What constitutes a basement Is there a below grade SF threshold

[NJ Valuator]

I suppose you could possibly use it. But why? Just call it a finished basement or sub grade level or whatever and compare it to similar homes. In my area it is a bi level. No market difference if it is at grade, 4" below grade or 2 feet below grade They all have the split entry and they all look and function alike once you are inside.

This is how stupid people can get - I was also a contractor in my early years and now we are down to TWO Inches --This entire thread is BS or the OP is insane or just trying to create situations that do not happen in the real world. This makes me real angry as its just not what an appraiser would even know - How do I know if its 2 inches ? Its Total BS .

I already stated in the thread that this is rhetorical. Geez! Chill out and take a deep breath. Relax.

 

[djd09]

what's the problem. below grade = basement.

 

[Terrel L. Shields]

 

[shrubberyvaluation]

Not my problem! What you say! Well if I can't or don't have sufficient clean data then my only choice is to decline the assignment. Sorry! Stop trying to make me fix your screwed up system. OTOH Dublin ohio; Not all assignments will have this problem. Now if they can just get those stong minded Independent Reraltors to cooperate
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Having said that above. Remember this: Most of the homes out there are not eaten up with these kinds of problems. Everyone seems to be using the one-offs or weird properties to disparage the ansi standard.

I don't know of one house within a mile or two of me that would be a problem using the ansi! Not one!!! In that 1-2 mile circle there are well over a thousand SFR. I could even go two-mile circumference Now older sections of my city you will run into some issues.

That is all well and good if you only appraise in that 1-2 mile radius and only use comps from within the same radius. Adopting ANZI has been nothing new. I still won't put 0 GLA and 0 rooms for a 1 floor condo unit that is partially below grade.

 

[shrubberyvaluation]

will you still be following that way of thinking come April?

Yes

 

[Dublin ohio]

this is rhetorical

So the purpose of your post was....................

 

[Carnivore]

That is all well and good if you only appraise in that 1-2 mile radius and only use comps from within the same radius. Adopting ANZI has been nothing new. I still won't put 0 GLA and 0 rooms for a 1 floor condo unit that is partially below grade.

I can tell by your response that you did not give a lot of thought into what I said and why I said what I did. So just for you to hammer home my point. I will include all the SFR in my entire county of 230,000+ population. I last recall that we have about 250,000+ individual parcels(tax ID number) In this county and of all the residential uses the potential assignments where ANSI will cause some acrobatic twisting in your reporting is quite low. I am not the only appraiser in this county. I think we have around 15 that live in the county. Throw in the Charlotte Appraisers who complete work in my county Gaston and the odds of getting one of these weird or non-conventional floor plans is now even lower. That was my point.

"I still won't put 'O' rooms for a 1 floor Condo Unit that is partially below grade". Ya, OK you just do that, but it's not a complete answer. I can't recall what the CODE entry is but this might be a way to deal with it.

I have to say one more thing to you and maybe some others. If you're using the FNMA/Freddie Mac Report Format Series for a Lender Client, you must by default
(SOW) assume that the report will eventually end up at one of the GSE's. This means you have to use ANSI Z765-2021. You do not have a choice. So suck it up Butter Cup or exit stage left and quit or only complete work for non-conventional clients.

 

[residentialguy]

I have to say one more thing to you and maybe some others. If you're using the FNMA/Freddie Mac Report Format Series for a Lender Client, you must by default
(SOW) assume that the report will eventually end up at one of the GSE's. This means you have to use ANSI Z765-2021. You do not have a choice. So suck it up Butter Cup or exit stage left and quit or only complete work for non-conventional clients.

Wrong! FNMA allows for departure from strict ANSI when comparison gets skewed. GXX001 -

 

[Carnivore]

Wrong! FNMA allows for departure from strict ANSI when comparison gets skewed. GXX001 -

You apparently did not read my post above or chose to ignore part of it

Here is what you ignored: The other Guy: ""I still won't put 'O' rooms for a 1 floor Condo Unit that is partially below grade". ME: "Ya, OK you just do that, but it's not a complete answer. I can't recall what the CODE entry is but this might be a way to deal with it."

I am aware of the exception in the grand scheme across the nation I don't think it will be used much...I know that won't happen much in my area ...California yep I can see that happening

 

[residentialguy]

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