What condition rating

[J Grant]

They should test appraisers every two years to maintain a license and skip the stupid continuing education. Let people take electives and accumulate credits.

But a test to see if the appraisers are able to understand concepts and apply them is needed, such as photos and what condition rating or quality rating applies. How to handle an assignment with surplus vs excess land. Just some simple but very fundamental stuff.

 

[J Grant]

That kitchen is 20-25 years old.

The floor is the most dated aspect. small white tile with black grout lines -and kind of worn looking. But it is functional and no tiles appear chipped or damaged.

The cabinets and countertops, though older, are acceptable wrt style, and the cabinets look like quality wood, and the corain was an upgrade - they are so well maintained they seem close to 15 years old. Were the appliances replaced at some point?

 

[Joe Flacco]

Read the definitions ( Again), not the examples. It looks like some or all of the stainless steel appliances the kitchen are not original but of course that is a guess. Teh cabinets and counters are a bit dated but look like good quality for what they are - real wood not particle board with a thin veneer, well maintained corian counters not cheap formica.

When would it become a C 4? When it shows deferred maintenance, Chipped or peeling cabinets, stained and scratched countertops, some appliances perhaps not working or they are near the end of their economic life, poorly maintained

Of course the appliances are not original. It's obvious that it is a pre 90's house based on the size and layout of the kitchen. Formica countertops are Q5 countertops.

If the appliances are not working or near the end of the end of their economic life, then that would be indicative of C5.

You need to read the definitions. Read it slow and a few times.

Not too long ago maybe even like five years ago this kitchen would have fallen in the remodeled or updated category but now today it probably falls in the dated category.

 

[Tom D]

I agree with da j.grant. Now grant, we are all experts in the cost approach and da depreciation and da effective ages, aren't we.

Any test given to this group would be 50/50 pass/fail. Just like the 50/50 replies to every thread here.

Probable many of yous haven't been around long enough to remember what semi modern meant. I miss those metal cabinets and porcelan sink tops.
.

 

[J Grant]

I agree with da j.grant. Now grant, we are all experts in the cost approach and da depreciation and da effective ages, aren't we.

Any test given to this group would be 50/50 pass/fail. Just like the 50/50 replies to every thread here.

Probable many of yous haven't been around long enough to remember what semi modern meant. I miss those metal cabinets and porcelan sink tops.
.

Not a theoretical test wrt depreciation and cost approach, which is academic, but a real world application test - show a bunch of photos of various properties like this to an appraiser and have them mark it for condition, and quality.
Anyone can make a few questionable calls, but if an appraiser gets it wrong on a large number,....send them for remedial education and test again, and if they fail again, drop them. Most appraisers are competent but if X are not competent at such a fundamental task that is more important to the field than being able to rote memorize and pass continuing education.

 

[Terrel L. Shields]

They are kind of like shaker cabinets but with oversized rail and stiles on the doors. I haven't seen any new kitchens with cabinets like that and reddish in color with corian countertops. The way they have that little island in the breakfast area is strange too.

styles differ by area.


These are all 2023 or 2024 builds - one might be 2022. The soup de jour similarity is the floors. We've gone from tile floors to fake wood or laminate wood floors throughout the houses. Color varies, and you can bet the black ones (real popular about 1996) will quickly be refinished in something non-black, that you can bet on. But wood grain or painted, this variation is typical and has been for 30 years of my career.Dark stain, light stain, painted... tells me nothing about the age. "Black" comes and goes and is a fad. Floors? A lot more faux wood or laminate and less tile, but tile is still popular and I know one builder who uses it exclusively unless the buyer buys before the floor is finished.

 

[Joe Flacco]

The question really comes down to if a kitchen renovated 25 years ago is today a renovated kitchen or if it is now dated but functional.

 

[Joe Flacco]

styles differ by area.

View attachment 101487View attachment 101488
View attachment 101489View attachment 101490View attachment 101491View attachment 101492These are allView attachment 101493 2023 or 2024 builds - one might be 2022. The soup de jour similarity is the floors. We've gone from tile floors to fake wood or laminate wood floors throughout the houses. Color varies, and you can bet the black ones (real popular about 1996) will quickly be refinished in something non-black, that you can bet on. But wood grain or painted, this variation is typical and has been for 30 years of my career.Dark stain, light stain, painted... tells me nothing about the age. "Black" comes and goes and is a fad. Floors? A lot more faux wood or laminate and less tile, but tile is still popular and I know one builder who uses it exclusively unless the buyer buys before the floor is finished.

There is no way that the second photo is a new kitchen. They either DIYd the cabinets or got it for free from a 50's house that was razed.

You guys don't like handles on the cabinets and drawers in Arkansas?

It it varies by region then that would mean that the ratings probably also vary based on region.

 

[glenn walker]

Of course the appliances are not original. It's obvious that it is a pre 90's house based on the size and layout of the kitchen. Formica countertops are Q5 countertops.

If the appliances are not working or near the end of the end of their economic life, then that would be indicative of C5.

You need to read the definitions. Read it slow and a few times.

Not too long ago maybe even like five years ago this kitchen would have fallen in the remodeled or updated category but now today it probably falls in the dated category.

Appliances are not structural.

 

[Joe Flacco]

I used to rate kitchens like that C3 but leaning more towards C4 these days. Upper end of the C4 range.