Monlithic Slab Versus Pier And Beam In Louisiana

[timd354]

Ladies and gentlemen, I have an appraiser and a review appraiser in a pissing match over whether or not the LA market recognizes monolithic slab construction to be superior to pier and beam construction. Just curious to what opinions appraisers in LA have about this issue, thanks.

The property is in N. Louisiana between Monroe and Shreveport.

 

[Non Sequitur]

I'm in the New Orleans market.

How old is the subject? Generally speaking pier and beam was the standard for older construction, not that it was superior it was just how housing was built in the area 75-150 years ago. In newer construction (lets say mid 60s to present), pier and beam is the cheaper of the two (exception: 15-20ft high water front) and is generally used in flood zones due to elevation and site fill restrictions/regulations. On slab construction is the preferred foundation in my market. I don't know of a single builder who would use a pier and beam over a slab foundation when the slab is possible. The only exception I can think of is the rural markets I serve, many do it yourselfers and people building on the cheap still commonly use pier and beam.

In all honesty I try to never mix the two, due to differences in flood zones, different ages and styles, usually different neighborhoods, and many times differences in quality. My experience has been when all other components are equal slab foundations are preferred by the market.

 

[DTB]

I'm in the New Orleans market.

How old is the subject? Generally speaking pier and beam was the standard for older construction, not that it was superior it was just how housing was built in the area 75-150 years ago. In newer construction (lets say mid 60s to present), pier and beam is the cheaper of the two (exception: 15-20ft high water front) and is generally used in flood zones due to elevation and site fill restrictions/regulations. On slab construction is the preferred foundation in my market. I don't know of a single builder who would using a pier and beam over a slab foundation when the slab is possible. The only exception I can think of is the rural markets I serve, many do it yourselfers and people building on the cheap still commonly use pier and beam.

In all honesty I try to never mix the two, due to differences in flood zones, different ages and styles, usually different neighborhoods, and many times differences in quality. My experience has been when all other components are equal slab foundations are preferred by the market.

Well said and only makes sense!

 

[timd354]

I'm in the New Orleans market.

How old is the subject? Generally speaking pier and beam was the standard for older construction, not that it was superior it was just how housing was built in the area 75-150 years ago. In newer construction (lets say mid 60s to present), pier and beam is the cheaper of the two (exception: 15-20ft high water front) and is generally used in flood zones due to elevation and site fill restrictions/regulations. On slab construction is the preferred foundation in my market. I don't know of a single builder who would use a pier and beam over a slab foundation when the slab is possible. The only exception I can think of is the rural markets I serve, many do it yourselfers and people building on the cheap still commonly use pier and beam.

In all honesty I try to never mix the two, due to differences in flood zones, different ages and styles, usually different neighborhoods, and many times differences in quality. My experience has been when all other components are equal slab foundations are preferred by the market.

Thanks for your input. FYI, the subject property is 51 years old and OA's Comps are 56, 36, and 30 years old, all on slab. The Reviewer's comps are 56, 60 and 65 years old, 2 of which are pier and beam, one of which is on slab (Reviewer's Comp 1 is the same as OA Comp 2 with wildly different adjustments between the two reports, which is a whole other issue). The subject and all comps in both reports are all 1 story (ranchers) that appear to be similar in design and appeal (except for some are on a slab, while others on a crawl space). None of the homes are located in a flood zone.

 

[Non Sequitur]

None of the homes are located in a flood zone.

Then my guess would be a difference in quality, BUT given the ages the comps may have substantial updating since their build dates. FWIW unless there's very good reason not to, compare apples to apples. If the OA doesn't have good reasoning the reviewer may be on to something (assuming the subject is pier and beam).