UAD Condition Ratings

[Nancy Heiss]

Am I completely wrong, or is possible and acceptable to apply adjustments within the same condition rating? I understand that it's an overall rating, however it simply makes no sense to me that all C3's are going to be the same quality. For instance, if I've got a subject that is well maintained, has all new expensive hardwood flooring and all bathrooms have been upgraded, that (to me) is a C3. If a comp is well maintained, has wood laminate flooring and 1 upgraded bath, that's still a C3 (to me). But it's not as high quality as the subject. Wouldn't it stand to reason that an adjustment would be made? Is there some specific language that explains this to an U/W? I've attempted to do just that, but they don't like my wording (something to the effect of 'condition is same rating, however improvements are superior/inferior to subject'....

????

 

[residentialguy]

Am I completely wrong, or is possible and acceptable to apply adjustments within the same condition rating?

No, you are not wrong. The condition and quality ratings are a range and you can apply adjustments within the same rating.

SUGGESTION:

Here is a blurb that I put in at the end of explaining the adjustments for the variances.

For Condition:

Note: UAD required quality ratings include a range. (see glossary at end of comments section for UAD definition of quality ratings) A comp may be within the same quality rated range, yet variances of quality within that rating require adjustment. "

For QUALITY:

Note: UAD required condition ratings include a range. (see glossary at end of comments section for UAD definition of condition ratings) A comp may be within the same condition rated range, yet variances of quality within that rating require adjustment.



(I wrote these quickly and will probably tweak them to make more sense...feel free to suggest a superior way to say it. )

 

[Calvin the Airedale]

Am I completely wrong, or is possible and acceptable to apply adjustments within the same condition rating? I understand that it's an overall rating, however it simply makes no sense to me that all C3's are going to be the same quality. For instance, if I've got a subject that is well maintained, has all new expensive hardwood flooring and all bathrooms have been upgraded, that (to me) is a C3. If a comp is well maintained, has wood laminate flooring and 1 upgraded bath, that's still a C3 (to me). But it's not as high quality as the subject. Wouldn't it stand to reason that an adjustment would be made? Is there some specific language that explains this to an U/W? I've attempted to do just that, but they don't like my wording (something to the effect of 'condition is same rating, however improvements are superior/inferior to subject'....

????

You have two choices. Make the adjustment for the condition rating, which is perfectly acceptable, and explain the hell out of it; or, make an adjustment for decorating or something similar on one of the bottom open categories (bottom of the grid) and explain the hell out of it.

Either way, you should be explaining what the adjustment corrects in comparison to the subject and on what basis you've determined the amount of the adjustment (just as is your obligation for any adjustment).

 

[The Bob]

Just make it C3.5

 

[LordofTexas]

Just make it C3.5

Messed my britches on that one.

 

[normando]

I have the same problem with the reviewers. I don't think the reviewers know much about UAD. I explained the reasons for the condition adjustments in the comment section but they still don't get it since it's all C3. I don't think they read the comments.

 

[Theresa2484]

I don't think they read the comments.

Oh no, that can't be! I don't believe it.

 

[Vermonter]

Am I completely wrong, or is possible and acceptable to apply adjustments within the same condition rating? I understand that it's an overall rating, however it simply makes no sense to me that all C3's are going to be the same quality. For instance, if I've got a subject that is well maintained, has all new expensive hardwood flooring and all bathrooms have been upgraded, that (to me) is a C3. If a comp is well maintained, has wood laminate flooring and 1 upgraded bath, that's still a C3 (to me). But it's not as high quality as the subject. Wouldn't it stand to reason that an adjustment would be made? Is there some specific language that explains this to an U/W? I've attempted to do just that, but they don't like my wording (something to the effect of 'condition is same rating, however improvements are superior/inferior to subject'....

????

While I understand what you're saying about the vague rating system, the difference between the bold is quality of construction, not condition.

 

[normando]

Then again you have similar quality overall but some updates do not make the whole quality of the house change. Before UAD, I did not have this problem. It's the way the system is set up in choosing that confuses the reader thinking there can be no variance.

 

[NORTON]

Then again you have similar quality overall but some updates do not make the whole quality of the house change. Before UAD, I did not have this problem. It's the way the system of choosing that confuse the reader thinking there can be no variance.

I agree