Appendix D section 5 - COMPREHENSIVE VALUATION PACKAGE PROTOCOL
Section 5 - Description of Improvements This section describes the subject improvements. Enter factual information on each of the lines provided and report the conclusions. Consider all aspects of the physical description and reconcile them in the estimate of market value. General Description | | Field | Protocol | | Number of Units | Enter the number of units being valued. The URAR is designed for 1 to 4 units. Otherwise, use the multi-family form. | | Number of Stories | Enter the number of stories above grade, including half stories. Do not include the basement. | | Type (Detached/Attached) | Fill in the Type, "Det" (Detached), "Att" (Attached), "S/D" (Semi-Detached) or "R" (Row). | | Design (Style) | Enter a brief description of the house design style using historical or contemporary fashion. For example: Cape Cod , bi-level, split level, split foyer, town house, etc. Do not use builder's model name. Avoid generic descriptions such as Traditional or Conventional. | | Existing / Proposed | Enter "E" (existing), "P" (proposed) or "UC" (under construction). A "P" or "UC" requires plans and specifications for the appraiser to review. If Rehabilitation, enter "REHAB" instead of "E” or "P”. | | Age (Years) | Enter the actual age, date of completion of the construction. Construction records may be helpful if available. If the property is less than two years old, include both the month and year completed. If it is over two years old, insert the completed year only. | | Effective Age (Years) | Enter the effective age of the site. A range is acceptable. The effective age reflects the condition of the property relative to similar competitive properties. The effective age may be greater than, less than or equal to the actual age. Note any significant difference between the actual and effective ages and explain in the Comments section. |
Exterior Description The appraiser must address all visible deficiencies. Deferred maintenance and physical obsolescence must be considered in the valuation process. | Field | Protocol | | Foundation | Specify the type of material used for the foundation: poured concrete, concrete block, wood, etc. | | Exterior Walls | Enter the type of construction material: aluminum, wood siding, brick veneer, porcelain, log, stucco, etc. If a combination of materials, show the predominant portion first. | | Roof Surface | Enter material type used for roof surface: composition, wood, slate, tile, etc. | | Gutters and Downspouts | Enter type: galvanized, aluminum, wood or plastic. If partial, state the site. | | Window Type | Describe the type: double-hung, casement or siding. Also, identify the window frame material: wood, aluminum, steel, vinyl, etc. | | Storm/Screens | State if there are storm screens or not. Enter "YES", "NO" or "PARTIAL". | | Manufactured House | Enter manufactured home (MH) or modular (MOD), or answer "NO" if neither. A manufactured mobile home must have the seal that signifies compliance with the Federal Manufactured Home Construction and Safety Standards. |
Foundation The appraiser must address all visible deficiencies and may require a recommendation for an inspection. Consider deferred maintenance and physical obsolescence in the valuation process. This statement links to the VC report, the valuation and the need for a full inspection. | Field | Protocol | | Slab | Enter "YES" or "NO". Indicate its percentage of total foundation. | | Crawl Space | Enter "YES" or "NO". If partial, include percentage of floor area. Indicate its percentage of total foundation. | | Basement | Enter "Full", "Partial" or "None". Indicate its percentage of total foundation. | | Sump Pump | Enter "YES" or "NO". | | Dampness | Enter "YES" or "NO". If damp, make requirement for correction in the VC segment. | | Settlement | Enter "YES" or "NO". Provide a detailed explanation and check for cracks. | | Infestation | Enter "YES" or "NONE APPARENT". Look for evidence of any type of insects and related damage. If there is any, require insect infestation inspection in the VC segment. |
