UAD 3.6 / URAR Appendix B-1 — Implementation Guide v1.4 (GSE Uniform Mortgage Data Program)
UAD 3.6 / URAR Appendix B-1 — Implementation Guide v1.4 (GSE Uniform Mortgage Data Program). Full verbatim text, substring-verified against snapshot 4a0050dedc58beec.
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UAD 3.6 / URAR Appendix B-1 — Implementation Guide v1.4 (GSE Uniform Mortgage Data Program) — 4. Sub-Labels are not bolded.
4. Sub-Labels are not bolded. Page 29 Appendix B-1: URAR Implementation Guide v1.4 5. Two subsections display within most sections to allow for additional commentary to be provided to support the conclusion of value as well as exhibits such as images, maps, etc. This table shows the sections of the URAR and when they appear or repeat. For more information about a section, reference the appropriate chapter of this guide. Section # Section Header When Section Displays on Report When Section Displays Multiple Times 1 Summary Always Never 2 Assignment Information Always Never 3 Subject Property Always Never 4 Site Always Never 5 Disaster Mitigation When there are Disaster Mitigation Features Never 6 Energy Efficient and Green Features When there are known renewable energy components, building certifications, or efficiency ratings Never 7 Sketch Always Never 8 Dwelling Exterior Always For properties with multiple dwellings, the section repeats for each dwelling. Page 30 Appendix B-1: URAR Implementation Guide v1.4 Section # Section Header When Section Displays on Report When Section Displays Multiple Times 9 Manufactured Home When there is a manufactured home on the property • If the manufactured home is a dwelling, the section displays after the applicable Dwelling Exterior section. • If the manufactured home is an ADU, the section displays after the applicable Outbuilding section for the ADU. For properties with multiple manufactured homes (dwellings or outbuildings), the section repeats for each manufactured home. 10 Unit Interior • If the unit is in a dwelling, the section displays after the applicable Dwelling Exterior section. • If the unit is in an outbuilding, the section displays after the applicable Outbuilding section. For properties with multiple units, or properties with ADU(s), the section repeats for each unit or ADU. 11 Functional Obsolescence Always Never 12 Outbuilding When there is an outbuilding on the property For properties with multiple outbuildings, the section repeats for each outbuilding. 13 Vehicle Storage Always Never 14 Subject Property Amenities Always Never 15 Overall Quality & Condition Always Never 16 Highest and Best Use Always Never 17 Market Always Never 18 Project Information When the property is in a project (condominium, condop, cooperative) or in a PUD Never 19 Subject Listing Information Always Never Page 31 Appendix B-1: URAR Implementation Guide v1.4 Section # Section Header When Section Displays on Report When Section Displays Multiple Times 20 Sales Contract When there is an active sales contract Never 21 Prior Sale and Transfer History Always Never 22 Sales Comparison Approach When applicable Note: Although most appraisals include the Sales Comparison Approach, there are cases where this section would not be included. Never 23 Rental Information When applicable Never 24 Income Approach When applicable Never 25 Cost Approach When applicable Never 26 Reconciliation Always Never 27 Revision History When applicable Never 28 Supplemental Information When applicable Never 29 Certifications and Scope of Work Always Never Condition and Quality Rating Definitions may be appended at the end of the appraisal report so that users and readers of appraisal reports are able to understand the standardized ratings. These are available on the GSE websites in Condition and Quality Rating Definitions and in Appendix F-1: URAR Reference Guide in Appendix 2: Condition and Quality Rating Definitions. Page 32 Appendix B-1: URAR Implementation Guide v1.4 MISMO XML Version 3.6 Many MISMO v3.6 data points and containers are reusable and may show up in several different locations within one XML file. The location or context in which a data point is used must be known to fully understand the business meaning. The location is expressed using the XPath. For example, the ADDRESS container may be used in the context of PROPERTY or PARTY. Several data points are included in UAD to identify the XML file and its payload and establish relationships between containers. These data points do not display on the URAR but are necessary to provide context and create well-formed XML submission files. Data Format Comments Boolean MISMO data point terms ending with “Indicator” have values of "false" or "true". These values must be provided in lower case or the loan delivery XML file will fail schema validation. Date Represents a specific date, which should be delivered in the format identified in the corresponding UAD Data Point Format Details column. The date must contain a dash (-) between the year, month, and day, for example, "2010-03-25". Datetime Represents a specific date/time stamp. The date/time must contain a dash (-) between the year, month, and day and a colon (:) between the hour, minute and second. The 'date' and the 'time' must be separated by a "T". Time zones should be delivered in Coordinated Universal Time (UTC) with a time zone suffix of 'Z' included (i.e., UTC: 2022-05-13T09:45:00Z). Note: the PDF will display the date as mm/dd/yyyy Enumerated Represents a list of predefined values and applies to MISMO terms ending in “Type”, and sometimes to terms ending in “Description,” “Code,” and “Identifier”. When a data element is identified as "Enumerated", each value must be delivered exactly as indicated, following all spacing and capitalization or the delivered XML file will fail schema validation. Amount Represents a number for the dollar amount. The numeric value should not contain dollar signs ($) or commas (,). Numeric Represents values which must contain numbers only for the associated data point. The numeric value must not contain commas "," but can contain decimals "." (as indicated by the 'UAD Data Point Format Details' column). String The string data type represents character strings and may contain a word, phrase, sentence, or paragraph. The data in an appraisal XML file must pass certain data integrity rules. For example, an invalid enumeration or non-numeric data in a numeric field may cause the appraisal XML file to fail schema validation. Page 33 Appendix B-1: URAR Implementation Guide v1.4 Guidance for displaying Amounts • If the amount is a whole dollar value with no cents, display whole dollar only (e.g., show $25 instead of $25.00). • If the user enters cents, preserve and display them (e.g., $25.75). • Support user input of both whole numbers and decimal values (e.g., Accept 25 or 25.75). UAD Data Point Format Details Description XML Representation Display Rules +5.0, +6.0, +7.0, +8.0, +9.0, ±9.0 These fields should be delivered as whole numbers only. Do not deliver “.00” in the XML or display on PDF. Example: 350000 Example: $350,000 +4.2, +9.2 Include cents only when applicable. If amount includes cents: send with cents. Example: 25.75 If whole dollar: send integer only or include cents. Example: 25 or 25.00 If amount includes cents: display cents. Example: $25.75 If whole dollar: display without .00. Example: $25 Special Characters in XML There are several reserved characters that cannot be included in the value of a data point unless they are properly “escaped.” The following table shows common characters and corresponding character encodings that must be properly escaped in the appraisal XML file for the file to be valid. (This table does not contain a comprehensive list of all the reserved characters.) Page 34 Appendix B-1: URAR Implementation Guide v1.4 Characters Properly Escaped Description & & Ampersand < < Less-than sign > > Greater-than sign “ " Quotation Mark ‘ &apos Apostrophe Note: In XML, do not escape quotation marks (double quotes) (") and apostrophes (') when they appear in normal element text. Escape them only when they conflict with attribute delimiters inside attribute values. The URAR Delivery Specification includes the xLink language as described by the MISMO v3.6 Reference Model. This key topic Arcrole Relationships identifies the xLink attributes used by UAD. Definition of xLink and MISMO Implementation XLink is an XML-based language for relating information. According to the W3C1, “XML Linking Language (xLink), allows elements to be inserted into XML documents in order to create and describe links between resources.” The MISMO v3.6 Reference Model uses xLink to define relationships between elements that cannot be related hierarchically (through containment).2 MISMO uses a limited set of the xLink attributes: 1 XML Linking Language (XLink) Version 1.1, W3C Recommendation May 6, 2010, http://www.w3.org/TR/xlink/, accessed June 4, 2018. 2 MISMO Version 3 Reference Model General Information Guide, July 28, 2016, pp. 20-26. Available from www.mismo.org. Page 35 Appendix B-1: URAR Implementation Guide v1.4 • xlink:label -attached to data point or container elements that will be used to express an arcrole relationship • xlink:from - identifies the source data point or container • xlink:arcrole - describes the type of relationship between source data and target data • xlink:to - identifies the target data point or container Containers to be linked are identified using "xlink:label". The RELATIONSHIP container elements hold the “xLink:arcrole”, “xlink:from”, and “xlink:to” attributes that describe the data relationships. Business Requirements Met by Using xLink in the UAD Delivery File XLink is the mechanism that establishes "relationships" or linkages in the XML that are visually obvious on the URAR. For example, each report has one subject property and one or more sale comparable properties. The detailed information about the subject property and each sales comparable property is obtained from different data sources (e.g., MLS, Assessor Records, etc.). When a report is printed or displayed, it is obvious which data source relates to the subject property or to an instance of a comparable property by where it is displayed on the report. However, in the v3.6 XML file, DATA_SOURCE and PROPERTY, are siblings under VALUATION_ANALYSIS. All data source information, regardless of which property the information belongs to, will appear together under DATA_SOURCES and all properties will appear together under PROPERTIES. Since the containers are all on the same level hierarchically, the relationships cannot be expressed using containment. Additionally, UAD needs to link comparable adjustments to the subject property improvement. Defects need to be linked to their amenity, or improvement or property unit. Improvement costs and depreciated value need to be linked to a specific improvement. Each appraiser and/or appraiser supervisor must be associated with the report and to their respective signatory line in the report. None of these relationships can be expressed by containment either. We need a way to:
UAD 3.6 / URAR Appendix B-1 — Implementation Guide v1.4 (GSE Uniform Mortgage Data Program) — 1. Uniquely label each item (in this case, a container holding a set of information).
1. Uniquely label each item (in this case, a container holding a set of information). 