Measuring partial stone (or brick) veneer/ partial stucco (or siding) homes

[EddieB]

With condos and other model match type structures, that would be a marketing concern. ie 1200 sf vs 1185 sf. In these situation, other units of comparison would take precedent.

 

[CANative]

I usually round downward on stone veneer or log houses or similar. PISA and strawbale can be a matter of judgment. I might take a measurement of the wall thickness at an opening somewhere and divide or subtract a portion of the thickness to simulate 1', give or take.

Agree with Brewpub... it's not all that important.

 

[Tim Hicks (Texas)]

I'm not even sure measuring should be part of the SOW, at least insofar as it has no significant effect on risk or perceived risk for the users of our services (at least resi/agency work). How often is the 'measured' GLA significantly different than the 'tax' GLA?

You need to measure in some of the counties I service. I am not sure they measured the correct house on some properties. One county seems to make every garage 400 sf, but in reality they are 500-600 sf and the GLA is much smaller (if you consider a 10-20% difference a bid deal). I am constantly telling owners in one county to pull my sketch out of the appraisal and take it to the tax office and ask them why they are taxing them for a much larger home. That is the problem with mobile sketching in the field. You see the problem immediately.

 

[Terrel L. Shields]

How often is the 'measured' GLA significantly different than the 'tax' GLA?

Often enough to be worth measuring. It is usually an addition that the assessor hasn't caught but can be a number of things. Complaints to the state frequently revolve around disputes over size and measurements. And the MLS often reports inflated numbers as the agent lumps in basements, attic lofts and sunrooms into GLA...or simply mismeasures.

 

[alebrewer]

You need to measure in some of the counties I service. I am not sure they measured the correct house on some properties. One county seems to make every garage 400 sf, but in reality they are 500-600 sf and the GLA is much smaller (if you consider a 10-20% difference a bid deal). I am constantly telling owners in one county to pull my sketch out of the appraisal and take it to the tax office and ask them why they are taxing them for a much larger home. That is the problem with mobile sketching in the field. You see the problem immediately.

I don't disagree... Question though - when performing an assignment where the scope of work does not include measuring (e.g. 2055), what do you use for gross living area? The owner's assessment of the gross living area or tax records or MLS?

 

[alebrewer]

Often enough to be worth measuring. It is usually an addition that the assessor hasn't caught but can be a number of things. Complaints to the state frequently revolve around disputes over size and measurements. And the MLS often reports inflated numbers as the agent lumps in basements, attic lofts and sunrooms into GLA...or simply mismeasures.

I don't disagree at all. Same question I posed to Tim, though. When the scope of work doesn't require measurement (e.g. 2055), do you turn the assignment down because there is the potential that the GLA is incorrect, or do you use tax records, or do you use the owner's estimate of GLA?

 

[Tim Hicks (Texas)]

I don't disagree... Question though - when performing an assignment where the scope of work does not include measuring (e.g. 2055), what do you use for gross living area? The owner's assessment of the gross living area or tax records or MLS?

I can't remember the last time I got an exterior only assignment. But, in that county and one other, I probably would not accept an exterior assignment.

 

[J Grant]

[

I don't disagree at all. Same question I post to Tim, though. When the scope of work doesn't require measurement (e.g. 2055), do you turn the assignment down because there is the potential that the GLA is incorrect, or do you use tax records, or do you use the owner's estimate of GLA?

We have no choice but to rely on other sources in an exterior /when no access to measure. You are arguing we should rely on other sources/not measure for a 1004 appraisal as if it is an ext 2055?
* I agree with others is a bulky exterior such as stone protrudes from the ext walls might want to compensate a bit for it .

 

[alebrewer]

We have no choice but to rely on other sources in an exterior /when no access to measure. You are arguing we should rely on other sources/not measure for a 1004 appraisal as if it is an ext 2055?

Are you saying that the requirement to deliver credible results is different for 2055 than for 1004? Are appraisers somehow held to a lower standard when the SOW is 'exterior observation' only?

 

[J Grant]

Are you saying that the requirement to deliver credible results is different for 2055 than for 1004? Are appraisers somehow held to a lower standard when the SOW is 'exterior observation' only?

It seems appraisals are held to a lower standard in context of what is credible results for a 2055, ( see the certs and disclaimers ) An appraiser can not be held to a standard they can not meet, and if appraiser not allowed access/not expected to measure on a 2055 or desktop, then a client /intended user recognizes sf being "off" is more of a possibility, despite appraiser's efforts to verify/discover.

The standard is lower but the expectation on client side is also lower for a 2055/desktop, - why they have not been typically used in origination work - the path is being paved for that to change it appears