Basement The appraiser is required to inspect the basement. Address all visible deficiencies which may require a recommendation for an inspection. Consider deferred maintenance and physical obsolescence in the valuation process. This statement links to the VC report, the valuation and the need for a full inspection. | Field | Protocol | | Area Sq. Feet | Enter square feet of basement area. | | % Finished | Enter the percentage of basement square footage (figure above) that is finished. This is a percentage of total basement area that is finished, not a percentage of the ground floor area. | | Ceiling | Enter material type: drywall, lath and plaster or Celotex ceiling panels. | | Walls | Enter material type: drywall, wood panel or cinder block. | | Floor | Enter floor type: asphalt, tile or concrete. Comment if any part is earth. | | Outside Entry | Enter "YES" or "NO". If "YES", use blank line below to describe what type of entry exists. |
Insulation If access is available, the appraiser must inspect the following components and note the observations. Note all irregularities in the type or presence of insulation in the Comments section. | Field | Protocol | | Roof | Make every effort to determine if insulation is present and the type. Enter R-factor or show depth and site. If the type cannot be determined, enter "Unknown". Do not guess. Comment whether the insulation is (G)ood, (A)verage, (F)air, (P)oor or (U)ndetermined. | | Ceiling | Make every effort to determine the type. Enter R-factor or show depth and site. If the type cannot be determined, enter "Unknown". Do not guess. Comment whether the insulation is (G)ood, (A)verage, (F)air, (P)oor or (U)ndetermined. | | Walls | Make every effort to determine the type. Enter R-factor or show depth and site. If the type cannot be determined, enter "Unknown". Do not guess. Comment whether the insulation is (G)ood, (A)verage, (F)air, (P)oor or (U)ndetermined. | | Floor | Make every effort to determine the type. Enter R-factor or show depth and site. If the type cannot be determined, enter "Unknown". Do not guess. Comment whether the insulation is (G)ood, (A)verage, (F)air, (P)oor or (U)ndetermined. | | None | Check this line if there is no insulation anywhere in the house. | | Unknown | Check this line if unable to determine the presence of insulation. |
Room List (General Information) | Field | Protocol | | Room Grid | Enter the appropriate square footage for each designated room area. |
Comments about room design and count should reflect local custom. A dining area built as an L-shape off the kitchen may or may not be considered a room depending on the size. To determine whether one or two rooms should be counted, hypothetically insert a wall to separate the two areas that have been built as one: > If the residents can use the resulting two rooms with the same or more utility without increased inconvenience, count the room as two.
> If the hypothetical wall would result in a lack of utility and increased inconvenience, count the room as one.
> This represents a hypothetical condition that must be reported in accordance with USAP.
> The room count typically includes a living room (LR), dining room (DR), kitchen (KT), den (DN), recreation room (REC) and one or more bedrooms (BR). Typically, the foyer, bath and laundry room are not counted as rooms. A room is a livable area with a specific use.
The following definitions and terms may be useful as a guide: > Basement: generally, completely below the grade. (Do not count the basement in the finished gross living area at the grade level. Insert the size of the basement - The information must be consistent with the description in the Basement section.)
> Foyer: the entrance hall of a house
> Level 1: includes all finished living areas at grade level
> Level 2: includes all finished living areas above the first level | Field | Protocol | | Finished Area Above Grade Contains | To complete this section, enter the total number of each room type at each level. DO NOT enter the dimensions. Enter total number of rooms, bedrooms, baths and square feet of Gross Living Area (above grade). |
Attach a building sketch showing the Gross Living Area Above Grade, including all exterior dimensions of the house, patios, porches, garages, breezeways and other offsets. State “covered" or "uncovered" to indicate a roof or no roof (such as over a patio).