2. “Draw” logical lines between the items that should be linked. This capability in XML is called xLink. In the submission file, each “item” is uniquely identified by a label specifically created to be used within UAD Delivery. The linking of the items is described in repeating RELATIONSHIP containers, which contain the label names of each item to be linked, and the type of relationship. The following table illustrates the xLink concept. Page 36 Appendix B-1: URAR Implementation Guide v1.4 UAD Delivery File Relationships Arcrole (Verb Phrase) XPath From Endpoint Source XPath To Endpoint Target • MISMO v3.6 attribute providing information about the origin, destination, and behavior of a link between two objects described in the XML file. • The “name” of the arcrole, defining the relationship between two containers. • The hierarchical path through the MISMO v3.6 schema document to the source data point that will be part of the link. • This is where Xlink attributes are included in the Delivery File. • The name of the container or data point making up the first named entity in the verb phrase describing the relationship. • In the RELATIONSHIP container, this item is identified with the unique Xlink label from the container being linked. • The hierarchical path through the MISMO v3.6 schema document for the target data point that will be part of the link. • This is where Xlink attributes are included in the Delivery File. • The name of the container or data point making up the last- named entity in the verb phrase describing the relationship. • In the RELATIONSHIP container, this item is identified with the unique Xlink label from the container being linked. Page 37 Appendix B-1: URAR Implementation Guide v1.4 Key Concepts The data associated with the subject property and each comparable property used in the valuation process must be provided in an individual occurrence of the PROPERTY container. ValuationUseType is an attribute defined on the PROPERTY container. This attribute must be populated for each occurrence of the PROPERTY container to indicate whether the referenced property is the subject property or a comparable. The data associated with each comparable property used in the Sales Comparison Approach (“SalesComparable”, “PropertyAnalyzedNotUsed”), Cost Approach (“LandComparable”), Income Approach (“GrossRentMultiplierComparable”), and Rental Information (“RentalComparable”) must be provided in an individual occurrence of the PROPERTY container with ValuationUseType populated as specified below. Every instance of the PROPERTY container except when ValuationUseType = “SubjectProperty” must have PropertyOrdinalNumber populated in the COMPARABLE_DETAIL container. Page 38 Appendix B-1: URAR Implementation Guide v1.4 Subject Property ValuationUseType must be populated as “SubjectProperty” for the instance of the PROPERTY container that captures data about the subject property. The following example illustrates instance of the PROPERTY container representing the subject property. Sales Comparable The data associated with each comparable property used in the Sales Comparison Approach must be provided in an instance of the PROPERTY container with ValuationUseType populated as “SalesComparable”. The following example illustrates an instance of the PROPERTY container representing a Sales Comparable. Page 39 Appendix B-1: URAR Implementation Guide v1.4 Land Comparable The data associated with each comparable property used in the Cost Approach must be provided in an instance of the PROPERTY container with ValuationUseType populated as “LandComparable”. Rental Comparable The data associated with each comparable property used in the Comparable Rental Analysis must be provided in an instance of the PROPERTY container with ValuationUseType populated as “RentalComparable”. Property Analyzed Not Used The ValuationUseType attribute must be populated as “PropertyAnalyzedNotUsed” on an instance of the PROPERTY container that has data about the property that was considered by the appraiser for inclusion in the Sales Comparison Approach, but not used. Gross Rent Multiplier Comparable Page 40 Appendix B-1: URAR Implementation Guide v1.4 ValuationUseType must be populated as “GrossRentMultiplierComparable” for each comparable property used to determine the gross rent multiplier for the Income Approach. The data associated with the subject property and each comparable property used in the valuation process must be provided in an individual occurrence of the PROPERTY container. ValuationUseType attribute must be populated for each occurrence of the PROPERTY container to indicate if the referenced property is the subject property or a comparable. Please refer to the ValuationUseType Attribute section for more details on this attribute. Page 41 Appendix B-1: URAR Implementation Guide v1.4 IMPROVEMENTS/IMPROVEMENT Element in MISMO • The data associated with each structure on the property must be provided in an individual occurrence of the IMPROVEMENT container. • For each instance of the IMPROVEMENT container, IMPROVEMENT/IMPROVEMENT_DETAIL/ImprovementType must be provided to classify the structure on the property as either a dwelling or an outbuilding. • For each outbuilding on the property, IMPROVEMENT/IMPROVEMENT_DETAIL/OutbuildingType must be provided to identify the type of the outbuilding on the property. E.g., a 2- to 4-unit property with 2 dwellings and 2 outbuildings must have 4 occurrences of the IMPROVEMENT container, two instances classified as IMPROVEMENT/IMPROVEMENT_DETAIL/ImprovementType = “Dwelling”, and the other two classified as IMPROVEMENT/IMPROVEMENT_DETAIL/ImprovementType = “Outbuilding”. Page 42 Appendix B-1: URAR Implementation Guide v1.4 Page 43 Appendix B-1: URAR Implementation Guide v1.4 PROPERTY_UNITS/PROPERTY_UNIT Element in MISMO • The data associated with each living unit in a dwelling must be provided in an individual occurrence of the PROPERTY_UNIT container in the same instance of the IMPROVEMENT container that represents this dwelling. Page 44 Appendix B-1: URAR Implementation Guide v1.4 • The data associated with each Accessory Dwelling Unit (ADU) in an outbuilding must be provided in an individual occurrence of the PROPERTY_UNIT container in the same instance of the IMPROVEMENT container that represents this outbuilding. Page 45 Appendix B-1: URAR Implementation Guide v1.4 • When a single-family home has an ADU in the basement, the data associated with this ADU must be provided in a separate occurrence of the PROPERTY_UNIT container in the same instance of the IMPROVEMENT container that represents the dwelling in which the ADU is located. PROPERTY_UNIT/PROPERTY_UNIT_DETAIL/AccessoryDwellingUnitIndicator must be provided as “true” to indicate the unit is an ADU. In such a scenario, details about rest of the dwelling must be provided in another instance of the PROPERTY_UNIT container as shown in the below snippet. In the below XML, the second instance of the PROPERTY_UNIT container represents the ADU and the first instance of the PROPERTY_UNIT represents rest of the dwelling. Page 46 Appendix B-1: URAR Implementation Guide v1.4 The below snippet shows how the IMPROVEMENT and PROPERTY_UNIT containers repeat for a 2- to 4-unit property that has 2 living units in the dwelling and has an ADU in the outbuilding. Page 47 Appendix B-1: URAR Implementation Guide v1.4 The Assignment Information section of the valuation report provides information about people and/or companies (“contacts”) that are pertinent to the appraisal, including: o Clients, Lenders, AMCs, and other parties as identified by the appraiser o Appraiser and Supervisory Appraiser o Person(s) providing significant real property appraisal assistance o Entity providing a property data report PARTY Element The PARTY container will be leveraged to capture information about various parties associated with the appraisal. Information about each party involved in the appraisal must be provided in a separate instance of a PARTY container. Party information such as the address, contact information, license details, and the role(s) played by the given party must be provided as indicated in the URAR Delivery Specification document. Page 48 Appendix B-1: URAR Implementation Guide v1.4 INDIVIDUAL/LEGAL_ENTITY Element The INDIVIDUAL and LEGAL_ENTITY containers are part of the XML schema choice group in the PARTY container. XML schema choice group contains a list of mutually exclusive elements, i.e., it allows only one of the elements contained in the choice group to be present in an instance of the parent container. As INDIVIDUAL and LEGAL_ENTITY containers are part of the choice group, only one of these containers must be included, but not both, in an instance of the PARTY container. The INDIVIDUAL container must be used when the party being referenced is an individual and the LEGAL_ENTITY container must be used when the party being referenced is a legal entity. Refer to the URAR Delivery Specification document for mapping details. Page 49 Appendix B-1: URAR Implementation Guide v1.4 • If the party being referenced is an individual, the FirstName and LastName of this party must be provided in the INDIVIDUAL container. For example, first name and last name of the appraiser are provided in the INDIVIDUAL/NAME container. • If the party being referenced is a legal entity, the legal entity name must be provided in the LEGAL_ENTITY container. For example, company name of the lender or AMC are provided in the LEGAL_ENTITY/LEGAL_ENTITY_DETAIL/FullName. ROLE Element When a PARTY plays multiple roles, e.g., lender is also the client, then both these roles must be identified in the same instance of the PARTY container with multiple occurrences of the ROLE container. The specific role played by the party is captured in ROLE/ROLE_DETAIL/PartyRoleType. Page 50 Appendix B-1: URAR Implementation Guide v1.4 • When lender is also the client, the instance of the PARTY container representing lender must have two instances of the ROLE container. One instance must identify ROLE/ROLE_DETAIL/PartyRoleType as “Lender”, another instance must identify ROLE/ROLE_DETAIL/PartyRoleType as “Client”. Similarly, when AMC is the Client, or Attorney is the Client, the PARTY container must include two instances of ROLE container. The snippet provided below depicts PARTY container where “Lender” is also the “Client”. • When the borrower and property owner are the same party, deliver one instance of the PARTY container with two instances of the ROLE container as shown below. Page 51 Appendix B-1: URAR Implementation Guide v1.4 • When the seller and property owner are the same party, deliver one instance of the PARTY container with two instances of the ROLE container as shown below. ROLE container also has a choice group, and the containers that are part of this choice group are APPRAISER, PROPERTY_DATA_COLLECTOR, and SERVICE_PROVIDER. One of these containers must be included in an instance of the ROLE container. These containers will be leveraged to provide additional data specific to each PartyRoleType as specified below. Page 52 Appendix B-1: URAR Implementation Guide v1.4 • When PartyRoleType = “Appraiser” or “AppraiserSupervisor”, details such as the appraiser company name and designations are provided in the APPRAISER container. • The appraiser fee when provided must be included in the instance of the PARTY container where PartyRoleType = “Appraiser”. In the instance of this PARTY container, two ROLE containers must be included. One of the instances must identify ROLE/ROLE_DETAIL/PartyRoleType = “Appraiser”, the other instance of ROLE container must include PROVIDED_SERVICE container with FeeType = “AppraisalFee”. • The snippet below illustrates the use of ROLE/APPRAISER container to identify the appraiser’s company name and the use of ROLE/PROVIDED_SERVICE container to provide the appraiser fee. Page 53 Appendix B-1: URAR Implementation Guide v1.4 • The AMC fee when provided must be included in the instance of the PARTY container that represents the Appraisal Management Company. In this instance of the PARTY container, two ROLE containers must be included. One instance must identify PartyRoleType = “ManagementCompany”, another instance of the ROLE container includes PROVIDED_SERVICE container with FeeType = “AppraisalManagementCompanyFee” as shown below. Page 54 Appendix B-1: URAR Implementation Guide v1.4 • When PartyRoleType = “PropertyDataCollector”, additional information about the person acting as the property data collector must be provided in the PROPERTY_DATA_COLLECTOR container as specified in the URAR Delivery Specification document. Page 55 Appendix B-1: URAR Implementation Guide v1.4 In each section of the appraisal report, images are included per the conditionality stated in the URAR Delivery Specifications document. For details on how to package the images associated with a given appraisal in the submission file to UCDP, refer to the Appraisal File Structure section. The images associated with an appraisal must not be embedded in the XML file, only the metadata about these images must be included in the XML file as specified below. Any reference made to an “image” in the following subsections is referring to the following metadata elements of the IMAGE container. Comparable Property Image Data Image data associated with each comparable property (ValuationUseType = “SalesComparable”, “RentalComparable”, “GrossRentMultiplierComparable”) must be included in the instance of the PROPERTY container representing the referenced property. For example, image data associated with sales comparable #1 must be included in the instance of the PROPERTY container with ValuationUseType = ”SalesComparable” and PropertyOrdinalNumber = “1”. Subject Property Image Data Image data associated with the subject property must be included in the instance of the PROPERTY container with ValuationUseType = “SubjectProperty”. Image data associated with subject property is provided in the XML either by containment or ImageCategoryType. When image data is provided by containment, ImageCategoryType is not required as the parent container gives context to the image. Page 56 Appendix B-1: URAR Implementation Guide v1.4 Containment • Image data associated with a given vehicle storage must be included in the IMAGE container located in the instance of the CAR_STORAGE container that represents the referenced vehicle storage. For example, image data associated with a driveway must be provided in the IMAGE container in the instance of the CAR_STORAGE where CarStorageType = “Driveway”. • Image data associated with a given amenity must be included in the IMAGE container located in the instance of the AMENITY container that represents the referenced amenity. For example, image data associated with a patio must be provided in the IMAGE container located in the instance of the AMENITY container where AmenityType = “Patio”. Page 57 Appendix B-1: URAR Implementation Guide v1.4 • Image data associated with a room in the living unit must be included in the IMAGE container located in the instance of the ROOM (based on the RoomType) container. For example, image data associated with the kitchen is included in the instance of the ROOM container where RoomType = “Kitchen”. • Image data associated with each interior feature (flooring, walls, and ceiling, etc.) of a living unit must be included in the IMAGE container located in the instance of the INTERIOR_COMPONENT container that represents the referenced interior feature. • Image data associated with each defect, damage, or deficiency must be included in the IMAGE container located in the instance of the DEFECT container that represents the defect. Page 58 Appendix B-1: URAR Implementation Guide v1.4 Image Category Type When images use ImageCategoryType, the appropriate enumeration must be provided. The valid value either is a descriptor of the image or reference the report subsection as specified in the associated section of this document. • ImageCategoryType is a descriptor of the image. For example, o When an image of the legal description is included in the appraisal, ImageCategoryType = “LegalDescription”. o When an image of a site influence is included in the appraisal, ImageCategoryType = “SiteInfluence”. • ImageCategoryType references a report subsection. For example, o An image provided as an exhibit in the Site section uses ImageCategoryType = “SiteExhibit”. o An image provided as an exhibit in the Dwelling Exterior section uses ImageCategoryType = “DwellingExteriorExhibit”. Additional considerations… • Each instance of the IMAGE container that is included in the XML file must have ImageFileLocationIdentifier populated with the path to this image in the .zip file. For example, <ImageFileLocationIdentifier>\\Images\SF1_HERSScore.png</ImageFileLocationIdentifier> Page 59 Appendix B-1: URAR Implementation Guide v1.4 a. \\ denotes the root folder of the zip file. All image paths and the PDF Object URL are relative to the root. • Regardless of how many times an image is displayed on the report, include the image only once in the Images folder of the .zip file. Image location can be 'pointed to' from multiple places in the XML. • Scenario 1: The image shown in the following snippet is used to represent property access, it also is used to represent a site influence and a view associated with the subject property. In the XML, three instances of the IMAGE container must be included as shown in the XML snippet with appropriate ImageCategoryType in each instance and ImageFileLocationIdentifier pointing to the same image in all instances. On the report, each ImageCategoryType should display above the image in bold font separated by “ – " as shown below. Page 60 Appendix B-1: URAR Implementation Guide v1.4 • Scenario 2: When sales comparables, rental comparables, and gross rent multiplier comparables are all captured in the same map, then the map must be included only once in the Images folder of the .zip file. In the XML, three instances of the IMAGE container must be included, each populated with appropriate ImageCategoryType and ImageFileLocationIdentifier pointing to the same image in all instances as shown below. Page 61 Appendix B-1: URAR Implementation Guide v1.4 • Scenario 3: When a given image of the subject property is used in the Summary section and as the thumbnail in the Sales Comparison Approach, this image must be included only once in the Images folder of the .zip file. As the ImageCategoryType for this image is “PropertyPhoto” in both these locations and ImageFileLocationIdentifier is also pointing to the same image, only one instance of the IMAGE container must be included in the XML. • Scenario 4: When a given image is used in two different sections, then this image must be displayed in both section’s exhibits subsection with appropriate ImageCategoryType. For example, when DetachedGarage.png is used to represent detached garage as an outbuilding and as a vehicle storage, then this image should be displayed in both Outbuilding and Vehicle Storage sections. One copy of this image is included in the Images folder of the .zip file. In the XML file, include two instances of the IMAGE container both pointing to the same image in the ImageFileLocationIdentifier. Page 62 Appendix B-1: URAR Implementation Guide v1.4 Descriptive Text for Images – When an image has multiple pieces of information to display on the URAR each piece of data should be separated with a “-“. Whether an image is referenced in multiple sections, either through containment or multiple ImageCategoryType(s) each piece of descriptive text displayed in the report should be separated using a “-“ hyphen. If The display order when an image has multiple pieces of descriptive text should be "ImageCategoryType - ImageCaptionCommentDescription - ImageCategoryType - ImageCaptionCommentDescription - ... – ImageCategoryType - ImageCaptionCommentDescription". The ImageCategoryType and the related ImageCaptionCommentDescription should be listed sequentially, followed by the next ImageCategoryType and ImageCaptionCommentDescription. i.e. "View - Residential - Site Influence - Busy Roadway - Property Access (Street Scene) - West" Defects, damages, and deficiencies observed on the property will be reported in the following sections. Each defect, damage, or deficiency that has been identified must be captured in an instance of the DEFECT container. The DEFECT container is located under the PROPERTY Page 63 Appendix B-1: URAR Implementation Guide v1.4 container. There is no context in the data for the location (building or unit) where the defect is identified. An arcrole must be used to link the DEFECT container to the appropriate instance of the container (location) to provide the context. • Site • Dwelling Exterior • Unit Interior • Outbuilding • Vehicle Storage • Amenities Additional considerations: • Each defect is included once in the XML and displays in the section where identified o Defects may redisplay in the Reconciliation and/or Summary sections • Image data associated with each defect must be included in the IMAGE container located in the instance of the DEFECT container that is representing the defect. One to many images can be provided for a defect by repeating the IMAGE container in the same instance of the DEFECT container. Site • Each defect associated with the site must use DefectComponentLabelType = “Other” and DefectItemLocationType = “Other”. • Each of these DEFECT containers must be linked with an arcrole to the SITE container. Dwelling Exterior Defects pertaining to the dwelling exterior, mechanical systems, or noncontinuous finished area are linked to the structure where the defect is identified. Page 64 Appendix B-1: URAR Implementation Guide v1.4 A DefectComponentLabelType is used for reporting defects associated with the dwelling. Each of these DEFECT containers must be linked with an arcrole to the instance of the IMPROVEMENT container (ImprovementType = “Dwelling”) where the defect is identified. • Exterior Walls and Trim • Foundation • Mechanical System • Roof • Windows • Other (Describe) DefectComponentLabelType = “Other” and DefectComponentLabelTypeOtherDescription must be used to report defects that are pertaining to other components of the dwelling and these DEFECT containers must also be linked with an arcrole to the appropriate instance of the IMPROVEMENT container. Unit Interior Each defect identified in the living unit (including an ADU) must be linked to the instance of the PROPERTY_UNIT container where the defect is identified. For example, • Defects associated with the living unit in a dwelling must be linked to the PROPERTY_UNIT container in the instance of the IMPROVEMENT where ImprovementType= “Dwelling”. • Defects associated with an ADU in the outbuilding must be linked to the PROPERTY_UNIT container in the instance of the IMPROVEMENT where ImprovementType= “Outbuilding” and the applicable OutbuildingType. A DefectComponentLabelType is used for reporting defects associated with the living unit (including an ADU). Page 65 Appendix B-1: URAR Implementation Guide v1.4 • Flooring • Walls and Ceiling • Other (Describe) DefectComponentLabelType = “Other” and DefectComponentLabelTypeOtherDescription are used to report defects that are pertaining to other components/features of the living unit (including an ADU). The DEFECT containers are linked to the appropriate instance of the PROPERTY_UNIT container. For example, a 2- to 4-unit property has two dwellings with 1 living unit in each building. • A defect has been identified with “Walls and Ceiling” in the living unit located in Building 1. The DEFECT container that represents this defect with “Walls and Ceiling” must be linked to the instance of the PROPERTY_UNIT in Building 1. • Another defect has been identified in the Kitchen located in Building 2. The DEFECT container that represents this defect is linked to the instance of the PROPERTY_UNIT in Building 2. Outbuilding A DefectComponentLabelType is used for reporting defects with an outbuilding. Each of these DEFECT containers are linked to the instance of the IMPROVEMENT container (ImprovementType = “Outbuilding” and applicable OutbuildingType) where the defect is identified. • Exterior Walls and Trim • Foundation • Mechanical System • Roof • Windows • Flooring • Walls and Ceiling • Other (Describe) Page 66 Appendix B-1: URAR Implementation Guide v1.4 DefectComponentLabelType = “Other” and DefectComponentLabelTypeOtherDescription are used to report defects that are pertaining to other components of the outbuilding. The DEFECT containers are linked to the appropriate instance of the IMPROVEMENT container (ImprovementType = “Outbuilding” and the applicable OutbuildingType). Vehicle Storage • Defects identified with vehicle storage do not require DefectComponentLabelType as the DEFECT container is linked to the specific instance of the CAR_STORAGE container. The CarStorageType provides the context. • Defects identified with vehicle storage must be linked to the given vehicle storage where the defect is identified. For example, the instance of the DEFECT container that represents defect with a driveway must be linked to the instance of the CAR_STORAGE container with CarStorageType = “Driveway”. • When multiple defects are identified with an instance of vehicle storage, each of these DEFECT containers must be linked to the same instance of the CAR_STORAGE container. Subject Property Amenities • Defects identified with subject property amenities do not require DefectComponentLabelType as the DEFECT container is linked to the specific instance of the AMENITY container. The AmenityType provides the context. • Defects identified with subject property amenities are linked to the given amenity where the defect is identified. For example, the instance of the DEFECT container that represents defect with a deck must be linked to the instance of the AMENITY container with AmenityType = “Deck”. • When multiple defects are identified with a given amenity, each of these DEFECT containers are linked to the same instance of the AMENITY container. Page 67 Appendix B-1: URAR Implementation Guide v1.4 The DATA_SOURCE containers are leveraged to identify the source of data for an item referenced in the appraisal. As the DATA_SOURCES container is located outside the PROPERTIES container, each instance of the DATA_SOURCE container must be linked to the data point or the container that it is providing the source of the information. When multiple items have the same data source, include only one instance of the DATA_SOURCE container in the XML and link this instance to the multiple items as indicated below. In the following example, in the Sales Comparison Approach, Assessor Record is indicated as the data source for sales comp 1, 2, and 3. One instance of the DATA_SOURCE container with DataSourceType = “AssessorRecord” is included in the XML and the same DATA_SOURCE container is used in the RELATIONSHIP containers to indicate that it is a data source for sales comp 1, 2, and 3. DATA_SOURCE container with DataSourceType= “AssessorRecord” has xlink:label as shown below. This DATA_SOURCE container is referenced in three RELATIONSHIP containers in the xlink:from attribute, which indicates that the same data source is used for sales comp 1, 2 and 3. IMPROVEMENT_COST_AND_DEPRECIATED_VALUE Element Depreciated Cost of each structure included in the cost approach must be provided in a separate instance of the IMPROVEMENT_COST_AND_DEPRECIATED_VALUE container. For example, when a dwelling and 2 outbuildings are included in the cost approach, three instances of the IMPROVEMENT_COST_AND_DEPRECIATED_VALUE container must be delivered in the XML. • Each IMPROVEMENT_COST_AND_DEPRECIATED_VALUE container must be linked to the subject instance of the IMPROVEMENT container to which the replacement/reproduction costs apply. For example, Page 68 Appendix B-1: URAR Implementation Guide v1.4 o The instance of the IMPROVEMENT_COST_AND_DEPRECIATED_VALUE container that is capturing Depreciated Cost of the Barn must be linked to the subject instance of the IMPROVEMENT container where ImprovementType = “Outbuilding” and OutbuildingType = “Barn”. o The instance of the IMPROVEMENT_COST_AND_DEPRECIATED_VALUE container that is capturing Depreciated Cost of the dwelling must be linked to the subject instance of the IMPROVEMENT container where ImprovementType = “Dwelling”. When there is more than one dwelling, the arcrole must be made to the appropriate instance of the IMPROVEMENT container (based on the