopping, houses of worship, schools and parks are located within 1 mile and major employment centers are located within 5 miles. Property values within the subject's neighborhood, one year back from the effective date, have increased over the past year. Please see Market condition analysis attached in this report. REO and short sale activity was not noted in the subject's neighborhood as of the effective date of this report. Financing is conventional for the most part.

See? Boundaries, description (including your distances) and market analysis including support for all the checkboxes you checked above this section.

Observe and Report....easy peasy.

Unless there is some other outstanding factor in a neighborhood like decay, renewal, a lake, golf course or a park, for 12 years my neighborhood description for suburban single family areas has read:
"The subject is located on a residential street of various style and age single family homes. Neighborhood maintenance and appeal is considered average. Proximity to commuting routes and services is considered adequate and marketability of the area should remain reasonably stable."

 

[J Grant]

You have done it that way for 12 years, but now they want a distance within a mileage range rather than saying convenient or close by. I give ar rough estimate, under mile or two miles or half a mile ot 2 blocks away rather than walking distance away,