UAD & synthetic stucco

[residentialguy]

Thank GOD we don't have much of that stuff out here. Is it a kind of surface coating that is sprayed on over the wood, rafters, walls, etc? If so I've seen it once. Is it an asbestos concern? Just wondering, since now that I've read this thread there I will most likely be appraising one next week!

Here

http://www.atlantarealestateinfo.com/eifs-stucco/

 

[residentialguy]

Actually, I told you it was market driven via PM.

The point I'm trying to get across to you has nothing to do with this specific issue. My point is, when people like yourself read something that goes against your conventional wisdom, your natural response is to question my licensure, and by the default the NCAB and SCAB. It never even occurred to you to ask me the logic behind my question or god forbid googling it. It's a big turn off. I'm sure you will feel the need to get the last word, but the issue is closed for me and would much rather let it go at this point.

Again, I'm not going to lay down while you try to demonize me. After my 3rd post you PM'd me with "Thanks for reminding me why I rarely post here". I think you better go back and read them again. Completely uncalled for. It was obvious that I was just trying to get a grasp of what you were trying to say, because it made no sense. So get off your poor me and the big bad CR meanie song and dance.

I dunno...this might have been a cue for you to explain yourself, doncha think?

Why would I have to justify my Quality rating by one factor in a courtroom? This whole thing makes no sense. Why are you asking this?

 

[Ca Ar Independent]

Here

http://www.atlantarealestateinfo.com/eifs-stucco/

Many thanks.

 

[Jo Ann Meyer Stratton]

Actually every house with stucco that has been built in the past 50 years that you have seen in CA probably had synthetic stucco. That is how long it has been around Arizona. Due to the dry climate here in the southwest it hasn't become the big problem like it has in the east with their more moist weather. I have seen a few with problems because at times the builder hasn't sealed the bottom of the wall properly. Then they turn a lawn sprinkler on so that it is hitting the wall for long lengths of time. If that sprinkler water starts to get in behind the stucco the wall starts bulging out because of the moisture in the wood framing. Occasionally you can see the fine plastic hairs sticking out of the stucco with sunlight is behind a corner. So far in the southwestern states there hasn't been any major issues with synthetic stucco. And nobody gives it a second thought or worry. But if a reviewer or underwriter is from the east coast they do get all worried about it because of what has happened in that part of the country.

 

[Bearslide]

I think Chad asks a valid question and offers an interesting topic, so I'll add my two cents here. I have no reason to doubt Chad and USPAP's stance on this product - I remember when it hit the fan about this stuff and a lot of the problems were in NC.

It was a matter of installation - not quality of the product. Proper installation is of paramount importance with this product and I think a lot of builders didn't quite get that.

As it is readily proven that there is a negative reaction and price reduction - in THAT market - but everything else says Q3, why not rate it as Q3 but give it an adjustment in the quality line based on the difference proven by the market? And of course, explain the adjustment in comments. You could also use your market data, if the subject has this product, to extract your exposure time/marketing time.

I do it that way here when it's vinyl versus brick, all other factors being the same and if the market recognizes that difference. Have not had any issues doing it that way, no stips, no problems with the dreaded portal.

 

[Chad Blackley]

Chad, I suggest your quandry re Quality is merely the tip of a potentially much larger huge Functional Obsolescence and/or Liability Iceberg:

Scroll down past the 4 blue links to midway on the first page to the "ABSTRACT" Summary

and then to Full Text below the heading:

Name: Appraisal Journal Publisher: The Appraisal Institute Audience: Trade Format: Magazine/Journal Subject: Business; Real estate industry Copyright: COPYRIGHT 1999 The Appraisal Institute ISSN: 0003-7087
Issue:
Date: Jan, 1999 Source Volume: 67 Source Issue: 1

http://www.freepatentsonline.com/article/Appraisal-Journal/54010772.html

Great article on SS, thanks for sharing.

You have a localized stigma associated with EIFS due to past, widespread, improper installation techniques. This stigma is not present in all parts of the county. I don't think stigma is something you would address in the Q ratings.

You are right, that's it. The only thing I would add is that when it comes to SS, stigma and actual quality are minced concepts that prop themselves up on each other. Bit of a self fulfilling prophecy. I'm thinking I'll go with a Q3 quality rating, an extraordinary assumption that the SS is good, a bunch of CYA, and a stigma line item adjustment.

Thanks guys

 

[residentialguy]

You are right, that's it. The only thing I would add is that when it comes to SS, stigma and actual quality are minced concepts that prop themselves up on each other. Bit of a self fulfilling prophecy. I'm thinking I'll go with a Q3 quality rating, an extraordinary assumption that the SS is good, a bunch of CYA, and a stigma line item adjustment.

Sounds like a good plan. Sorry for the mix-up

 

[Michigander]

I had no idea ss was used in cold climates.


EFI and Drivit were serious problems here some resulting in total tear downs of damaged homes.

We have it in Michigan and there has been problems at times, although it doesn't sound as bad as NC. We have problems with LP siding but that hasn't resulted in tearing down of a house that i am aware of.

It is important for folks to remember locational differences even with issues such as EIFS as some areas accept it better than others.

 

[Bearslide]

It is important for folks to remember locational differences even with issues such as EIFS as some areas accept it better than others.

Exactly right. What may be an issue in one area is not in another. By the time it was being used in any quantity here, the news about the drawbacks of improper installation were well known and the builders here were either hiring certified installers or sending their own guys to be certified.

But still an interesting thread because it may apply to other quality rating issues.

 

[residentialguy]

Keep in mind that giving an adjustment to quality does not mean it affects the overall quality rating. A Q2 home with a siding being the only variance would not take away the fact that the house is still a high end house where the workmanship, materials, and finishes, throughout the dwelling are generally of high or very high quality. You would just adjust it for the contributory value of that siding quality variance. But...if the quality is near the threshold between Q2 and Q3, then the siding variance may drop the rating to a home with upgraded from “stock” standards.