1997 - UBC Sauder School of Business
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|BUSI 330 |
|Residential |
|Appraisal Report |
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|[pic] |
|Real Estate Division |
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|ADDRESS OF | |
|SUBJECT PROPERTY: | |
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|PREPARED BY: | |
| |Student Name: ____________________________ |
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| |Student Number: __________________________ |
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|Date/Term: _____________________________ |
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|Tutor: _________________________________ |
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|RESIDENTIAL APPRAISAL REPORT (BUSI 330, Project No. 2) |
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|LETTER OF TRANSMITTAL INFORMATION |
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| | |Page i |
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|PHOTOGRAPHS OF SUBJECT | | |
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|Front View (showing depth) |
|Rear View |
|Street Scene with other dwellings |
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| |Page ii |
|TABLE OF CONTENTS | |
|Section |Page Number |
| Photographs of Subject Property |i |
|Table of Contents |ii |
|Summary of Salient Facts and Important Conclusions |iii |
|Part I - Preface | |
| Definition of the Appraisal Problem |1 |
|Assumptions and Limiting Conditions |2 |
|Regional and Area Analysis (optional) | |
|Neighbourhood Analysis and Trends (optional) | |
|Land Description and Analysis (optional) | |
|Description of Area and Site (optional) | |
|Description of Improvements (optional) | |
|Description of Improvements: Observed Depreciation | |
|Part II - Analysis and Conclusions | |
| Highest and Best Use Estimate | |
|Cost Approach - Land Value | |
|- Cost Analysis of Improvements | |
|- Depreciation | |
|- Summary | |
|Direct Comparison Approach | |
|Reconciliation of Value Indications and Final Estimate of Value | |
|Certification | |
|Addenda |Addenda Item/ |
| |Page No. |
| City/Regional Map |A |
|Neighbourhood Map | |
|Site/Plot Plan (optional) | |
|Floor Plan(s) (optional) | |
|Comparable Land Sales Map | |
|Cost Summary; Cost Manual/Service Excerpts and Worksheets | |
|Comparable Improved Sales Map | |
|Photographs of Improved Sales | |
|Additional Photographs of Subject (optional) | |
|Neighbourhood Photographs (optional) | |
|Transfer and Mortgage Documents for Comparables (optional) | |
|Other Materials (list) | |
|Page iii |
|SUMMARY OF SALIENT FACTS AND IMPORTANT CONCLUSIONS |
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|Type of single family dwelling: | |
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|Address of property: | |
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|Effective date of the appraisal: | |
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|Dimensions and area of site: | |
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|Dimensions and area of building(s): | |
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|Highest and best use: | |
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|Estimate of land value (as if vacant): | |
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|Estimate of value by Cost Approach: | |
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|Estimate of value by Direct Comparison Approach: | |
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|Final estimate of value: | |
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|Page 1 of pages |
|DEFINITION OF THE APPRAISAL PROBLEM |
|PURPOSE of the appraisal is to estimate the Market Value of the subject property as at the effective date of appraisal. INTENDED USE of the report is for the |
|awarding of credits for completion of course BUSI 330. |
|Present registered owner | |
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|Past sales history (analysis of sale within 3 years; any | |
|listings or pending sales within 1 year) | |
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|Legal description |
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|Encumbrances |
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|Mortgage information |[ ] No mortgage |
|1st held by |2nd held by |
| |Principal |Monthly |Are taxes |Date |Interest |Amortization |Conditions |
| |outstanding |payments |included? |due |rate |period | |
|1st |$ |$ | | |% | | |
|2nd |$ |$ | | |% | | |
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|Rights-of-way, other encumbrances |
|[ ] none |[ ] (if any, describe) |
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|Definition of property rights appraised |
|The Fee simple estate is " ownership that is unencumbered by any other interest or estate, subject only to the limitations imposed by the governmental powers of|
|taxation, expropriation, police power, and escheat." |