Interior Materials/Condition
Enter the types of Materials and the Condition of the Materials (Good, Average, Fair, and Poor). Make every effort to describe accurately and explain "Fair" and "Poor" rating on Line 103. The rating must relate to the habitability of the house given local standards. | Field | Protocol | | Floors | Enter floor type - tile, hardwood, carpet - and note the condition. | | Walls | Enter type of walls - plaster, drywall, paneled - and note the condition. | | Trim/Finish | Enter type of molding - wood, metal, vinyl - and note the condition. | | Bath Floor | Enter floor type - ceramic tile, vinyl, carpet. and note the condition. | | Bath Wainscot | Enter type that protects walls from moisture - ceramic tile, fiberglass, etc. - and note the condition. | | Doors | Enter type - wood, metal, etc. - and note the condition. |
Heating | Field | Protocol | | Type | Enter type of heating system: hot water, steam, forced warm air, gravity warm air or radiant. | | Fuel | Enter type of fuel used: coal, gas, oil or electric. | | Condition | Enter condition of system. For example, enter Good, Average, Fair or Poor. If Fair or Poor rating, describe in Comments section. |
Cooling | Field | Protocol | | Central | Enter "YES" or "NO" to signify the status of central air-conditioning in the house. | | Other | Describe any other permanent means of cooling in the house, except for central air conditioning: permanently affixed fans, zoned air-conditioning, etc. | | Condition | Describe any adverse or irregular conditions of the cooling system in Comments section. |
Kitchen Equipment
Make an entry [X] in the boxes to indicate that these items exist. An entry in a box means that the item was considered part of the real estate and is included in the value. If an item is personal property, put a "P" in the box and do not include it in the estimate of value. Treat nonfunctioning equipment as existing, but as deferred maintenance in the valuation process. | Field | Protocol | | Refrigerator | Enter "X" if this item exists. Enter "P" if personal property. | | Range/Oven | Enter "X" if this item exists. Enter "P" if personal property. | | Disposal | Enter "X" if this item exists. Enter "P" if personal property. | | Dishwasher | Enter "X" if this item exists. Enter "P" if personal property. | | Fan/Hood | Enter "X" if this item exists. Enter "P" if personal property. | | Microwave | Enter "X" if this item exists. Enter "P" if personal property. | | Washer/Dryer | Enter "X" if this item exists. Enter "P" if personal property. |
Attic Describe any additional space - an attic, room above the garage, etc. - in terms of how it can actually be used. The essential question is whether it can be included in the above-grade living area. State the means of access and if it is heated and finished. Enter "X" if any of these items exist. | Field | Protocol | | None | Enter “X" if none of the following items exist. | | Stairs | Enter "X" if this item exists. | | Drop Stair | Enter "X" if this item exists. | | Scuttle | Enter "X" if this item exists. | | Floor | Enter "X" if this item exists. | | Heated | Enter "X" if this item exists. | | Finished | Enter “X" if the attic is finished. |
Amenities | Field | Protocol | | Number Of Fireplaces | Enter "X" if this amenity exists and the Provide a specific number, if more than one. | | Patio | Enter "X" if this amenity exists. | | Deck | Enter "X" if this amenity exists. | | Porch | Enter "X" if this amenity exists. | | Fence | Enter "X" if this amenity exists. | | Pool | Enter "X" if this amenity exists. Specify whether in-ground or above-ground. Above-ground pools are typically considered personal property and are not included in the value. |
Car Storage | Field | Protocol | | None | If the property does not have a garage, carport or driveway, check "NONE". | | Garage | If there is a garage, designate whether it is "Attached", 'Detached" or "Built-in" and indicate on the corresponding line the number of cars that may be parked. If there is a carport, enter the number of cars on the corresponding line. Also indicate whether it is attached to or detached from the home. If there is no garage or carport, but there is a driveway, state "YES" and enter the number of cars that can be reasonably parked in the driveway. |
Comments The completion of this section is critical to the estimate of market value. The appraiser must discuss all adverse conditions and observed physical and functional deficiencies noted above. If necessary, attach additional discussion in the addendum. | Field | Protocol | | Additional Features | Protocol
Enter any additional features such as a pool size, special energy-efficient items, special fireplace features, other features not shown above or any other comments. Please elaborate on any special or unusual aspects of items. | | Condition of the Improvements | Describe any physical, functional or external depreciation noted at the property. Provide a conclusion as to the overall condition of the improvements that is supported by the previous descriptive sections. Discuss any deficiencies or notable observations on attached pages, if necessary. | | Adverse Environmental Conditions | List any adverse environmental conditions, including hazardous wastes, toxic substances and others. If the property was built before 1978 and there is evidence of cracking, chipping, peeling or loose paint, make this statement on lead-based paint: "Property built before 1978, lead-based paint corrective measures are required." Also, check the appropriate lead-based paint requirement in the VC Form. |
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