USPAP violations? neighborhood boundaries

[hastalavista]

Everyone involved would have to be in 100% agreement on the definition of: "A group of complementary land uses"

Everyone involved would have to be in 100% agreement on the definition of: "a congruous grouping of inhabitants"

Everyone involved would have to be in 100% agreement on the definition of: "buildings"

Everyone involved would have to be in 100% agreement on the definition of: "business enterprises"

Everyone involved would have to be in 100% agreement on the definition of: "boundaries"

Everyone involved would have to be in 100% agreement on the definition of: "competitive market"

Everyone involved would have to be in 100% agreement on the definition of: "similar properties"

Etc. Etc... On and On... Good luck with that.

So you find difficulty with definitions that use words like "buildings"?

Ok, I got it. Thanks for wishing me good luck. :new_smile-l:

 

[Americanapps]

Commercial Buildings, Old buildings, New buildings, temporary buildings, houses, condos, treehouses, hangars, tents, stadiums, hurricane shelters, doghouses, clubhouses, churches, mobile homes, outhouses, birdhouses, sheds, shops, carwashes, toll booths, condemned buildings, unfinished buildings, circus tents, revival tents, barns, well houses...

Etc. Etc... On and On... Good luck with that.

Especially if more than one of the above are in the same "neighborhood"... Oh oh, there goes the whole congruous thing. Dang.

 

[hastalavista]

Commercial Buildings, Old buildings, New buildings, temporary buildings, houses, condos, treehouses, hangars, tents, stadiums, hurricane shelters, doghouses, clubhouses, churches, mobile homes, outhouses, birdhouses, sheds, shops, carwashes, toll booths, condemned buildings, unfinished buildings, circus tents, revival tents, barns, well houses...

(my bold)

I must admit you have me beat.
It would never dawn on me that I would have to consider some of the items you consider (bolded in the quote). :new_smile-l:

 

[Americanapps]

Long sentence, makes it funner to read. I Left out grocery stores, BBQ joints, and Filipino massage parlors...

 

[DMZwerg]

Commercial Buildings, Old buildings, New buildings, temporary buildings, houses, condos, treehouses, hangars, tents, stadiums, hurricane shelters, doghouses, clubhouses, churches, mobile homes, outhouses, birdhouses, sheds, shops, carwashes, toll booths, condemned buildings, unfinished buildings, circus tents, revival tents, barns, well houses...

OK, I bolded the ones I have never heard of being turned into permanent residential structures ... (lumping all the different "tents" into one group BTW)

 

[Mike Garrett RAA]

Youse guys are all nuts! Someone says black so then you say what shade of black! Geeeze.

The issue is...

Is the appraisal report misleading by failure to properly identify the neighborhood boundaries.

A side issue has been identified...

Is cloning a report a good idea?

IN MY MARKET, most neighborhood are fairly easy to identify. A good map addendum often is better than reciting some street names.

In my templates the sections for neighborhood boundaries and neighborhood description is left blank so that I must consider each for every appraisal report. One of the problems could be "consistency". Does the appraiser consistently identify the neighborhood for each appraisal report within that neighborhood? For that reason, it might be a good idea to develop a neighborhood data base within your software. In that way, you could select the neighborhood and auto-populate the fields thus insuring your reports would be consistent. That is very different from cloning.

From a personal perspective, I dislike cloning as it is too easy to miss something that needs to be different or changed. I don't recommend cloning in most cases. Some exceptions might be appraising a whole series of properties within the same neighborhood and using the same comparables. Even then, caution should be exercised as it is easy to miss something.

I might also suggest if you are asked to submit a work file to your state board you admit nothing. Ask for the request in writing. Notify your E & O company and follow their recommendations. Submit the work file. In my state, the appraiser typically doesn't appear before the board to plead his/her case. If you are charged with a violation the first thing you should do is to seek legal counsel.

 

[Joyce Potts]

You mean you're not one of those appraisers who boilerplates the neighborhood description?

 

[Mike Garrett RAA]

One other problem IN MY MARKET is those boundaries keep changing with the addition of new streets and road. Just did one yesterday in a new subdivision...street wasn't in any map book or on my GPS. Actually, a nice problem to have...community still growing.

 

[DMZwerg]

Youse guys are all nuts! Someone says black so then you say what shade of black! Geeeze.

Yep. guilty as charged.
Then again I do have a degree in mathematics ... I mean, have you ever met a truly sane mathematician?

The issue is...

Is the appraisal report misleading by failure to properly identify the neighborhood boundaries.

A side issue has been identified...

Is cloning a report a good idea?

IN MY MARKET, most neighborhood are fairly easy to identify. A good map addendum often is better than reciting some street names.

In my templates the sections for neighborhood boundaries and neighborhood description is left blank so that I must consider each for every appraisal report.

Templates and merging/cloning the template makes sense, but given that some software appears to have a strange "memory" at times for certain things I don't see cloning as all that prudent.
My template & hot keys also have blank details so I agree with you there too.

 

[Vermonter]

never clone... never clone... never CLONE! Your software has the ability to set up templates for a reason!

Agreed. Cloned a report ONE time and it took longer to correct everything than if I used my template and I still caught mistakes right before sending. Never again.