|Appraisal of Real Estate (4th Canadian edition) |
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|Definition of market value |
|Market value is defined in CUSPAP as: "The most probable price, as of a specified date, in cash, or in terms equivalent to cash, or in other precisely revealed |
|terms, for which the specified property rights should sell after reasonable exposure in a competitive market under all conditions requisite to a fair sale, with|
|the buyer and the seller each acting prudently, knowledgeably, and for self-interest, and assuming that neither is under undue duress." |
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|Effective date of appraisal |
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|Page 2 of pages |
|ASSUMPTIONS AND LIMITING CONDITIONS |
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|This report is subject to the following assumptions and limiting conditions. |
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|1. Legal description is that which is recorded in the Registry or Land Title office and is assumed to be correct. |
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|2. Every effort has been made to verify the information received from others which is believed reliable and correct. |
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|3. Sketches, drawings, diagrams, photographs, etc., are included for the sole purpose of illustration and serve to assist the reader in visualizing the |
|property. |
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|The distribution of land and building as stated in this report, apply only under the program of utilization as identified in the report. |
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|Page of pages |
DESCRIPTION OF AREA AND SITE (OPTIONAL)
|AREA AND NEIGHBOURHOOD |
|Neighbourhood Description |Defining characteristics and nature of boundaries: Residential, Commercial ,Industrial, Agricultural, First |
| |Nations/Indigenous, Urban, Suburban, Rural, Recreational |
| |Life cycle: Improving, Stable, Transition, Deteriorating |
|Proximity to Employment / | |
|Amenities / Transportation | |
|Age Range / Supply & Demand | |
|Price Range / Market Trends | |
|Subject Conformity |appropriateness for surrounding uses, subject’s positive and negative relative to neighbourhood |
|Detrimental Conditions Observed|e.g., railroad tracks, unkept properties, major traffic arteries, hydro facilities, commercial/industrial sites, landfill |
| |sites, in floodplain/flood zone, EPA |
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|Other comments | |
|SITE |
|Land Use Controls: Zoning / |Use capabilities or restrictions, future development potential, heritage, permitted or discretionary uses; subject |
|Official Plan |conformity |
|Frontage/Depth & Lot Area | |
|Topography / Orientation / |Steep/flat, Interior/corner lot, waterfront, view |
|Configuration | |
|Features |Paved/Gravel Road, Lane, Sidewalk, Curbs, Street Lights, Cable/Highspeed |
|Utilities |Natural Gas, Storm Sewer, Sanitary Sewer, Water Supply (Municipal, Well), Electrical (overhead, underground) |
|Site Improvements |Landscaping, fences, detached garage/carport, driveway |
|Local Improvement Charges | |
|Legal Considerations |Easements/Rights of Way, Title restrictions such as judgments or liens |
|Detrimental Conditions Observed|Known documentation of environmental contamination, tanks, archaeological |
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|Other comments | |
|DESCRIPTION OF IMPROVEMENTS (OPTIONAL) |
|DESCRIPTION OF BUILDING |
|Dimensions | |Area | |Type/style | |Year Built | |
|Foundation |[ ] Poured concrete |[ ] Concrete blocks |[ ] Concrete posts |[ ] Wood posts |
|Framing |[ ] Wood |[ ] Concrete |[ ] Steel |[ ] |
|Basement |[ ] Full |[ ] Partial |[ ] None |[ ] Slab |
| |[ ] Crawl space | | | |
|Basement Finish | |
|Exterior Walls |Brick veneer |Clapboard |Stucco |Siding: |Vinyl |
|(percentage) | | | | |Wood |
| |Stone veneer |Aluminum |Solid masonry | |Aluminum |
|Roof |[ ] Asphalt shingles |[ ] Wood shingles or shake |[ ] Slate |[ ] Clay/tile |
| |[ ] Built-up tar & gravel |[ ] Gutters & down spouts | |
|Interior Walls |[ ] Drywall |[ ] Plaster |[ ] Paneling: |Type |
|Floor Coverings |Above ground |Carpet |Tile |Ceramic |Hardwood |Linoleum |
|(percentage) |Basement |Carpet |Tile |Linoleum |Other | |
|Fireplaces |Number: | | |Location: | |Type: | |
|Kitchen |Built-Ins [ ] Dishwasher |[ ] Oven |[ ] Cooktop |[ ] Dishwasher |[ ] MIcrowave |
| |Cabinets - type and material: | |Quality | |
| |Counter material: | |Other features | |
| |Fixtures: | |Quality | |
|Electricity |No. of amps: | |[ ] Circuit breakers |[ ] Fuses |Solar Panels [ } Describe |
|Plumbing |Pipes |[ ] Copper |[ ] PEX/PVC |[ ] Mixed |[ ] Other |
| |Hot water |[ ] Electricity |[ ] Gas |[ ] Tankless/Instant |Capacity: | |
| |Connections |[ ] Washer |[ ] Dishwasher |[ ] | | |
| |Drainage |[ ] Plastic |[ ] Galvanized |[ ] | | |
|Heating |[ ] Forced air |[ ] Hot Water/Steam |[ ] Radiant |[ ] Geothermal |[ ] Other |
