Reporting Unclear Lot Dimension on URAR Form Using GIS Map Tool

[FLNewbie]

Hello everyone,

I am currently training as a real estate appraiser and am getting familiar with filling out the URAR form for residential appraisals. I have run into a couple of questions about accurately reporting lot dimensions and would appreciate any advice you might have to offer.

For one property I'm evaluating, most of the lot dimensions are clearly identified on the plat. However, one dimension is a curve, making its length less apparent on the plat. To address this issue, I utilized a GIS map measuring tool to calculate the length of this curve. Is this an acceptable practice within our industry, and if so, how should this dimension be reported on the URAR form? Should I note the use of the GIS tool for transparency?

In addition to this, I am also uncertain about the sequence in which the dimensions should be listed on the form. Is there a conventional order that should be followed or is it arbitrary as long as all dimensions are accurately included?

Thank you in advance for sharing your wisdom and experience. I am eager to learn from you all.

 

[Sid Holderly]

On my software you put the dimensions in by front, left, rear, right. In my area most property cards list the site by acreage (such as 0.27) and give a front dimension, an effective width and a depth. The effective width times the depth is generally close to the listed acreage. Many plats do not list all sides and many are not square or trapezoidal. Finding an old survey with atual measurments is often not possible (without a long search of the court house records). My software ill alloy listind the squre footage or acrage without having to put in dimensions. Irregular lots may have many segments (straight & curved) and will not fit the space allocated. If there are not too many sides I may list all sides separated by a comma (UAD may not like this). For odd shaped lots I include an aerial of the lot to give its visual viability for use as a lot. If UAD checker allows it use see addena in the dimensions field, then have a comment in the addenda. Since the form compares area the square footage or acres is more important. State your source and I included a comment in the addenda that the lot size my be slightly different depending on source used. Do not assume the assessor has the correct acreage listed. I have found they sometime have not corrected acreage when vacated roads or partialn lots are added to the property. GIS measuring tools are approximate, but can be used to see if the lot size you use is appropriate.

 

[J Grant]

Welcome!
Imho, there is no need to strive for such a high level of accuracy in a situation like this because we are not engineers or surveyors. Usually, a property card has the total sf of the lot. That is what is most important. In a very irregular lot I might not fill in the dimension and have never gotten pushback about it. Or I use the overhead measure on the plat and enter dimensions but state that I am not a surveyor and the actual dimensions can vary and users are recommended to get their own survey

Appraisers can get into trouble when they attest to a greater accuracy or fact than they can prove, so tell the truth - you used X or why to measure or conclude and it is a not survey, it is a reasonably close estimate done for valuation purposes.

 

[Tom D]

j grant is right again. FHA either likes all the lot measurements shown, or a plat map showing them. i have never put all the measurements on a FNMA form, i do give them a plat map. you might be to anal about the need to know the exact measurements. most lenders don't read the report in detail. a plat map, or the legal, is enough to show that specific characteristic.

 

[FLNewbie]

j grant is right again. FHA either likes all the lot measurements shown, or a plat map showing them. i have never put all the measurements on a FNMA form, i do give them a plat map. you might be to anal about the need to know the exact measurements. most lenders don't read the report in detail. a plat map, or the legal, is enough to show that specific characteristic.

If a plat map only displays measurements for three sides because the fourth side is curved and is instead referenced in a table, would this still be considered acceptable? If the FHA approves all the provided measurements, wouldn't a plat map of this nature be sufficient?

 

[Dublin ohio]

making its length less apparent on the plat.

Does that mean it is missing?

 

[Dublin ohio]

If a plat map only displays measurements for three sides because the fourth side is curved and is instead referenced in a table, would this still be considered acceptable? If the FHA approves all the provided measurements, wouldn't a plat map of this nature be sufficient?

What you describe is pretty common in my area. If there is a table showing the curved dimension. Just include the table or use the dimension from the table as your fourth dimension on the form. But you will probably have to enter the site area manually since most appraisal software I am familiar with does not calculate irregular dimensions correctly

 

[Terrel L. Shields]

Hello everyone,

I am currently training as a real estate appraiser and am getting familiar with filling out the URAR form for residential appraisals. I have run into a couple of questions about accurately reporting lot dimensions and would appreciate any advice you might have to offer.

For one property I'm evaluating, most of the lot dimensions are clearly identified on the plat. However, one dimension is a curve, making its length less apparent on the plat. To address this issue, I utilized a GIS map measuring tool to calculate the length of this curve. Is this an acceptable practice within our industry, and if so, how should this dimension be reported on the URAR form? Should I note the use of the GIS tool for transparency?

In addition to this, I am also uncertain about the sequence in which the dimensions should be listed on the form. Is there a conventional order that should be followed or is it arbitrary as long as all dimensions are accurately included?

Thank you in advance for sharing your wisdom and experience. I am eager to learn from you all.

approximate the "sides" but reference in the comments a plat map showing the actual plat if possible. You cannot figure the exact length of the chord without knowing the radius of the bend to its imaginary circle, and if that bend is a true circular one or a progressive (aka Railroad) curve.

 

[Too many questions]

Does that mean it is missing?

It has a code that references a table since it’s a curve. So you have to go to the table to see radius, length etc

 

[Dublin ohio]

It has a code that references a table since it’s a curve. So you have to go to the table to see radius, length etc

That wasn't referenced in the op. The dimensions are available. The plat is available. Tables on plats are not unusual. So why the confusion. The OP is a trainee. Where is their mentor?