Using The Assessor Sketch Instead

[Have Laser-Will Travel]

In my area, the assessor uploads Apex sketches of floor plans online. The homes here were nearly all built since 2000 and the sketches are very reliable. I'm considering just inserting the assessor pdf into my reports instead of re-sketching and stating that the measurements were confirmed on-site. Is anyone doing this?

 

[bnmappraisal]

Check with your client if they will accept that

All my lending assignments require an original sketch as part of their assignment conditions. I add the assessor's sketch as well, which helps indicate any difference in GLA between my measurements vs County

Non lending assignments (private work) I discuss it with the client as to what they would like to see in the report. I still measure the property (99% of the time) and usually do the same as lending (original sketch and County sketch) but again that's on a case by case basis

 

[Gobears81]

Check with your client if they will accept that

All my lending assignments require an original sketch as part of their assignment conditions. I add the assessor's sketch as well, which helps indicate any difference in GLA between my measurements vs County

Non lending assignments (private work) I discuss it with the client as to what they would like to see in the report. I still measure the property (99% of the time) and usually do the same as lending (original sketch and County sketch) but again that's on a case by case basis

This is a good way to do it. As much as we try, we make mistakes on measurements, but the assessor makes mistakes too, so having it as a check is always sound. I remember an appraiser that hated to measure and she mostly used the assessor's PRCs. One time, it didn't appear that the assessor had a good building sketch and I had a copy of said appraisal that she previously did. My building area was quite a bit smaller and I couldn't figure out why. Then I tried measuring the roof line from the GIS and it turns out that she had obviously done that, as that measurement came out exactly to where her GBA was. Problem was that there was a 4-foot overhang on all four sides.
Appraisals for ad valorem commonly give quite a bit of weight to the assessor's sketch. With that said, there are times that the assessment is off due to measurement discrepancies, not getting all of the new additions on the sketch, etc. I remember looking at the assessor's PRC on one which listed a GBA of 30,000 SF, but I measured it at 20,000 SF. The discrepancy was a 10,000-square foot central courtyard. Naturally, that property was over-assessed.

 

[bnmappraisal]

I'm considering just inserting the assessor pdf into my reports instead of re-sketching and stating that the measurements were confirmed on-site.

I see no issue with this (generally speaking) as long as you and your client have the agreement of this as part of your SOW.

Again, my clients (for lending) do require an original sketch, but if yours don't, I don't see any reason why you couldn't just include the County's sketch. Especially since it sounds like the properties you're talking about are newer, tract type housing and the comps would be basically the same model/GLA or very similar.

 

[Renee Healion]

Some clients have specific language that the sketch be prepared by you, digital, with your calculations shown. So they would kick a copy of even a good drawing back if you used only that.

 

[Michigan CG]

If you are doing work intended for FNMA that would be a big no-no. In the appraisal report you must show the calculations on how you derived that GLA.

I have a few assessors that are almost always correct but everyone once in a while it is wrong. Three minutes of doing your own sketch is worth it should someday you have to defend a report involved in a buy-back; using the assessor records in that report, should they be wrong would sink your ship.

The original post it mentions relatively new construction. I have seen many newer construction sketches that are off as what is submitted to the assessor (building plans) is often different from what was actually built. For new construction many assessors use what was submitted to the building department which does not include the wife having the builder bump out that master bedroom wall a couple feet to accommodate her huge master bath.

 

[Bob Ipock]

In my area, the assessor uploads Apex sketches of floor plans online. The homes here were nearly all built since 2000 and the sketches are very reliable. I'm considering just inserting the assessor pdf into my reports instead of re-sketching and stating that the measurements were confirmed on-site. Is anyone doing this?

Not just no...but never. I learn a bunch walking around a house and measuring. That is just part of the job.

 

[Tom Woolford]

What happens when the other person who measured had a bad day and fudged the sketch. You're taking responsibility for his work. If my name goes on it, I do the work. I can barely walk these days but with a helper, I still measure the house. When I can't, I'm done. If you have no mobility issue, not measuring is just unacceptable. In my opinion. Your mileage may vary.

 

[gregb]

Commercial appraisals often have the broker's GBA and sketch. No big deal that the appraiser did not measure improvements, its disclosed by the appraiser what the GBA is based on.

 

[Deleted member 130081]

I think if an appraiser is doing an on-site inspection, they should provide their own sketch. We often have assessor sketches available and sometimes I will bring it with me and use it as my own, but I measure and make corrections. If I do an assignment where I rely on the assessor sketch, I will generally try to verify the reasonableness of the measurements using the GIS/MLS etc. I can't think of why using the assessor sketch is wrong for appraisal purposes, but maybe there is a copyright thing or certainly you would not want to claim it was your own.