Standardized Property Measuring Guidelines

[ramrcdk]

Why should I buy a $25 pdf about the new ANSI measuring guidelines, when Fannie Mae has a free guideline pdf, which explains it perfectly. Looks like I was already using these standards.

So don’t we wish we could buy stock for as many $25 guides they will sell? Shady! Should be free !

 

[djd09]

where does the research lab get authority to write standards for appraisers. no need for TAF.

 

[Tiffany Gibbons]

I'll be honest. If a light bulb don't go off upstairs on the amount of data that GSE's can compare?


You need to seek other employment.

I think Freddie and Fannie are trying to get all appraisers to seek other employment for the end game. A handyman guy yesterday asked me why I was not counting the ROOF overhang, because the ROOFER measured that. I just looked at him and said you think this 1 ft. area OUTSIDE THE BRICK WALL of the house is part of the heated square footage of the living area. He said "Oh".

Underwriters are saying if a lower level is even 1 foot below grade it should go in the "below grade" sf and room count. I can't wait to see all the listing agents digging out the landscaping a foot out just like the old FHA "clearance" rules on wood siding, if that is even still a thing.

 

[Tiffany Gibbons]

HAS ....HUD/FHA accepted ANSI????? Has any except Fannie???

From Appraiser Blog:

https://appraisersblogs.com/VA-unofficially-says-nope-2-ansi-measuring-protocol

The other agencies, Freddie Mac, HUD/FHA, USDA, ONAP, VA have NOT (yet) adopted this ANSI measuring protocol.
Appraisers, an appraiser I know sent an email to the VA asking if VA was going to require appraisers to adhere to the ANSI Z765-2021 Measuring Standard as of April 1, 2022.

The appraiser received an ‘unofficial’ response back from a person within the VA connected to processing appraisals, which said:

“The short answer is, no.”

I love this. VA will not be pushed around, they have their own rules. I don't think they will get that access to data mine VA appraisal reports because whatever information they get could possibly compromise the safety of both active and retired service members and their families. In addition, some Veteran's homes have special features like safe/hidden/soundproof rooms for post traumatic stress from war.

 

[Tiffany Gibbons]

So don’t we wish we could buy stock for as many $25 guides they will sell? Shady! Should be free !

Find a high volume printer and scalp them for $20 in Vegas at the AI Conference? Blend in with the Lady Gaga ticket scalpers and the Uber/Lift hawkers.

 

[shrubberyvaluation]

I think Freddie and Fannie are trying to get all appraisers to seek other employment for the end game. A handyman guy yesterday asked me why I was not counting the ROOF overhang, because the ROOFER measured that. I just looked at him and said you think this 1 ft. area OUTSIDE THE BRICK WALL of the house is part of the heated square footage of the living area. He said "Oh".

Underwriters are saying if a lower level is even 1 foot below grade it should go in the "below grade" sf and room count. I can't wait to see all the listing agents digging out the landscaping a foot out just like the old FHA "clearance" rules on wood siding, if that is even still a thing.

That is what Fannie Mae wants for what is considered below grade. I wouldn't vary from the guidelines unless the level is similar in quality to the rest of the GLA, and I almost always vary from them when it has the main living areas on that level, (LR, DR, Kit) and those parts are fully above grade. Even if I don't vary from Fannie Mae guidelines I have those weird looking adjustments with an explanation of the market reaction being different between being one foot below grade and being completely below grade or half below grade (if that is the case which it tends to be).

 

[Tiffany Gibbons]

That is what Fannie Mae wants for what is considered below grade. I wouldn't vary from the guidelines unless the level is similar in quality to the rest of the GLA, and I almost always vary from them when it has the main living areas on that level, (LR, DR, Kit) and those parts are fully above grade. Even if I don't vary from Fannie Mae guidelines I have those weird looking adjustments with an explanation of the market reaction being different between being one foot below grade and being completely below grade or half below grade (if that is the case which it tends to be).

Yes, the similarity to the rest of the interior is key and fenestration is key. There is one appraiser that measures for the smarter agents in 4 of my counties. I always check his sketches and it is usually almost exactly like my sketch with the below grade classification. The agents that use the public records no matter how wrong just drive me nuts.

 

[Tiffany Gibbons]

Unless it is mandated for ALL appraisers, I doubt it gets past the state boards beyond that although measuring might become an EZ CE...

I'd hate to think I need to apply ANSI to a barn or poultry house considering they are 400'-600' long and 40'-66' wide...duh. All the company calculations relate to that metric, not 55.2' x 500.7' and would be a pointless waste of time.

And since assessors don't apply ANSI, and most Realtors use "Courthouse" as a SF source....well, again. What is the point? False accuracy? Is that a goal? Errors still remain. I just appraised a place where I also had another appraiser's sketch to look at. His SF? 3590. Mine? 3,615. The assessor? 3,904. I am not sure how they made that error but in a house, in this case, that had 25 different corners....??? It only takes a foot here, a foot there to err. And the difference in mine and the other appraiser (whom I knew and actually took classes under) was the difference in him using half foot and me rounding to a full foot. In any case it was inconsequential.

And are you really using ANSI or ASM?

ANSI vs. AMS, Two Measurement Standards - AppraisersBlogs

Many agents (and appraisers) claim to be using the ANSI ® measurement standard, when in fact they are using the American Measurement Standard®.

appraisersblogs.com

It's always something. The year I had flex ware houses. The mezzanine level was the big controversy. We were happy Fred's went bankrupt so that functionally obsolete 80 year old warehouse they appealed every year that dragged on, hopefully it was razed.

 

[chris gallo]

What is everyone doing about comparable properties with obvious 2nd floor open space either in the foyer or a two story family room? Are we to follow the GLA as stated on public record even though it is probably including that space or estimate the open space and subtract it. If we attempt to estimate this area and subtract it I am sure it will not match other appraisers estimates and will be stipped.

 

[shrubberyvaluation]

What is everyone doing about comparable properties with obvious 2nd floor open space either in the foyer or a two story family room? Are we to follow the GLA as stated on public record even though it is probably including that space or estimate the open space and subtract it. If we attempt to estimate this area and subtract it I am sure it will not match other appraisers estimates and will be stipped.

I have been estimating it and taking it out from comps when its included in their tax record square footage. I eye ball it and look at appraisals for similar homes I have measured in the same community or same builder to estimate. I explain what I did. I havent been stipped over it yet.