ImprovementType = “Dwelling” and StructureIdentifier). • In each instance of the IMPROVEMENT_COST_AND_DEPRECIATED_VALUE container, o Information about the costs to replace/reproduce the structure must be delivered in the IMPROVEMENT_COST container. o Information about depreciation of the structure must be delivered in the IMPROVEMENT_DEPRECIATION container. IMPROVEMENT_COST Element In each instance of the IMPROVEMENT_COST_AND_DEPRECIATED_VALUE container, information about the costs to replace/reproduce the structure must be delivered in the IMPROVEMENT_COST container. Page 69 Appendix B-1: URAR Implementation Guide v1.4 • Within the IMPROVEMENT_COST container, the REPLACEMENT_REPRODUCTION_COST container must repeat for each area of the structure where costs to reproduce/replace are being estimated. o For example, when replacement/reproduction cost is provided for “Above Grade Finished Area” and “Built-in Garage”, two instances of the REPLACEMENT_REPRODUCTION_COST containers must be provided. IMPROVEMENT_DEPRECIATION Element In each instance of the IMPROVEMENT_COST_AND_DEPRECIATED_VALUE container, information about the depreciation related to the structure must be included in the IMPROVEMENT_DEPRECIATION container. This section describes how to package the UAD XML file, appraisal report, and the associated images. The same requirement applies for Appraisal Update and Completion Report as well. Create one .zip file for each appraisal (not to exceed 60 mb). The .zip file must include: • One UAD 3.6 XML file • One Appraisal Report PDF (including the embedded images) Page 70 Appendix B-1: URAR Implementation Guide v1.4 • Images folder includes images associated with this appraisal (e.g., .jpeg, .png) Creation of .zip File • Create a directory for the Report • Place the Appraisal Report and UAD XML file in this directory and create subdirectory (folder) called Images for the images. • Place the images in the Images subdirectory Page 71 Appendix B-1: URAR Implementation Guide v1.4 • ZIP the contents of the top-level Appraisal directory (folder) Page 72 Appendix B-1: URAR Implementation Guide v1.4 UAD 3.6 XML file • A well-formed XML file in accordance with the MISMO v3.6 Reference Model. • The XML must be formatted using UTF-8 encoding. • The images associated with an appraisal must not be embedded in the XML. Only the metadata about images must be provided in the XML that includes relative path to these images in the .zip file. The metadata about each image is included in an instance of the IMAGE container in the UAD 3.6 XML file as specified in the Images section. • The appraisal report (pdf) must not be embedded in the XML. It must be included in the .zip file as specified above. Appraisal Report – PDF requirements • The PDF report included in the .zip file must match the content of the corresponding XML file. Page 73 Appendix B-1: URAR Implementation Guide v1.4 • The appraisal report must be a first-generation/native PDF. For the purposes of the UAD, a first-generation PDF is a PDF file of the appraisal report that is produced and included in the .zip file by the appraiser’s software vendor before the appraisal is transmitted by the appraiser. • The PDF report included in the .zip file must not be password protected for opening/viewing/printing/page extracting. • The PDF report in the zip file is not encrypted. • PDF is not restricted from reading (e.g., no Digital Rights Management (DRM) protections). Images Folder in the .zip File • The name of the images folder must be “Images” (case sensitive). • Each image included in the Images folder of the .zip file must have a unique file name. • Please refer to the data point “MIMETypeIdentifier” in the URAR Delivery Specification document for the allowable extensions for the images. • Each image provided in the Images folder must be referenced at least once in the XML file. Page 74 Appendix B-1: URAR Implementation Guide v1.4 Header and Footer The header and footer display on each page of the URAR. They provide navigation and reference notations including report title, page numbers, and, if applicable, Reference IDs used by various parties to the appraisal. Header Text displays on all pages of the report except Summary. • Left side: DocumentType (UID: 1000.0039, FID: HF.001) = “Uniform Residential Appraisal Report” o Always displays • Right side: “Page X of XX” (where X stands for page number, and XX for total pages in document) o Always displays Figure HF - 1 See Appendix E – Report Style Guide for details displaying the header. Footer Text displays on every page of the report. Page 75 Appendix B-1: URAR Implementation Guide v1.4 • Appraisal Version # - AboutVersionIdentifier (UID: 2100.0010, FID: HF.002) o Always displays • Fannie Mae | Freddie Mac - DocumentFormIssuingEntityNameType (UID: 2100.0048, FID: HF.003) o Always displays • September 2024 - DocumentFormIssuingEntityVersionIdentifier (UID: 2100.0049, FID: HF.004) o Always displays • Appraiser Reference ID - AppraiserFileIdentifier (UID: 2100.0009, FID: HF.005) o Always displays • Agency Case File ID - AdditionalValuationIdentifier (UID: 2100.0005, FID: HF.006) o Displays when AdditionalValuationIdentifierType (UID: 2100.0006, FID: HF.006) = "GovernmentAgency" • Client Reference ID - AdditionalValuationIdentifier (UID: 2100.0003, FID: HF.007) o Displays when AdditionalValuationIdentifierType (UID: 2100.0004, FID: HF.007) = "Client" • AMC Reference ID - AdditionalValuationIdentifier (UID: 2100.0007, FID: HF.008) o Displays when AdditionalValuationIdentifierType (UID: 2100.0008, FID: HF.008) = "ManagementCompany” Page 76 Appendix B-1: URAR Implementation Guide v1.4 Figure HF - 2 See Appendix E – Report Style Guide for details displaying the footer. Text can be included in the footer for vendor branding. However, the text must not overlap the predefined fields. Page 77 Appendix B-1: URAR Implementation Guide v1.4 01 Summary The Summary section provides a synopsis of key information from the URAR to serve as a quick reference to the reader, including actions to be taken into consideration by a reviewer. The data in this section is redisplayed from other sections of the report. Page 78 Appendix B-1: URAR Implementation Guide v1.4 The Summary section always displays. The Source Section FID column indicates the origin of the summary data. All information repopulates from the associated source sections. Summary: General Information Report Field ID Report Label Source Section FID tion 1.000 Address 3.000 Subject 1.001 Opinion of Market Value 26.007 Reconciliation 1.085 (Cooperative Interest) 26.074 Display (Cooperative Interest) when it is displayed in Reconciliation. 1.002 Final Value Condition Statement 26.013 Reconciliation 1.003 Effective Date of Appraisal 26.011 Reconciliation 1.004 Assignment Reason 2.000 Assignment Information 1.005 Borrower Name 2.001 Assignment Information 1.006 Current Owner of Public Record 2.003 Assignment Information 1.007 Contract Price 20.004 Sales Contract | Reconciliation 1.008 Listing Status 19.002 Subject Listing information − for most recent listing 1.009 Market Value Condition 26.009 Reconciliation 1.010 Property Valuation Method 2.004 Assignment Information 1.011 Appraiser Name 2.017 Assignment Information Page 79 Appendix B-1: URAR Implementation Guide v1.4 Example: In Figure 1 - 1, the Summary section redisplays Opinion of Market Value, Effective Date of Appraisal, and Market Value Condition from the Reconciliation section of the report. Figure 1 - 1 Page 80 Appendix B-1: URAR Implementation Guide v1.4 Property Description The Property Description subsection always displays. Summary: Property Description Report Field ID Report Label Source Field ID Original Section 1.012 Construction Method 8.011 Dwelling Exterior – display all unique values for each occurrence of ConstructionMethodType when ImprovementType = “Dwelling” If there are multiple unique construction methods, display as stacked on a separate line. Page 81 Appendix B-1: URAR Implementation Guide v1.4 Summary: Property Description Report Field ID Report Label Source Field ID Original Section 1.013 Attachment Type 3.004 Subject Property 1.014 Structure Design 8.002 Dwelling Exterior 1.015 Planned Unit Development (PUD) 3.010 Subject Property 1.016 Condominium 3.011 Subject Property 1.017 Cooperative 3.012 Subject Property 1.018 Condop 3.013 Subject Property 1.019 Observed Project Deficiencies 18.014 Project Information 1.020 Subject Site Owned in Common 3.015 Subject Property 1.021 Units Excluding ADUs 3.005 Subject Property 1.022 Accessory Dwelling Units 3.006 Subject Property 1.023 Property Rights Appraised 3.019 Subject Property 1.024 Is the highest and best use of the subject property as improved (or as proposed per plans and specifications) the present use? 16.004 Highest and Best Use 1.025 Property Restriction 4.051 Site 1.026 Encroachment 4.059 Site 1.027 Zoning Compliance 4.014 Site 1.028 HUD Data Plate Attached 9.010 Manufactured Home 1.029 HUD Label Present for All Sections 9.016 Manufactured Home 1.030 Overall Quality 15.000 Overall Quality and Condition 1.031 Overall Condition 15.005 Overall Quality and Condition 1.000.1 No label 8.000.1 Dwelling Exterior [Image] Page 82 Appendix B-1: URAR Implementation Guide v1.4 Apparent Defects, Damages, Deficiencies Requiring Action The Apparent Defects, Damages, Deficiencies Requiring Action subsection always displays. The following data points determine how the information in this subsection is rendered. • SiteDefectsExistIndicator (UID: 1500.0178, FID: 4.099) • DwellingExteriorDefectsExistIndicator (UID: 3900.0097, FID: 8.055) • UnitInteriorDefectsExistIndicator (UID: 3900.0107, FID: 10.055) • OutbuildingDefectsExistIndicator (UID: 0300.0111, FID: 12.019) • VehicleStorageDefectsExistIndicator (UID: 3200.0021, FID: 13.004) • SubjectPropertyAmenitiesDefectsExistIndicator (UID: 0200.0053, FID: 14.005) 1. When all indicators are “false”, ‘None’ displays below the subsection header (gray bar), and the Apparent Defects, Damages, Deficiencies table does not display. (Figure 1 - 2) Figure 1 - 2 2. When Recommended Action is none for all defects, then the static text displays: There are no apparent defects, damages, or deficiencies requiring action. For details, reference the 'Reconciliation' section, and the table does not display. (Figure 1 - 3) From MH1 – Figure 1 - 3 Page 83 Appendix B-1: URAR Implementation Guide v1.4 3. Display each Defect, Damage, Deficiency in the table where DefectItemRecommendedActionType <> “None”. Summary: Apparent Defects, Damages, Deficiencies Requiring Action Report Field ID Report Label Source Field ID Original Section 1.032 [Static Text] The items listed below represent the As Is condition as of the effective date of this report 26.020 Reconciliation - Defects, Damages, Deficiencies Page 84 Appendix B-1: URAR Implementation Guide v1.4 Summary: Apparent Defects, Damages, Deficiencies Requiring Action Report Field ID Report Label Source Field ID Original Section 1.033 | 1.040 | 1.048 | 1.055 | 1.063 | 1.069 | 1.075 Feature 26.021 | 26.028 |26.036 | 26.044 |26.052 |26.058 | 26.064 Reconciliation - Defects, Damages, Deficiencies 1.034 | 1.041 | 1.049 | 1.056 | 1.064 |1.070 | 1.076 Location 26.022 | 26.029 | 26.037 | 26.045 | 26.053 | 26.059 | 26.065 Reconciliation - Defects, Damages, Deficiencies 1.035 | 1.042 | 1.050 | 1.057 | 1.065 | 1.071 | 1.077 Description 26.023 | 26.030 | 26.038 | 26.046 | 26.054 | 26.060 | 26.066 Reconciliation - Defects, Damages, Deficiencies 1.036 | 1.043 | 1.051 | 1.058 | 1.066 | 1.072 | 1.078 Affects Soundness or Structural Integrity 26.024 | 26.031 | 26.039 | 26.047 | 26.055 | 26.061 | 26.067 Reconciliation - Defects, Damages, Deficiencies 1.037 | 1.044 | 1.052 | 1.059 | 1.067 | 1.073 | 1.079 Recommended Action 26.025 | 26.032 | 26.040 | 26.048 | 26.056 | 26.062 | 26.068 Reconciliation - Defects, Damages, Deficiencies 1.038 | 1.045 | 1.053 | 1.060 | 1.068 | 1.074 | 1.080 Estimated Cost to Repair 26.026 | 26.033 | 26.041 | 26.049 | 26.057 | 26.063 | 26.069 Reconciliation - Defects, Damages, Deficiencies 1.081 Total Cost 26.070 Reconciliation - Defects, Damages, Deficiencies 1.082 As Is Overall Condition Rating 26.071 Reconciliation - Defects, Damages, Deficiencies 1.083 Total Estimated Cost of Items Recommended for Repair 26.072 n - Defects, Damages, Deficiencies 1.084 [Static Text] There are no apparent defects, damages, or deficiencies requiring action. For details, reference the ‘Reconciliation’ section. Estimated Cost to Repair • When CostToRepairType (UID: 3900.0001 FID: Not on report) = “Itemized” o Display the column Estimated Cost to Repair and the Total Cost - DefectCostToRepairTotalAmount (UID: 3900.0002, FID: 1.081) ▪ Calculated: The sum of all occurrences of DefectItemEstimatedCostToRepairAmount ▪ Right-justify label Total Cost and the amount (Figure 1 - 4) Recommended Action with Estimated Cost to Repair Page 85 Appendix B-1: URAR Implementation Guide v1.4 Figure 1 - 4 • When CostToRepairType (UID: 3900.0001 FID: Not on report) = “TotalCost” o Display the label Total Estimated Cost of Items Recommended for Repair and DefectCostToRepairTotalAmount (UID: 3900.0002, FID: 1.083) below the table. o Do not display the column Estimated Cost to Repair and Total Cost amount. • When CostToRepairType (UID: 3900.0001 FID: Not on report) = “None” o Do not display the column Estimated Cost to Repair and Total Cost amount or the label Total Estimated Cost of Items Recommended for Repair. (Figure 1 - 5) Page 86 Appendix B-1: URAR Implementation Guide v1.4 Recommended Action but no Estimated Cost to Repair Figure 1 - 5 As Is Overall Condition Rating When NewConstructionIndicator = "false" AND (PropertyValuationConditionalConclusionType = "SubjectToCompletionPerPlans" OR "SubjectToRepair") • Display As Is Overall Condition Rating – PropertyAsIsConditionRatingCode (UID: 1300.0034, FID: 1.082) and display static text in italics, “Existing condition of the property as of the effective date of this appraisal, excluding all required repairs, alterations, or inspections” below label As Is Overall Condition Rating. (Figure 1 - 6) Figure 1 - 6 Page 87 Appendix B-1: URAR Implementation Guide v1.4 02 Assignment Information The Assignment Information section provides information about the entities involved in the appraisal, and work completed by the appraiser and other parties. The section provides space for commentary and exhibits. Page 88 Appendix B-1: URAR Implementation Guide v1.4 The Assignment Information section provides information about the entities involved in the appraisal, and work completed by the appraiser and other parties. This section provides space for additional commentary and exhibits. Assignment Reason Assignment Information: General Information – Assignment Reason Report Field ID Report Label Unique ID MISMO Data Point Name Display Rules 2.000 Assignment Reason 1000.0034 ValuationAssignmentType Always displays Borrower, Seller, and Current Owner Borrowers, sellers, and current owners may be individuals or legal entities. Page 89 Appendix B-1: URAR Implementation Guide v1.4 Assignment Information: General Information – Borrower, Seller, and Current Owner Report Field ID Report Label Unique ID MISMO Data Point Name Display Rules Borrower Name When borrower is not provided, do not display report label. 