| |[ ] Oil fired |[ ] Gas fired |[ ] Electric |[ ] Heat Pump | |
|Air Conditioning |[ ] Yes |[ ] No |[ ] Central |Swimming pool |[ ] Yes |Type: | |
|Garage |[ ] Single |[ ] Double |[ ] Attached |[ ] Detached |[ ] None | |
| |[ ] Carport |[ ] Electricity |[ ] Heated |[ ] Interior finish| | |
| |Type of construction: | |
| |Flooring: | |Dimensions: | |Area: | |
|Porch |[ ] Open |[ ] Screened |[ ] Enclosed |Size: |[ ] None |
|Patio/Deck |[ ] Concrete |[ ] Wood |[ ] |Size: |[ ] None |
|Extras |[ ] Security System |[ ] HR/ER Ventilator |[ ] Smart Home SYstem |[ ] |[ ] Other |
|Page of pages |
|DESCRIPTION OF IMPROVEMENTS (continued) |
| |Please identify each room with an “X”, or if more than one, indicate with a number |
|Room List |Foyer |Living |Dining |Kitchen |Den |Family Room |
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|Energy efficiency and insulation level |[ ] |[ ] |[ ] |[ ] |
|Quality of construction (materials and finish) |[ ] |[ ] |[ ] |[ ] |
|Condition of improvements |[ ] |[ ] |[ ] |[ ] |
|Rooms size and layout |[ ] |[ ] |[ ] |[ ] |
|Plumbing – adequacy and condition |[ ] |[ ] |[ ] |[ ] |
|Electrical – adequacy and condition |[ ] |[ ] |[ ] |[ ] |
|Kitchen cabinets – adequacy and condition |[ ] |[ ] |[ ] |[ ] |
|Compatibility to neighbourhood |[ ] |[ ] |[ ] |[ ] |
|Overall livability |[ ] |[ ] |[ ] |[ ] |
|Appeal and marketability |[ ] |[ ] |[ ] |[ ] |
|Additional features | |
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|Recent modernization, renovation, and major repairs (timing and brief | |
|details) | |
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|Page of pages |
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|DESCRIPTION OF IMPROVEMENTS: OBSERVED DEPRECIATION |
|Condition of Building |
|Physical Depreciation – |
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|Short-lived: |
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|Long-lived: |
| |Age concept |Number of years | |
| |Chronological age | |years | |
| |Effective age | |years | |
| |Economic life | |years | |
| |Remaining economic life | |years | |
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|Justification of Effective Age and Economic Life: |
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|Functional Obsolescence |
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|External Obsolescence |
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|Page of pages |
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|HIGHEST AND BEST USE ESTIMATE |
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|Definition |
|Highest and best use is defined in CUSPAP as "The reasonably probable use of Real Property, that is physically possible, legally permissible, financially |
|feasible, and maximally productive, and that results in the highest value". |
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|Analysis and support of highest and best use of the site, as if vacant |
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|Discussion of adequacy of the existing improvement(s) |
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|Conclusion and support of highest and best use as improved |
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|Page of pages |
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|COST APPROACH - LAND VALUE |
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|Data Comparison Chart |
|Item |Subject |Comparable no. 1 |Comparable no. 2 |Comparable no. 3 |
|Address | | | | |
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|Legal description | | | | |
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|Sale date | | | | |
|Instrument no. | | | | |
|Registration date | | | | |
|Vendor | | | | |
|Purchaser | | | | |
|Sale price | | | | |
|Right conveyed |Fee simple | | | |
|Financing | | | | |
|Conditions of sale | | | | |
|Expenses made immediately after| | | | |
|purchase | | | | |
|Time difference (mos) |0 | | | |
|Zoning | | | | |
|Location | | | | |
|Frontage/depth | | | | |
|Lot area | | | | |
|Topography | | | | |
|Utilities | | | | |
|Interior/corner lot | | | | |
|Local Improvement Charges | | | | |
|Easements/Rights of Way | | | | |
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|Other comments | | | | |
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|Page of pages |
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|COST APPROACH - LAND VALUE (continued) |
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|Adjustment Chart |
|Item |Comparable no. 1 |Comparable no. 2 |Comparable no. 3 |
|Sale price | | | |
|Real property rights conveyed adjustment | | | |
|Adjusted price | | | |
|Financing adjustment | | | |
|Conditions of sale adjustment | | | |
|Expenses made immediately after purchase adjustment | | | |
|Adjusted price | | | |
|Date of sale adjustment | | | |
|Adjusted price | | | |
|Other adjustments as required: | | | |
|- Zoning | | | |
|- Location | | | |
|- Frontage/depth | | | |
|- Lot area | | | |
|- Topography | | | |
