The word "Average" in the improvements section - possible bias?

[djd09]

average is too subjective...and church is too descriptive...the word police will never stop with their woke jokes

 

[Dale Floyd]

No - I am not. I have given you real examples of what I see in reports.

In a brand new house in a subdivision of new houses, should the carpet be reported as being in average condition or not? Whatever you think, about half the appraisers disagree with you

You keep saying we all know what that word means. The problem is that you know what it means to YOU, but that does not mean that it also means the same thing to everyone. So, include an explanation in your report. Its really not that difficult. So, I think you are the one arguing just to argue

You were the one who started arguing, not me. I’m surprised you are so astounded at the condition ratings out there. You took many of the same classes as I did in 1990 and 1991. You know where that started and it’s nothing to do with me.

When you and I were in those initial classes, we were often told the condition we were reporting should be based upon the subject in comparison to others of similar “effective age.”. If you graded your 25 year old subject as being a house that was effectively 15 years old, were the components average, above average, or below average of that same effective age? “Effective Age” was the one thing that came up more than USPAP.

If a home was newly built, and the walls were drywall and had been prepped, sanded, and finished, they would be considered in average condition with respect to all houses that were also newly built at that time. Above or below would require an explanation and probably an adjustment on the grid. Many used inferior, equal, or superior in the grid itself back then too, because the sales were being compared to the subject. As I recall, Murdough also preached that philosophy and he was among our first slate appointed to the TN Appraiser Commission.

Many of those students had trainees. Many of those trainees excelled and also reproduced. And yes, we all know things have changed since then, but don’t act surprised that it continues to show up. I know you remember that.

I still say Average is understood by most. Somebody asks: “Are you doing well?” Answer: “Yeah about average.” Do we need to explain what that means?

 

[RCA]

You were the one who started arguing, not me. I’m surprised you are so astounded at the condition ratings out there. You took many of the same classes as I did in 1990 and 1991. You know where that started and it’s nothing to do with me.

When you and I were in those initial classes, we were often told the condition we were reporting should be based upon the subject in comparison to others of similar “effective age.”. If you graded your 25 year old subject as being a house that was effectively 15 years old, were the components average, above average, or below average of that same effective age? “Effective Age” was the one thing that came up more than USPAP.

If a home was newly built, and the walls were drywall and had been prepped, sanded, and finished, they would be considered in average condition with respect to all houses that were also newly built at that time. Above or below would require an explanation and probably an adjustment on the grid. Many used inferior, equal, or superior in the grid itself back then too, because the sales were being compared to the subject. As I recall, Murdough also preached that philosophy and he was among our first slate appointed to the TN Appraiser Commission.

Many of those students had trainees. Many of those trainees excelled and also reproduced. And yes, we all know things have changed since then, but don’t act surprised that it continues to show up. I know you remember that.

I still say Average is understood by most. Somebody asks: “Are you doing well?” Answer: “Yeah about average.” Do we need to explain what that means?

Then, they decided to make the definition of "Average" - "absolute," i.e., not relative. It was never good enough, but then they made it worse. The decision was approved by some AI Course Instructor gal who recently passed away and is praised like some "pioneer." It was a dumb decision. And actually, when I discussed it with her, she appeared to know it. She was pressured by someone.

They should have made both condition and quality relative to the market area, and 0.00-100.00% - from the beginning --- but there isn't a single appraiser in the US in a decision-making position, - with the intelligence and guts to insist that. I've explained the logic behind this elsewhere.

But, she could afford to purchase a nice Ram 2500. Have to admire her for that.

 

[Artemis Fowl]

You keep saying we all know what that word means. The problem is that you know what it means to YOU, but that does not mean that it also means the same thing to everyone. So, include a explanation in your report. Its really not that difficult. So, I think you are the one arguing just to argue

Right!? I mean it's not like there's any hint in the fact we need 13 pages to explain it.
This is not woke fascism...it's just a crappy word that was never very good at what it was used for.

 

[Zoe]

My kids grade cards always contained a scale explaining the grades. e.g. A=93-100, B=92-85, etc.
And, no, I would not have been certain what the grades meant without that scale. I could guess, but I would not know, Some might think an A was 90-100 rather than 93-100, since 90-100 was used as for so long.

The problem with "average" as used in appraisal reports is that appraisers do not use it in the same way. Some use an absolute rating and some rate based on what is "typical for the area." That is why we see brand new homes with the carpet, walls, etc, rated as "Average" because the appraiser claims it is "average" for the area.

All I am suggesting is including your "scale" so readers know how you are grading

Read definitions of C3 and C4 or Q3 or Q4.

The same thing you explain applies to both definitions between C3 and C4 or Q3 and Q4. Average is terrible term?

Fair enough. Who wrote definitions of condition ratings and quality ratings?

I'll go deeper. You invited it. Can you always tell difference between C3 and C4? What about Q4, Q3 and Q2?

 

[Zoe]

I know Sir. I respect your position very much. I can be nasty as Trump called Harris.

I am nasty bum and proud of it.

I have saved Americans many heartaches. Not as many as would like but many heartaches.

 

[Zoe]

 

[Zoe]

Cookie cutterville is nice but it don't give the gratification when I work complex assignments. They understand when I am done how I arrived at their property market value.

If they don't............. It is easy to revise and make them understand.

In Tennessee, the cookie cutters are slim to none. Your lucky if you get one. At least in Memphis area. I don't know that much about single family in Nashville or Knoxville. I know a little. Not much.

I have worked multi family in Nashville and have family in Knoxville, but I don't know the single family market in those areas much.

I know Memphis MSA very well. I don't need google maps in many locations. I use it sometimes to optimize my route on single family.

It is hard to get me lost in Shelby County, TN. Similar in Tipton County and Lauderdale County. Fayette County too.

Most areas are complex. I have heard same in extreme east TN and many areas in TN in between west TN and east TN. Very complex.

 

[djd09]

the woke jokes think boys are girls and girls are boys..and cant understand average

 

[Zoe]

Based on what little I know, I would say cookie cutter on single family would be more available in Nashville city limits or adjoining suburb than anywhere in Tennessee.