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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

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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.

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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.

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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.

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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 .

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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)

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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

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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).

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