|- Utilities | | | |
|- Interior/corner lot | | | |
|- Local Improvement Charges | | | |
|- Easements/Rights of Way | | | |
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|Total Other Adjustments | | | |
|Final Adjusted Sale Price | | | |
|Adjusted unit sale price / frontage OR | | | |
|Adjusted unit sale price / area | | | |
|For reconciliation purposes: | | | |
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|Total Adjustment | | | |
|Total adjustment as % of Sale Price | | | |
|Page of pages |
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|COST APPROACH - LAND VALUE (continued) |
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|Adjustment Analysis in Order: 1. Property Rights 2. Financing 3. Motivation 4. Expenses made immediately after purchase 5. Time 6. Other |
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|COST APPROACH - LAND VALUE (continued) |
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|Reconciliation |
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|Final Estimate of Site Value: $ |
|Page of pages |
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|COST APPROACH – COST ANALYSIS OF IMPROVEMENTS |
|Basis for Cost Estimate: state if Replacement Cost New or Reproduction Cost New (RCN) |
|Cost Manual (name): | |[ X ] Worksheet and excerpts attached |
| | |as Addenda ___ |
| RCN estimate |$ | |
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|Contractors: |Name and Address | |RCN Estimate |
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|RCN conclusion and rationale: |
|Subtotal: |$ |
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|Extras (state source): | |
|(not included in above RCN estimate) |
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|Attached deck/patio |$ | |
| Porches |$ | |
| Attached garage/car port |$ | |
| Basement finish |$ | |
| |$ | |
| |$ | |
| |$ | |
|Subtotal: |$ |
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|Total Reproduction Cost New of Building(s) | | |$ | |
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|Site Improvements: (see BUSI 330.9) | |
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|Item | |Cost New | |Age/Life | |Depreciated Value |
| | |$ | |/ | |$ |
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| | |$ | |/ | |$ |
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| | |$ | |/ | |$ |
| | |$ | |/ | |$ |
| | |$ | |/ | |$ |
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|Total Depreciated Value of Site Improvements | | |$ | |
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|Page of pages |
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|COST APPROACH – DEPRECIATION |
|Age-Life Method |
|Item |RCN |Effective Age |Economic Life |% Dep. |Accrued Depreciation |
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|Total |$ | | | |$ |
Description of process applied and justification of estimate:
|Page of pages |
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|COST APPROACH – SUMMARY |
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|REPRODUCTION COST NEW | | | | |$ |
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|Less Total Depreciation | | | | |$ |
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|DEPRECIATED COST OF BUILDING(S) | | | | |$ |
|Plus Depreciated Site Improvements | | | | |$ |
|Plus Site Value | | | | |$ |
|VALUE INDICATED BY COST APPROACH | | | | |$ |
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| | | |Rounded to: | |$ |
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|Cost Approach Conclusion: Market Value = |$ | |
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|Page of pages |
|DIRECT COMPARISON APPROACH |
|Data Comparison Chart |
|Item |Subject Property |Comparable No. 4 |Comparable No. 5 |Comparable No. 6 |
|Address | | | | |
|Legal description | | | | |
|Sale date | | | | |
|Instrument no. | | | | |
|Registration date | | | | |
|Vendor | | | | |
|Purchaser | | | | |
|Sale Price | | | | |
|Rights conveyed |Fee Simple | | | |
|Financing | | | | |
|Conditions of sale | | | | |
|Expenses made immediately after| | | | |
|purchase | | | | |
|Time difference (mos.) |0 | | | |
|Distance from subject (blocks) |0 | | | |
|Location | | | | |
|Bldg size (above grade) | | | | |
|Type/Quality Construction | | | | |
|Energy efficiency | | | | |
|Design and appeal | | | | |
|Age | | | | |
|Condition | | | | |
|Room Count |Ttl |Bds |Bth |Ttl |
|Basement/finished below grade | | | | |
|area | | | | |
|Air conditioning | | | | |
|Heating | | | | |
|Fireplace | | | | |
|Appliances | | | | |
|Lot size | | | | |
|Zoning | | | | |
|Garage/carport | | | | |
|Local Improvement Charges | | | | |
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|Other comments: | | | | |
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|Page of pages |
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|DIRECT COMPARISON APPROACH (continued) |
|Adjustment Chart / Qualitative Analysis |
|Item |Comparable no. 4 |Comparable no. 5 |Comparable no. 6 |
|Sale price | | | |