2.001 Borrower Name 1000.0103 PartyRoleType Display when PartyRoleType = “Borrower” and is an individual 1000.0101 FirstName Display when the borrower is an individual 1000.0170 MiddleName Display when provided when the borrower is an individual 1000.0102 LastName Display when the borrower is an individual 1000.0171 SuffixName Display when provided when the borrower is an individual 1000.0105 PartyRoleType Display when PartyRoleType = “Borrower” and is a legal entity 1000.0104 FullName Display when the borrower is a legal entity Seller Name When seller is not provided, do not display report label. 2.002 Seller Name 1000.0021 PartyRoleType Display when PartyRoleType = “PropertySeller” and is an individual 1000.0018 FirstName Display when the seller is an individual 1000.0172 MiddleName Display when provided when the seller is an individual 1000.0019 LastName Display when the seller is an individual 1000.0173 SuffixName Display when provided when the seller is an individual 1000.0116 PartyRoleType Display when PartyRoleType = “PropertySeller” and is a legal entity 1000.0020 FullName Display when the seller is a legal entity Page 90 Appendix B-1: URAR Implementation Guide v1.4 Current Owner of Public Record There must be at least one instance of Current Owner of Public Record - PartyRoleType = “PropertyOwner”. The XML formation and applicable rows in the UAD Specification will vary depending on whether the Current Owner of Public Record: A. Matches the Borrower Name, such as for some refinance transactions, or B. Matches the Seller Name, or C. Does not match the Borrower and/or Seller Name For A and B, the vendor should send multiple ROLEs for the PARTY instead of repeating the PropertyOwner instance of PARTY with the exact same information. Reference the PARTY Element and ROLE Element sections for more information. Page 91 Appendix B-1: URAR Implementation Guide v1.4 Assignment Information: General Information – Current Owner of Public Record Report Field ID Report Label Unique ID MISMO Data Point Name Display Rules 2.003 Current Owner of Public Record 1000.0182 PartyRoleType For Case A when the borrower/property owner is an individual, populate with “PropertyOwner” Redisplay the Borrower Name (2.001) in Current Owner of Public Record (2.003). 1000.0183 PartyRoleType For Case A when the borrower/property owner is a legal entity, populate with “PropertyOwner” Redisplay the Borrower Name (2.001) in Current Owner of Public Record (2.003). 1000.0184 PartyRoleType For Case B when the seller/property owner is an individual (person), populate with “PropertyOwner” Redisplay the Seller Name (2.002) in Current Owner of Public Record (2.003). 1000.0185 PartyRoleType For Case B when the seller/property owner is an individual person, populate with “PropertyOwner” Redisplay the Seller Name (2.002) in Current Owner of Public Record (2.003). 1000.0025 PartyRoleType For Case C when the property owner is an individual (person), populate with “PropertyOwner” and include the following: 1000.0022 FirstName Display when the property owner is an individual 1000.0174 MiddleName Display when provided when the property owner is an individual 1000.0023 LastName Display when the property owner is an individual 1000.0175 SuffixName Display when provided when the property owner is an individual 1000.0117 PartyRoleType For Case C when the property owner is a legal entity, populate with “PropertyOwner” and include the following: 1000.0024 FullName Display when the property owner is a legal entity Page 92 Appendix B-1: URAR Implementation Guide v1.4 Property Valuation Method and Property Data Report Assignment Information: General Information – Property Valuation Method and Property Data Report Report Field ID Report Label Unique ID MISMO Data Point Name Display Rules 2.004 Property Valuation Method 1000.0158 PropertyValuationMethodType Always displays 2.005 Was a Property Data Report used in lieu of an Inspection? 1000.0043 Property Data Report Indicator Checkbox always displays When “true”, triggers the Property Data Report subsection (2.055 - 2.063) Appraiser Fee and AMC Fee Appraiser Fee and AMC Fee, if provided, are each a type-value pair in the XML that is included in the corresponding instance of PARTY: • Appraiser Fee, if provided, is included in the instance with PartyRoleType (UID: 2400.0056, FID: Not on report) = “Appraiser”, as described in the Appraiser and Supervisory Appraiser subsection in this chapter (2.017-2.131). • AMC Fee, if provided, is included in the instance with the AMC, as described in the [Role]/[Role] subsection in this chapter (2.032- 2.046). o PartyRoleType (UID: 2400.0300, FID: 2.010) = “ManagementCompany” if the AMC is not the client. o PartyRoleType (UID: 2400.0017, FID: 2.011) = “ManagementCompany” if the AMC is the client. Page 93 Appendix B-1: URAR Implementation Guide v1.4 Assignment Information: General Information Report Field ID Report Label Unique ID MISMO Data Point Name Display Rules 2.006 Appraiser Fee 1000.0010 FeeType Display when FeeType = “AppraisalFee” AND Exists If not provided, do not display report label. 1000.0011 ProvidedServiceActualCostAmount 2.007 AMC Fee 1000.0152 FeeType Display when FeeType = “AppraisalManagementCompanyFee” AND Exists If not provided, do not display report label. 1000.0153 ProvidedServiceActualCostAmount 1000.0004 FeeType Display when FeeType = “AppraisalManagementCompanyFee” AND PartyRoleType = “Client” AND Exists. If not provided, do not display report label. 1000.0005 ProvidedServiceActualCostAmount Example of Appraiser Fee and AMC Fee Figure 2 - 1 Page 94 Appendix B-1: URAR Implementation Guide v1.4 Government Agency Appraisals and Special Identification Assignment Information: General Information – Government Agency Appraisals and Special Identification Report Field ID Report Label Unique ID MISMO Data Point Name Display Rules 2.008 Government Agency 1000.0028 GovernmentAgencyAppraisalIndicator When “false”, do not display report label. 1000.0029 GovernmentAgencyAppraisalType Required when GovernmentAgencyAppraisalIndicator = “true” 2.009 Investor Requested Special Identification 1000.0038 InvestorRequestedIdentificationCode When not provided, do not display report label. Page 95 Appendix B-1: URAR Implementation Guide v1.4 Contact Information The Contact Information subsection includes information about the people and/or companies (“contacts”) that are pertinent to the appraisal, including: • Clients, including lenders, AMCs, and other parties ([Role]/[Role] subsection) • Appraiser and supervisory appraiser, if applicable (Appraiser/Supervisory Appraiser subsection) • Person(s) providing significant real property appraisal assistance (Significant Real Property Appraisal Assistance subsection) • Entity providing a property data report (Property Data Report subsection) Every contact has one or more roles (PartyRoleType). PartyRoleType determines which of the subsections the contact appears in. [Role]/[Role] This portion of Contact Information shows details about the lender, client, and/or AMC. It repeats for each lender, client, and/or AMC on the report (each instance of PARTY). A PARTY can have more than one PartyRoleType, which impacts the report display and the XML creation. This table provides some typical examples. [Role]/[Role] - Examples Example Occurrences of PartyRoleType in XML How to Display Subheading (2.010/2.011) Reference in This Chapter The lender is the client PartyRoleType (UID: 2400.0018, FID: 2.010) = “Client” PartyRoleType (UID: 2400.0017, FID: 2.011) = “Lender” Client/Lender Clients The AMC is the client PartyRoleType (UID: 2400.0018, FID: 2.010 = “Client” PartyRoleType (UID: 2400.0017, FID: 2.011) = “ManagementCompany” Client/Appraisal Management Company Clients Another entity - Attorney PartyRoleType (UID: 2400.0018, FID: 2.010) = “Client” PartyRoleType (UID: 2400.0017, FID: 2.011) = “Attorney” Client/Attorney Clients Page 96 Appendix B-1: URAR Implementation Guide v1.4 [Role]/[Role] - Examples Example Occurrences of PartyRoleType in XML How to Display Subheading (2.010/2.011) Reference in This Chapter Another entity - Investor PartyRoleType (UID: 2400.0018, FID: 2.010) = “Client” PartyRoleType (UID: 2400.0017, FID: 2.011) = “Investor” Client/Investor Clients Another entity - Client PartyRoleType (UID: 2400.0018, FID: 2.010) = “Client” PartyRoleType (UID: 2400.0017, FID: 2.011) = “Other” PartyRoleTypeOtherDescription (UID: 2400.0077, FID: 2.011) Client/[Other Description] Clients The AMC is not the client PartyRoleType (FID: 2400.0300, UID: 2.010) = “ManagementCompany” Appraisal Management Company When Lender/AMC is not the Client Example showing Client/Lender and AMC In this example, credentials (licensing information) are reported for the AMC. (Figure 2 - 2) Figure 2 - 2 Although the information is similar for clients and non-clients, the data points are different and clients require an additional PartyRoleType, therefore they are split out in this document. Page 97 Appendix B-1: URAR Implementation Guide v1.4 Client Company name and address is reported for clients, and credentials (license information) are reported for AMCs when applicable (when required by the jurisdiction in which the subject property is located). • Clients must have an additional PartyRoleType (UID: 2400.0017, FID: 2.011) to identify the type of client. Page 98 Appendix B-1: URAR Implementation Guide v1.4 Assignment Information: Contact Information – [Role]/[Role] - Client Report Field ID Report Label Unique ID MISMO Data Point Name Display Rules When PartyRoleType (UID: 2400.0018, FID: 2.010) = “Client” and PartyRoleType (UID: 2400.0017, FID: 2.011) is present … 2.012 Company Name 2400.0013 FullName Always displays 2.013 Company Address 2400.0001 AddressLineText Always displays 2400.0002 CityName Always displays 2400.0004 StateCode Always displays 2400.0003 PostalCode Always displays Credentials If LicenseIdentifier, LicenseIssuingAuthorityStateCode, and LicenseExpirationDate are not provided, do not display report label. 2.014 ID 2400.0015 LicenseIdentifier Display when provided for PartyRoleType (UID: 2400.0017, FID: 2.011) = “ManagementCompany”. If not provided, do not display report label. 2.015 State 2400.0016 LicenseIssuingAuthorityStateCode Display when provided for PartyRoleType (UID: 2400.0017, FID: 2.011) = “ManagementCompany”. If not provided, do not display report label. 