Measuring comps ?

[ockyappraiser]

" if it was new construction or seemed vacant, I procede and keep my business crad handy incase an explanation is needed. "

I have no problem measuring with permission. However, going on a new construction site or a vacant property without permission is still trespassing. . .not due diligence.

I live in a state that changed laws a few years ago to allow homeowners to "shoot first" if someone is illegally on their property. . they no longer have to feel they are in "imminent danger".

Are you willing to start measuring a house you THINK is vacant only to find an owner with a shotgun. . .or a rotweiller in back?

Why not just move on to another comp you can confirm without breaking the law?

 

[Riick]

I had a boss that used to make us measure commercial properties that way. How did you add in the mortar?...TC

It depended on whether they were regular mortar joints or "butter-knife joints" (1/8" thick joint)
"The appraiser has provided a sketch in this appraisal report to show the approximate dimensions of the improvements."
.

 

[Flakey]

I will knock on the door and ask. If no one answers, I leave. Most folks are agreeable and are anxious to ask you a few questions. Some refuse and I am always polite anyway. I have been invited in several times and even offered a look at the previous appraisal once or twice.

I find it is sometimes difficult to not answer specific questions about values while asking for a favor at the same time.

 

[Lawrence R.]

As a municipal appraiser, I have measured about 500 new buildings. Of them, about 80% are one story.

I measure accurately, so when I need to use one for a comp, I guess I have measured a bunch.

I also put a note in my file if I did gain full access to a house and measure the 2nd floor as well, so that if I ever need to use it for a comp, I know which ones are fully measured, and which ones I estimated.

I find that other appraisers who use my data appreciate that too.

I know that the assessor's office catches a lot of flack, but I try to measure them all like I was doing a fee appraisal.

Sometimes, when I see a vacant foreclosure...I sneak by and measure it if it is a one story...I maybe did that like 5 times in my life, though. Usually, it was because there was some discrepancy involved with it in times past...



Oh yeah, one more thing.... Flawed Poll!

 

[Mike Boyd]

I didn't vote because I've done it several times, but hardly all the time.

Likewise. I have asked for permission but if no one is home I will not go in the back yard if it is fenced.

 

[SnoValues]

I have done it a few times for a critical comp. I would never do it down a long dirt driveway or in a high crime area.

 

[Eli Weiss]

Obviously, this is a flawed poll. Keep the comments coming and I'll start another one later that won't be as flawed as this one.

You bet this is flawed.

I will measure new-construction homes from the street, if no info is available online.

 

[Terrel L. Shields]

flawed poll. I don't ''do it all the time'' but do it occasionally when I need it. And I do it by calling the Realtor asking them first, then find out from them what kind of guy I am dealing with, then try to visit them personally. It is very time consuming and I don't normally do it for Res appraising. I do it for vetting a commercial property or a farm where details are simply required.

 

[Thomas N. Morgan]

Only once have I measured a comp. And it was without permission. It was an unoccupied, newly constructed home that had not yet been "picked up" by the County Property Appraiser. I thought it was a little chancy at the time.

 

[Lawrence R.]

New construction is low risk.

Only once have I measured a comp. And it was without permission. It was an unoccupied, newly constructed home that had not yet been "picked up" by the County Property Appraiser. I thought it was a little chancy at the time.

There are soooo many people crawling around a new construction, you could walk in there naked and pee in the air return and nobody would look at you sideways...

Unless it was a high end property, and then they would expect you to pee in the mud room...

I have been in a zillion new constructions in varying phases with the assessor's office.

They said I was the third person to measure one, once... I asked who were the other two--they said, dunno, we thought they were with you guys!

They weren't. I wouldn't sweat new construction. If you want to build a good database, and you have time on your hands(as most of us do)..go get the data! If you called the builder and told him you were building a database so that you could better appraise that subdivision, most of the time I think they would be more than happy to let you go.

But even if you didn't ask, I don't think most would be upset about it.