|Real property rights conveyed adjustment | | | |
|Adjusted price | | | |
|Financing adjustment | | | |
|Conditions of sale adjustment | | | |
|Expenses made immediately after purchase adjustment | | | |
|Adjusted price | | | |
|Date of sale adjustment | | | |
|Adjusted price | | | |
|Other adjustments as required: | | | |
|- Location | | | |
|- Building size | | | |
|- Construction | | | |
|- Energy efficiency | | | |
|- Design and appeal | | | |
|- Age | | | |
|- Condition | | | |
|- Room count | | | |
|- Basement unfinished area | | | |
|- Basement/finished below grade area | | | |
|- Air conditioning | | | |
|- Heating | | | |
|- Fireplace | | | |
|- Appliances | | | |
|- Lot size | | | |
|- Zoning | | | |
|- Garage/carport | | | |
|- Local Improvement Charges | | | |
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|Total Other Adjustments | | | |
|Final Adjusted Sale Price | | | |
|For reconciliation purposes: | | | |
|Gross Adjustments ($) | | | |
|Net Adjustments ($) | | | |
|Gross / Net Adjustments (%) | | | |
|Page of pages |
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|DIRECT COMPARISON APPROACH (continued) |
|Adjustment Analysis in Order: 1. Property Rights 2. Financing 3. Motivation 4. Expenses made immediately after purchase 5. Time 6. Other |
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|DIRECT COMPARISON APPROACH (continued) |
|Adjustment Analysis (continued) |
|Other adjustments |
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|DIRECT COMPARISON APPROACH (continued) |
|Reconciliation |
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|Direct Comparison Approach Conclusion: $ |
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|Page of pages |
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|FINAL RECONCILIATION OF VALUE INDICATIONS AND MARKET VALUE CONCLUSION |
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|Indicated value by Cost Approach |$ | |
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|Indicated value by Direct Comparison Approach |$ | |
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|Explanation for Final Reconciliation: |
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|The Market Value, as defined, for the subject property as of | | | |
| |(Date) | | |
|is estimated to be |$ | | | |
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|The exposure time for the subject property has been estimated at . |
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|Page of pages |
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|CERTIFICATION |
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|I certify that, to the best of my knowledge and belief: |
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|the reported analyses, opinions, and conclusions were developed, and this report has been prepared, in conformity with the requirements of the code of |
|Professional Ethics and the Standards of Professional Appraisal Practice. |
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|the statements of fact contained in this report are true and correct. |
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|the reported analyses, opinions, and conclusions are limited only by the reported assumptions and limiting conditions, and are my personal, unbiased |
|professional analyses, opinions, and conclusions. |
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|I have no present or prospective interest in the property that is the subject of this report, and I have no personal interest or bias with respect to the |
|parties involved. |
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|my compensation is not contingent upon the reporting of a predetermined value or direction in value that favours the cause of the client, the amount of the |
|value estimate, the attainment of a stipulated result, or the occurrence of a subsequent event. |
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|I have made a personal inspection of the property that is the subject of this report, located at , on |
|. |
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|no one provided significant professional assistance to the person signing this report. |
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|the final estimate of market value, as of is estimated to be: |
|(Date) |
| | | |
| |($ ) | |
| |
| | | |
|Signature of Student | |Date Signed |
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ADDENDA
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City/Regional Map
Neighbourhood Map
Site/Plot Plan (optional)
Floor Plan(s) (optional)
Comparable Land Sales Map (or include on Neighbourhood Map)
Cost Summary; Cost Manual/Service Excerpts and Worksheets
Comparable Improved Sales Map (or include on Neighbourhood Map)
Photographs of Improved Sales
Additional Photographs of Subject (optional)
Neighbourhood Photographs (optional)
Transfer and Mortgage Documents for Comparables (optional)
Other Materials (list)
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