2.016 Expires 2400.0014 LicenseExpirationDate Display when provided for PartyRoleType (UID: 2400.0017, FID: 2.011) = “ManagementCompany”. If not provided, do not display report label. Page 99 Appendix B-1: URAR Implementation Guide v1.4 When a given PARTY plays multiple roles (e.g., Lender is also the Client), then both roles must be identified in the same instance of the PARTY container via multiple occurrences of the ROLE container, and the specific role played by the party is captured in ROLE/ROLE_DETAIL/PartyRoleType. • When Lender is also the Client, the instance of the PARTY container representing Lender must have two instances of the ROLE container. One of the instances must identify ROLE/ROLE_DETAIL/PartyRoleType as “Lender”, the second instance must identify ROLE/ROLE_DETAIL/PartyRoleType as “Client”. Similarly, when AMC is the Client, or Attorney is the Client, the PARTY container must include two instances of ROLE container. The snippet provided below depicts a PARTY container where Lender is also the Client. Page 100 Appendix B-1: URAR Implementation Guide v1.4 When Lender/AMC is Not the Client • Deliver the appraisal management company information if an appraisal management company exists but is not the client. (Figure 2 - 3) Figure 2 - 3 Page 101 Appendix B-1: URAR Implementation Guide v1.4 • Deliver the lender information if a lender exists but is not the client. (Figure 2 - 4) Figure 2 - 4 Page 102 Appendix B-1: URAR Implementation Guide v1.4 • Deliver the property data collector information if a property data report is used. (Figure 2 - 5) Figure 2 - 5 Page 103 Appendix B-1: URAR Implementation Guide v1.4 Assignment Information: Contact Information – [Role]/[Role] – Non-Clients Report Field ID Report Label Unique ID MISMO Data Point Name Display Rules When PartyRoleType (UID: 2400.0300, FID: 2.010) = “Lender” or “Management Company”… 2.012 Company Name 2400.0295 FullName … displays 2.013 Company Address 2400.0296 AddressLineText … displays 2400.0297 CityName … displays 2400.0299 StateCode … displays 2400.0298 PostalCode … displays Credentials If LicenseIdentifier, LicenseIssuingAuthorityStateCode, and LicenseExpirationDate are not provided, do not display report label. 2.014 ID 2400.0397 LicenseIdentifier Display when provided for PartyRoleType (UID: 2400.0300, FID: 2.010) = “ManagementCompany”. If not provided, do not display report label. 2.015 State 2400.0398 LicenseIssuingAuthorityStateCode Display when provided for PartyRoleType (UID: 2400.0300, FID: 2.010) = “ManagementCompany”. If not provided, do not display report label. 2.016 Expires 2400.0396 LicenseExpirationDate Display when provided for PartyRoleType (UID: 2400.0300, FID: 2.010) = “ManagementCompany”. If not provided, do not display report label. Appraiser and Supervisory Appraiser Page 104 Appendix B-1: URAR Implementation Guide v1.4 This portion of Contact Information shows details about the Appraiser and Supervisory Appraiser (if any). • The Appraiser displays first, followed by the Supervisory Appraiser (if any). • Although the report is very similar for appraisers and supervisors, the datapoints are different, and therefore they are split out in this document. Appraiser Information about the Appraiser displays based on PartyRoleType (UID: 2400.0056, FID: Not on report) = “Appraiser”, and always displays. Note: To easily find data points in the UAD Specification, search for “Appraiser” under the “Additional Context” column. Assignment Information: Contact Information – Appraiser Report Field ID Report Label Unique ID MISMO Data Point Name Display Rules 2.017 Name 2400.0041 FirstName Always displays 2400.0043 MiddleName Display when provided 2400.0042 LastName Always displays 2400.0044 SuffixName Display when provided 2.018 Designation 2400.0049 AppraiserDesignationType Display when provided Page 105 Appendix B-1: URAR Implementation Guide v1.4 Assignment Information: Contact Information – Appraiser Report Field ID Report Label Unique ID MISMO Data Point Name Display Rules If there are multiple designations, display separated with a comma 2.019 Company Name 2400.0047 AppraiserCompanyName Always displays 2.020 Company Address 2400.0033 AddressLineText Always displays 2400.0034 CityName Always displays 2400.0036 StateCode Always displays 2400.0035 PostalCode Always displays Scope of Inspection by Appraiser Always displays Subject Property Inspection 2.021 Exterior 2400.0081 PropertyExteriorInspectionMethodType Always displays 2.022 Interior 2400.0082 PropertyInteriorInspectionMethodType Always displays 2.023 Inspection Date 2400.0080 InspectionDate Display when provided. When not provided, do not display report label. Credentials Always displays 2.024 Level 2400.0051 AppraiserLicenseType Always displays 2.025 ID 2400.0054 LicenseIdentifier Required when AppraiserLicenseType <> “None” When not provided, do not display report label. 2.026 State 2400.0055 LicenseIssuingAuthorityStateCode Required when AppraiserLicenseType <> “None” When not provided, do not display report label. 2.027 Expires 2400.0053 LicenseExpirationDate Required when AppraiserLicenseType <> “None” When not provided, do not display report label 2.028 ASC Identifier 2400.0048 AppraisalSubCommitteeAppraiserIdentifier Display when provided. Page 106 Appendix B-1: URAR Implementation Guide v1.4 Supervisory Appraiser Information about the Supervisory Appraiser displays based on PartyRoleType (UID: 2200.0085, FID: Not on report) = “AppraiserSupervisor”. If there is no Supervisory Appraiser, the subsection does not display. Note: To easily find data points in the UAD Specification, search for “Supervisory Appraiser” under the “Additional Context” column. Assignment Information: Contact Information – Appraiser Report Field ID Report Label Unique ID MISMO Data Point Name Display Rules When not provided, do not display report label. 2.029 VA Appraiser ID 2400.0256 2400.0258 AgencyAppraiserIdentifierType AgencyAppraiserIdentifier Display when GovernmentAgencyAppraisalType "VA" 2.030 FHA Appraiser ID 2400.0256 2400.0258 AgencyAppraiserIdentifierType AgencyAppraiserIdentifier Display when GovernmentAgencyAppraisalType "FHA" 2.031 Employment Type 1000.0006 AppraiserEmploymentType Display when GovernmentAgencyAppraisalType "VA" Page 107 Appendix B-1: URAR Implementation Guide v1.4 Assignment Information: Contact Information – Supervisory Appraiser Report Field ID Report Label Unique ID MISMO Data Point Name Display Rules When PartyRoleType (UID: 2200.0085, FID: Not on report) = “AppraiserSupervisor” … 2.032 Name 2200.0075 FirstName … displays 2200.0077 MiddleName Display when provided 2200.0076 LastName … displays 2200.0078 SuffixName Display when provided 2.033 Designation 2400.0432 AppraiserDesignationType Display when provided If there are multiple designations, display separated with a comma. 2.034 Company Name 2400.0428 AppraiserCompanyName … displays 2.035 Company Address 2400.0423 AddressLineText … displays 2400.0424 CityName … displays 2400.0426 StateCode … displays 2400.0425 PostalCode … displays Scope of Inspection by Supervisory Appraiser … displays Subject Property Inspection 2.036 Exterior 2400.0503 PropertyExteriorInspectionMethodType … displays 2.037 Interior 2400.0504 PropertyInteriorInspectionMethodType … displays 2.038 Inspection Date 2400.0502 InspectionDate Display when provided. When not provided, do not display report label. Credentials … displays 2.039 Level 2200.0080 AppraiserLicenseType … displays 2.040 ID 2200.0083 LicenseIdentifier …displays 2.041 State 2200.0084 LicenseIssuingAuthorityStateCode … displays 2.042 Expires 2200.0082 LicenseExpirationDate … displays Page 108 Appendix B-1: URAR Implementation Guide v1.4 Assignment Information: Contact Information – Supervisory Appraiser Report Field ID Report Label Unique ID MISMO Data Point Name Display Rules When PartyRoleType (UID: 2200.0085, FID: Not on report) = “AppraiserSupervisor” … 2.043 ASC Identifier 2400.0427 AppraisalSubCommitteeAppraiserIdentifier Display when provided. When not provided, do not display report label. 2.044 2.045 VA Appraiser ID FHA Appraiser ID 2400.0431 2400.0430 AgencyAppraiserIdentifierType AgencyAppraiserIdentifier Display “FHA Appraiser ID” when GovernmentAgencyAppraisalType "FHA" Display “VA Appraiser ID” when GovernmentAgencyAppraisalType "VA": 2.046 Employment Type 2400.0429 AppraiserEmploymentType Display when (GovernmentAgencyAppraisalType (UID: 1000.0029 FID: 2.008) = "VA" Always displays report label when GovernmentAgencyAppraisalType = “VA” See Assignment – Arcrole Relationship section for an example, with an appraiser and a supervisory appraiser. Significant Real Property Appraisal Assistance The Significant Real Property Appraisal Assistance subsection displays when there are one or more contacts with PartyRoleType (UID: 2400.0412, FID: Not on report) = “SignificantRealPropertyAppraisalAssistance”. • If there are multiple contacts who provided significant real property appraisal assistance, the subsection repeats for each one. • If there are no contacts who provided significant real property appraisal assistance, the subsection does not display. Notes: • To easily find data points in the UAD Specification, search for “Significant Real Property Appraisal Assistance” under the “Additional Context” column. • Significant Real Property Appraisal Assistance also drives the display of the following in the Certifications and Scope of Work section. o Which version of 28.041 is displayed depends on whether or not there is significant real property appraisal assistance. o Name (2.047) also displays in 28.042. Page 109 Appendix B-1: URAR Implementation Guide v1.4 Assignment Information: Contact Information – Significant Real Property Appraisal Assistance Report Field ID Report Label Unique ID MISMO Data Point Name Display Rules When PartyRoleType (UID: 2400.0412, FID: Not on report) = “SignificantRealPropertyAppraisalAssistance” … 2.047 Name 2400.0405 FirstName … displays 2400.0407 MiddleName Display when provided 2400.0406 LastName … displays 2400.0408 SuffixName Display when provided Credentials 2.049 Level 2400.0488 AppraiserLicenseType … displays 2.050 ID 2400.0410 LicenseIdentifier Display when AppraiserLicenseType <> “None” If not provided, do not display report label. 2.051 State 2400.0411 LicenseIssuingAuthorityStateCode Display when AppraiserLicenseType <> “None” If not provided, do not display report label. 2.052 Expires 2400.0409 LicenseExpirationDate Display when AppraiserLicenseType <> “None” If not provided, do not display report label. 2.048 Description 2400.0413 PartyRoleTypeAdditionalDescription … displays Page 110 Appendix B-1: URAR Implementation Guide v1.4 Property Data Report The Property Data Report subsection displays when PropertyDataReportIndicator (UID: 1000.0043, FID: 2.005) = “true”. Notes: • If PropertyDataReportIndicator (UID: 1000.0043, FID: 2.005) = “true”, there must be a contact with PartyRoleType (UID: 2400.0300, FID: Not on report) = “PropertyDataCollector”, as the Property Data Collector is the person who completed the Property Data Report. • Inspection information for this subsection uses containment instead of an arcrole. Assignment Information: Contact Information – Property Data Report Report Field ID Report Label Unique ID MISMO Data Point Name Display Rules When PartyRoleType (UID: 2400.0300, FID: Not on report) = “PropertyDataCollector” and PropertyDataIdentifier UID: 1000.0043, UID: 2.005) = “true” … 2.053 Name 1000.0186 FirstName Display when provided Page 111 Appendix B-1: URAR Implementation Guide v1.4 Assignment Information: Contact Information – Property Data Report Report Field ID Report Label Unique ID MISMO Data Point Name Display Rules When PartyRoleType (UID: 2400.0300, FID: Not on report) = “PropertyDataCollector” and PropertyDataIdentifier UID: 1000.0043, UID: 2.005) = “true” … 1000.0188 MiddleName Display when provided 1000.0187 LastName Display when provided 1000.0189 SuffixName Display when provided 2.054 Occupation 1000.0195 PrimaryOccupationType … displays 2.055 Company Name 1000.0190 FullName … displays 2.056 Company Address 1000.0191 AddressLineText … displays 1000.0192 CityName … displays 1000.0194 StateCode … displays 1000.0193 PostalCode … displays 2.057 Reference ID 2400.0088 InspectorFileIdentifier Display when provided Subject Property Inspection … displays 2.058 Exterior 1000.0132 PropertyExteriorInspectionMethodType … displays 2.059 Interior 1000.0133 PropertyInteriorInspectionMethodType … displays 2.060 Inspection Date 1000.0119 InspectionDate … displays Page 112 Appendix B-1: URAR Implementation Guide v1.4 Property Data Collector Assignment Information and Scope of Work Commentary The Assignment Information and Scope of Work Commentary subsection displays only when comments are provided. Any commentary must use ValuationCommentText (UID: 0100.0044, FID: 2.061) and ValuationAnalysisCategoryType (UID: 0100.0045, FID: 2.061) = “Assignment”. Assignment Information Exhibits Page 113 Appendix B-1: URAR Implementation Guide v1.4 The Assignment Information Exhibits subsection displays when images are provided. All text displays above the image in bold font. • Any images included must be delivered using ImageCategoryType (UID: 1400.0638, FID: 2.062.1) = “AssignmentExhibit”. • If provided, an image caption is included using ImageCaptionCommentDescription (UID: 1400.0640, FID: 2.062.2). Assignment – Arcrole Relationships Arcrole relationships, establishes "relationships" or linkages in the XML data file that may be visually obvious on the URAR Report. In the XML data, specific instances of data points or containers must be connected to properly represent the information. • Containers or datapoints to be linked are identified using "xlink:label.” • The RELATIONSHIP container holds the xlink:arcrole, xlink:from, and xlink:to attributes that describe the data relationships. INSPECTION to ROLE Appraiser/AppraiserSupervisor Performing the Subject Property Inspection. Provide one RELATIONSHIP container for each appraiser-related role (provided in the data set) joining the INSPECTION container to the PARTY container. Appraiser Role Unique ID Parent Container MISMO Attribute Name Supported Attribute Enumerations 1400.0348 RELATIONSHIP @xlink:arcrole urn:fdc:mismo.org:2009:residential/INSPECTION_CompletedBy_ROLE 1400.0349 RELATIONSHIP @xlink:from INSPECTION_n 1400.0350 RELATIONSHIP @xlink:to ROLE_n 2400.0286 INSPECTION @xlink:label INSPECTION_n 2400.0045 ROLE @xlink:label ROLE_n Page 114 Appendix B-1: URAR Implementation Guide v1.4 Appraiser Supervisor Role Unique ID Parent Container MISMO Attribute Name Supported Attribute Enumerations 2400.0492 RELATIONSHIP @xlink:arcrole urn:fdc:mismo.org:2009:residential/INSPECTION_CompletedBy_ROLE 2400.0493 RELATIONSHIP @xlink:from INSPECTION_n 2400.0494 RELATIONSHIP @xlink:to ROLE_n 2400.0501 INSPECTION @xlink:label INSPECTION_n 2200.0079 ROLE @xlink:label ROLE_n Page 115 Appendix B-1: URAR Implementation Guide v1.4 In this example, an appraiser and a supervisory appraiser are represented in the XML and displayed on the report. Refer to the Arcrole/Data Relationships section in the MISMO XML Version 3.6 chapter for additional information. Page 116 Appendix B-1: URAR Implementation Guide v1.4 03 Subject Property The Subject Property section provides overall information including the address, legal description, and ownership rights of the property being appraised. This section provides space for additional commentary and exhibits. Page 117 Appendix B-1: URAR Implementation Guide v1.4 The Subject Property section always displays. Required data always displays; conditionally required data displays when the conditionality statement is met. Refer to the URAR Delivery Specification for detailed information. Subject Property: General Information Report Field ID Report Label Unique ID MISMO Data Point Name Display Rules 3.000 Physical Address 0100.0007 AddressLineText Always displays Page 118 Appendix B-1: URAR Implementation Guide v1.4 Subject Property: General Information Report Field ID Report Label Unique ID MISMO Data Point Name Display Rules 0100.0008 AddressUnitIdentifier Display if exists Display the AddressUnitDesignatorType (UID: 1200.0052, FID: 3.000) = “Unit” followed by the AddressUnitIdentifier Note: For properties with multiple units, do not populate unit number in Physical Address. Unit Identifier is included in the Unit Interior section. 0100.0009 CityName Always displays 0100.0011 PostalCode 0100.0012 StateCode 3.001 Alternate Physical Address 0100.0002 AddressLineText Display when CityName Exists OR PostalCode Exists OR StateCode Exists 0100.0003 AddressUnitIdentifier Display if exists Note: All data elements (except for AddressUnitIdentifier) must be delivered when providing a property's additional address. 0100.0004 CityName Display when AddressLineText Exists OR PostalCode Exists OR StateCode Exists 0100.0005 PostalCode Display when AddressLineText Exists OR CityName Exists OR StateCode Exists 0100.0006 StateCode Display when AddressLineText Exists OR CityName Exists OR PostalCode Exists 3.002 County 0100.0010 CountyName Always displays 3.003 Neighborhood Name 0100.0017 NeighborhoodName Display if exists 3.004 Attachment Type 0100.0020 AttachmentType Always displays 3.005 Units Excluding ADUs 0100.0022 LivingUnitExcludingADUCount 3.006 Accessory Dwelling Units 0100.0019 AccessoryDwellingUnitTotalCount 3.007 Dwellings Containing Units 0100.0021 DwellingCount Display when LivingUnitExcludingADUCount > 1 3.008 Special Tax Assessments 0100.0033 SpecialTaxAssessmentsIndicator Always displays 3.009 Description of Special Tax Assessments and Impact to Value/Marketability 0100.0050 ValuationCommentText Display when SpecialTaxAssessmentsIndicator = "true" AND ValuationAnalysisCategoryType (UID: 0100.0049, FID: Not on report) = “PropertySpecialTaxAssessments” Page 119 Appendix B-1: URAR Implementation Guide v1.4 Subject Property: General Information Report Field ID Report Label Unique ID MISMO Data Point Name Display Rules 3.010 Planned Unit Development 0100.0026 PUDIndicator Checkbox always displays Note: When PUDIndicator = “true”, PropertyInProjectIndicator must be false 3.011 3.012 3.013 Condominium Cooperative Condop 2500.0168 ProjectLegalStructureType Checkboxes always display When PropertyInProjectIndicator (UID: 0100.0065, FID: Not on report) = "false”, each checkbox displays with a checkmark in No. When PropertyInProjectIndicator = "true”, a check mark displays in Yes for one of the three checkboxes Condominium, Cooperative, Condop, the other two display a check mark in No. 3.014 Property on Native American Lands 0100.0054 NativeAmericanLandsIndicator Checkbox always displays 3.015 Subject Site Owned in Common 0100.0047 LandOwnedInCommonIndicator Checkbox always displays 3.016 Homeowner Responsible for all Exterior Maintenance of Dwelling(s) 0100.0046 HomeownerResponsibleForExteri orMaintenanceIndicator Checkbox always displays 3.017 New Construction 0300.0010 NewConstructionIndicator Checkbox always displays 3.018 Construction Stage 0300.0066 ConstructionStatusType When NewConstructionIndicator = "true" AND GovernmentAgencyAppraisalType = "FHA" OR "VA" Page 120 Appendix B-1: URAR Implementation Guide v1.4 Figure 3 - 1 Ownership Rights The Ownership Rights subsection displays when the property is not in a cooperative. Below is an overview of the subsection. (Figure 3 - 2) Subject Property: Ownership Rights Report Field ID Report Label Unique ID MISMO Data Point Name Display Rules 3.019 Property Rights Appraised 0100.0024 PropertyEstateType Display when PropertyInProjectIndicator = "false" OR ProjectLegalStructureType = "Condominium" 3.020 Community Land Trust 1500.0031 CommunityLandTrustIndicator Display when PropertyEstateType = "Leasehold" or “Other” 3.021 Native American Lands 1500.0199 NativeAmericanLandsType Display when NativeAmericanLandsIndicator = "true" 3.022 Ground Rent Annual Amount 0100.0028 PropertyGroundLeaseAnnualAmount Display when PropertyEstateType = "Leasehold" AND LandOwnedInCommonIndicator = "false" 3.023 Renewable 0100.0030 PropertyGroundLeaseRenewableIndicator - Display when PropertyGroundLeaseAnnualAmount > 0 - Display when PropertyEstateType = "Leasehold" AND LandOwnedInCommonIndicator = "false" 3.024 Term 0100.0031 PropertyGroundLeaseTermYearsCount Display when GovernmentAgencyAppraisalIndicator = "true" AND PropertyGroundLeaseRenewableIndicator = "true" Page 121 Appendix B-1: URAR Implementation Guide v1.4 Subject Property: Ownership Rights Report Field ID Report Label Unique ID MISMO Data Point Name Display Rules 3.025 Expires 0100.0029 PropertyGroundLeaseExpirationDate - Display when PropertyGroundLeaseAnnualAmount > 0 - Display when PropertyEstateType = "Leasehold" AND LandOwnedInCommonIndicator = "false" 3.026 Description of Ground Rent and Impact to Value/Marketability 0100.0048 PropertyGroundRentDescription Display when PropertyGroundLeaseAnnualAmount > 0 3.027 All Rights Included in Appraisal 0100.0034 AllPropertyRightsAppraisedIndicator Display when LandOwnedInCommonIndicator = "false" 3.028 Rights Not Included 0100.0036 PropertyPartialInterestType Display when AllPropertyRightsAppraisedIndicator = "false" 3.029 Mineral Rights Leased 0100.0023 MineralRightsLeasedIndicator Display when GovernmentAgencyAppraisalIndicator = "true" AND AppraisedIndicator = "false" AND (AllPropertyRightsAppraisedIndicator = "true" OR PropertyPartialInterestType <> "MineralRights") 3.030 Description of Rights Not Included 0100.0038 PropertyRightsNotAppraisedDescription Display when AllPropertyRightsAppraisedIndicator = "false" Figure 3 - 2 Legal Description The Legal Description subsection always displays. The legal description is required either in text format or an image. • When Legal Description - ParcelsLegalDescription (UID: 0100.0067, FID: 3.031) is provided, the text displays. (Figure 3 - 3) Figure 3 - 3 Page 122 Appendix B-1: URAR Implementation Guide v1.4 • When an image is provided for Legal Description, it must be delivered using ImageCategoryType (UID: 3000.0043, FID: 3.031.1) = “LegalDescription” and the image displays within the subsection below the gray bar. (Figure 3 - 4) Figure 3 - 4 Subject Property Commentary The Subject Property Commentary subsection displays only when comments are provided. Any commentary must use ValuationCommentText (UID: 0100.0044, FID: 3.032) and ValuationAnalysisCategoryType (UID: 0100.0045, FID: Not on report) = “SubjectProperty”. <VALUATION_COMMENTARY> <ValuationAnalysisCategoryType>SubjectProperty</ValuationAnalysisCategoryType> <ValuationCommentText>Additional commentary may be added here.</ValuationCommentText> </VALUATION_COMMENTARY> Subject Property Exhibits The Subject Property Exhibits subsection displays only when images are provided. All text must display above the image in bold font. • Other images included must be delivered using ImageCategoryType (UID: 1400.0638, FID: 3.033.1) = “SubjectPropertyExhibit”. • An image caption should be included using ImageCaptionCommentDescription (UID: 1400.0640, FID: 3.033.2). Page 123 Appendix B-1: URAR Implementation Guide v1.4 04 Site The Site section provides information about the characteristics of the parcel(s) such as size, property access, site influences, utilities, and property restrictions. This section provides space for additional commentary, exhibits, and information about any apparent defects, damages, or deficiencies related to the site. Page 124 Appendix B-1: URAR Implementation Guide v1.4 The Site section always displays in the report; however, there are multiple data points from the Subject Property section that determine conditionality, such as: • Subject Site Owned in Common - LandOwnedInCommonIndicator (UID: 0100.0047, FID: 3.015) • PropertyInProjectIndicator (UID: 0100.0065, FID: Not on report) • Subject Property - ProjectLegalStructureType (UID: 2500.0168) o Condominium (FID: 3.011) o Coop (FID: 3.012) o Condop (FID: 3.013) Site Size and Parcels When Subject Site Owned in Common - LandOwnedInCommonIndicator (UID: 0100.0047, FID: 3.015) = "false" • Total Site Size - LotSizeAreaMeasure (UID: 1500.0093, FID: 4.000) displays Page 125 Appendix B-1: URAR Implementation Guide v1.4 • For area less than 1 acre, use square feet in whole numbers (e.g., 27,840 Sq. Ft.). • For area that is 1 acre or more, use acres to 2 decimals (e.g., 1.25 Acres). • If using the metric system, for area less than 1 hectare, use square meters in whole numbers (e.g., 7,500 Sq. M.). • If using the metric system, for area that is 1 hectare or more, use hectares to 2 decimals (e.g., 1.25 Hectares). • When Number of Parcels - ParcelCount (UID: 1500.0094, FID: 4.002) > 1 (Figure 4 - 1) • Contiguous - ParcelsContiguousIndicator (UID: 1500.0095, FID: 4.003) displays o When false, display “No” o When true, display “Yes” • Elements Dividing Parcels - ParcelSeparatorType (UID: 1500.0020, FID: 4.004) displays o When there are multiple parcels, separate with “|” (e.g., Body of Water | Road) • Dimensions - SiteDimensionsDescription (UID: 1500.0160, FID: 4.001) display when GovernmentAgencyAppraisalIndicator (UID: 1000.0028, FID: Not on report) = “true” and is provided Figure 4 - 1 Information for each parcel For each parcel identified, additional data is required: • Assessor Parcel Number (APN) - ParcelIdentificationType (UID: 1500.0026, FID: 4.005) o Display unless ProjectLegalStructureType = “Cooperative” or when an APN is not available for the parcel. • APN Description - ParcelDescriptionClassificationType (UID: 1500.0023, FID: 4.006) • Parcel Size - ParcelAreaMeasure (UID: 1500.0022, FID: 4.007) o For area less than 1 acre, use square feet in whole numbers (e.g., 27,840 Sq. Ft.). o For area that is 1 acre or more, use acres to 2 decimals (e.g., 1.25 Acres). o If using the metric system, for area less than 1 hectare, use square meters in whole numbers (e.g., 7,500 Sq. M.). o If using the metric system, for area that is 1 hectare or more, use hectares to 2 decimals (e.g., 1.25 Hectares). Page 126 Appendix B-1: URAR Implementation Guide v1.4 • Each parcel displays as a separate row in the table. Example: For a single-family property where the subject site is not owned in common. (Figure 4 - 2) Figure 4 - 2 Example: For a condo where subject site is owned in common. (Figure 4 - 3) Figure 4 - 3 Zoning • Under Zoning, Compliance - SiteZoningComplianceType (UID: 1500.0125, FID: 4.008) always displays. Page 127 Appendix B-1: URAR Implementation Guide v1.4 When Compliance - SiteZoningComplianceType = “Legal” display: • Classification Code - SiteZoningClassificationIdentifier (UID: 1500.0122, FID: 4.009) • Classification Code Description - SiteZoningClassificationDescription (UID: 1500.0123, FID: 4.010) • Description of Zoning Compliance (displays only when provided) - SiteZoningComplianceDescription (UID: 1500.0124, FID: 4.014) When Compliance - SiteZoningComplianceType = “Illegal” display: • Classification - Code SiteZoningClassificationIdentifier (UID: 1500.0122, FID: 4.009) • Classification Code Description - SiteZoningClassificationDescription (UID: 1500.0123, FID: 4.010) • Reasons Illegal - SiteZoningComplianceIllegalReasonType (UID: 1500.0128, FID: 4.011) o If there are multiple Reasons Illegal, display as stacked on separate lines. • Impact - ValuationAnalysisCategoryType (UID: 1500.0191, FID: 4.012) • Description of Zoning Compliance - SiteZoningComplianceDescription (UID: 1500.0124, FID: 4.014) When Compliance - SiteZoningComplianceType = “LegalNonconforming” display: Page 128 Appendix B-1: URAR Implementation Guide v1.4 • Classification Code - SiteZoningClassificationIdentifier (UID: 1500.0122, FID: 4.009) • Classification Code Description - SiteZoningClassificationDescription (UID: 1500.0123, FID: 4.010) • Impact - ValuationAnalysisCategoryType (UID: 1500.0191, FID: 4.012) • Rebuildable to Current Density/Use - ZoningPermitRebuildToCurrentDensityIndicator (UID: 1500.0127, FID: 4.013) • Description of Zoning Compliance (when provided) - SiteZoningComplianceDescription (UID: 1500.0124, FID: 4.014) When Compliance - SiteZoningComplianceType = “NoZoning” display: • Impact - ValuationAnalysisCategoryType (UID: 1500.0191, FID: 4.012) • Description of Zoning Compliance (when provided) - SiteZoningComplianceDescription (UID: 1500.0124, FID: 4.014) Property Use The Property Use subheading displays when Subject Site Owned in Common - LandOwnedInCommonIndicator (UID: 0100.0047, FID: 3.009) = “false”. Page 129 Appendix B-1: URAR Implementation Guide v1.4 Note: When LandOwnedInCommonIndicator = "true", Property Use does not display. Non-residential uses in the living unit are reported in the Unit Interior section. Any commercial space in a condominium, cooperative, or condop project is reported in the Project Information section. Site: Property Use Report Field ID Report Label Unique ID MISMO Data Point Name Display Rules Display when LandOwnedInCommonIndicator = “false” AND… 4.015 Primarily Residential 1500.0036 PropertyPrimarilyResidentialUseIndicator … PropertyMixedUsageIndicator = "true" 4.016 Residential Use 1500.0037 ResidentialUsePercent … PropertyMixedUsageIndicator = "true" AND GovernmentAgencyAppraisalIndicator = "true" Display with % sign 4.017 Non-Residential Use 1500.0039 NonResidentialUseType … PropertyMixedUsageIndicator = "true" When there are multiple, display as stacked on separate lines When “false”, display “None” 4.018 Non-Residential Modification 1500.0032 NonResidentialModificationIndicator … PropertyMixedUsageIndicator = "true" 4.019 Description of Non- Residential Use/Modification 1500.0033 NonResidentialUseDescription … PropertyMixedUsageIndicator = "true" Property Access • Primary Access - PropertyPrimaryEntryExitMethodType (UID: 1500.0055, FID: 4.020) always displays. Page 130 Appendix B-1: URAR Implementation Guide v1.4 Site: Property Access Report Field ID Report Label Unique ID MISMO Data Point Name Display Rules 4.020 Primary Access 1500.0055 PropertyPrimaryEntryExitMethodType Always displays 4.021 Street Type and Surface 1500.0049 1500.0047 StreetAccessType ImprovedSurfaceMaterialType Display when (PropertyPrimaryEntryExitMethodType = "PublicStreet" OR "PrivateStreet") − Display Street Access Type and Surface Material Type separated by "|" (Figure 4 - 4) − If there are multiple, display as "stacked" 4.022 Known Maintenance Agreement 1500.0052 PrivateStreetMaintenanceAgreementExistIndicator Display when PropertyPrimaryEntryExitMethodType = "PrivateStreet" 4.023 Typical for Market 1500.0054 PropertyAccessTypicalToMarketIndicator Always displays 4.024 Description of Property Access 1500.0053 PropertyAccessDescription PropertyAccessTypicalToMarketIndicator = "false" OR Exists Figure 4 - 4 Page 131 Appendix B-1: URAR Implementation Guide v1.4 Site Influence The Site Influence subsection always displays. The details of the table vary based on the influence selected. Each site influence, environmental condition, or body of water selected from the enumerated list displays as a separate row in the table. An image may be included for each site influence. Influence - SiteInfluenceType (UID: 1500.0087, FID: 4.025) always displays. (Figure 4 - 5) Figure 4 - 5 Page 132 Appendix B-1: URAR Implementation Guide v1.4 Site: Site Influence Report Field ID Report Label Unique ID MISMO Data Point Name Display Rules 4.025 Influence 1500.0087 SiteInfluenceType Always displays − Each SiteInfluenceType displays once (Figure 4 - 6), unless: o ApparentEnvironmentalCondition o BodyOfWater 4.026 Proximity 1500.0015 DistanceFromPropertyLinearMeasure @LinearUnitOfMeasureType Display when EnvironmentalConditionType <> "None" AND (SiteInfluenceProximityType = "Bordering" OR "Offsite") − Display Proximity followed by a “|” then the Distance and Unit of Measure (Feet, Kilometers, Meters, Miles) in same cell (e.g., Offsite | 1 Mile) − For distances less than one mile display a leading zero to the left of the decimal point, e. g., Offsite | 0.02 Mile 1500.0018 EnvironmentalConditionProximityType Display when EnvironmentalConditionType <> "None" 1500.0076 BodyOfWaterProximityType Display when SiteInfluenceType = "BodyOfWater" 1500.0086 SiteInfluenceProximityType Display when SiteInfluenceType <> "BodyOfWater" 4.027 Detail 1500.0068 SpecialAirportHazardZoneType Display when GovernmentAgencyAppraisalIndicator = "true" AND SiteInfluenceType = "Airport" 1500.0084 InfluenceMeetsPolicyRequirementsIndicator Display when GovernmentAgencyAppraisalIndicator = "true" AND (SiteInfluenceType = "LocalDistributionLine" OR "OverheadElectricPowerTransmissionLine" OR "HighPressureGasLine") 1500.0016 EnvironmentalConditionType Display when EnvironmentalConditionType <> "None" − If <> "None", display a separate "Apparent Environmental Condition" row in the Site Influence table for each environmental condition − If "None", do not display a row for "Apparent Environmental Conditions" 1500.0073 BodyOfWaterType Display when SiteInfluenceType = "BodyOfWater" − If there are multiple Bodies of Water, display each on a separate row in the Site Influence table 4.028 Impact 1500.0177 ValueMarketabilityImpactType Display when EnvironmentalConditionType <> "None" 4.029 Comment 1500.0176 EnvironmentalConditionIdentifiedDescription Display when EnvironmentalConditionType <> "None" 1500.0247 BodyOfWaterDescription Display when SiteInfluenceType = “BodyOfWater” AND (ValueMarketabilityImpactType = "Adverse" OR "Beneficial") OR Exists 1500.0181 SiteInfluenceDescription Display when SiteInfluenceType = “BodyOfWater” AND (ValueMarketabilityImpactType = "Adverse" OR "Beneficial") OR (InfluenceMeetsPolicyRequirementsIndicator = "false") OR Exists Page 133 Appendix B-1: URAR Implementation Guide v1.4 Site: Site Influence Report Field ID Report Label Unique ID MISMO Data Point Name Display Rules Site Influence Commentary 4.030 Commentary 1500.0257 ValuationCommentText Display when exists Figure 4 - 6 Water Frontage with Private Access When Influence - SiteInfluenceType (UID: 1500.0087, FID: 4.025) <> “BodyOfWater”, Water Frontage with Private Access subsection does not display. When Influence - SiteInfluenceType (UID: 1500.0087, FID: 4.025) = “BodyOfWater”, Water Frontage with Private Access must be determined for each body of water. • When PrivateAccessIndicator (UID: 1500.0075) = ”false” for all bodies of water, this subsection does not display. Page 134 Appendix B-1: URAR Implementation Guide v1.4 • When PrivateAccessIndicator (UID: 1500.0075) = ”true” for 1 or more body of water, additional information is needed for each instance, which displays on a separate row in the Water Frontage with Private Access table: o Total Linear Measurement – WaterFrontageTotalLengthLinearMeasure, @LinearUnitOfMeasureType (UID: 1500.0091, FID: 4.031) displays ▪ Display Linear Measurement and Unit of Measure in same cell o Permanent Waterfront Feature - WaterfrontFeatureType (UID: 1500.0082, FID: 4.032) displays, e.g., Beach, Dock, etc. ▪ When there are multiple waterfront features, display as stacked on separate lines. o Right to Build - WaterfrontDevelopmentRightsIndicator (UID: 1500.0092, FID: 4.033) displays when WaterfrontFeatureType = "None" o Frontage - BodyOfWaterType (UID: 1500.0073, FID: 4.034) – e.g., Bay, Canal, Cove, etc. ▪ This field redisplays from Site Influence Detail - FID: 4.027 (Figure 4 - 7) o Name - BodyOfWaterName (UID: 1500.0072, FID: 4.035) displays when provided o Waterfront Access Rights - WaterAccessRightType (UID: 1500.0079, FID: 4.036) displays o Access Depth - WaterAccessDepthType (UID: 1500.0197, FID: 4.037) displays o Water Frontage Commentary - ValuationAnalysisCategoryType (UID: 1500.0253, FID: 4.037) = “WaterFrontages” displays when provided Note: When PrivateAccessIndicator = “true”, an image must be provided in Site Exhibits with ImageCategoryType = “WaterFrontage”. Page 135 Appendix B-1: URAR Implementation Guide v1.4 Figure 4 - 7 View and Impact to Value/Marketability The View and Impact to Value/Marketability subsection always displays. Additional information is always required for each view. Each view displays as a separate row in the table. (Figure 4 - 8) Page 136 Appendix B-1: URAR Implementation Guide v1.4 Site: View and Impact to Value/Marketability Report Field ID Report Label Unique ID MISMO Data Point Name Display Rules 4.039 View 1500.0120 ViewType Always displays 4.039 (Primary) 1500.0117 ViewPrimaryIndicator Display when multiple views are provided (Primary) displays to the right of the view The primary view must be in the first row When there is only 1 view, (Primary) does not display 4.040 Range of View 1500.0118 ViewRangeType Always displays 4.041 Impact 1500.0184 ValueMarketabilityImpactType Always displays View Commentary 4.042 View Commentary 1500.0257 ValuationCommentText Display when exists Figure 4 - 8 Site Features and Impact to Value/Marketability The appearance of the Site Features and Impact to Value/Marketability table varies based on the details of the property being appraised. • Non-Residential Property Use • Hazard Zone Page 137 Appendix B-1: URAR Implementation Guide v1.4 • Property Restrictions (EncumbranceType = “ConditionsCovenantsRestrictions”) • Easements (EncumbranceType = “Easements”) • Encroachments (EncumbranceType = “Encroachments”) • Site Characteristics Site: Site Features and Impact to Value/Marketability Report Field ID Report Label Unique ID MISMO Data Point Name Display Rules 4.043 Non-Residential Property Use 1500.0034 PropertyMixedUsageIndicator Display when LandOwnedInCommonIndicator = "false" 4.044 Detail 1500.0040 NonResidentialUseType Display when LandOwnedInCommonIndicator = "false" AND PropertyMixedUsageIndicator = "true" If there are multiple non-residential uses, they are displayed in the same row and separated by a pipe (|) 4.045 Impact 1500.0190 ValueMarketabilityImpactType Display when @ValuationUseType = "SubjectProperty" AND PropertyMixedUsageIndicator = "true" 4.046 Comment 1500.0189 ValuationCommentText Display when @ValuationUseType = "SubjectProperty" AND PropertyMixedUsageIndicator = "true" Hazard Zone Always displays 4.047 Detail 1500.0042 1500.0045 HazardZoneType LavaFlowZoneCode Always displays When HazardZoneType = "USGSLavaFlowZone" display the HazardZoneType followed by LavaFlowZoneCode Page 138 Appendix B-1: URAR Implementation Guide v1.4 Site: Site Features and Impact to Value/Marketability Report Field ID Report Label Unique ID MISMO Data Point Name Display Rules When there are multiple hazard zones, they are displayed in the same row and separated by a pipe (|) When “None”, “No Hazard Zone Noted” displays (Figure 4 - 9) 4.048 Impact 1500.0187 ValueMarketabilityImpactType Display when @ValuationUseType = "SubjectProperty" AND HazardZoneType <> "None" 4.049 Comment 1500.0186 ValuationCommentText Display when (@ValuationUseType = "SubjectProperty" AND HazardZoneType <> "None" AND ValueMarketabilityImpactType = "Adverse") OR (@ValuationUseType = "SubjectProperty" AND HazardZoneType <> "None" AND (ValueMarketabilityImpactType = "Beneficial" OR "Neutral") AND Exists) 4.050 Property Restriction 1500.0012 EncumbranceType Display when exists Each Property Restriction displays on a separate row When there are no property restrictions, this row does not display 4.051 Detail 1500.0002 RestrictionType Display when EncumbranceType = “ConditionsCovenantsRestrictions” 4.052 Impact 1500.0171 ValueMarketabilityImpactType Display when EncumbranceType = “ConditionsCovenantsRestrictions” 4.053 Comment 1500.0170 RestrictionDescription Display when (EncumbranceType = "ConditionsCovenantsRestrictions" AND (ValueMarketabilityImpactType = "Adverse" OR "Beneficial")) OR (EncumbranceType = "ConditionsCovenantsRestrictions" AND ValueMarketabilityImpactType = "Neutral" AND Exists) 4.054 Easement 1500.0012 EncumbranceType Display when exists Each Easement displays on a separate row When there are no easements, this row does not display 4.055 Detail 1500.0004 EasementType Display when EncumbranceType = "Easement" 4.056 Impact 1500.0173 ValueMarketabilityImpactType Display when EncumbranceType = "Easement" 4.057 Comment 1500.0172 EasementDescription Display when (EncumbranceType = "Easement" AND (ValueMarketabilityImpactType = "Adverse" OR "Beneficial")) OR (EncumbranceType = "Easement" AND ValueMarketabilityImpactType = "Neutral" AND Exists) 4.058 Encroachment 1500.0012 EncumbranceType Display when exists Page 139 Appendix B-1: URAR Implementation Guide v1.4 Site: Site Features and Impact to Value/Marketability Report Field ID Report Label Unique ID MISMO Data Point Name Display Rules Each Encroachment displays on a separate row When there are no encroachments, this row does not display 4.059 Detail 1500.0008 EncroachmentDirectionType Display as stacked when EncumbranceType = "Encroachment" 1500.0009 EncroachmentType 4.060 Impact 1500.0175 ValueMarketabilityImpactType Display when EncumbranceType = "Encroachment" 4.061 Comment 1500.0174 EncroachmentDescription Display when (EncumbranceType = "Encroachment" AND (ValueMarketabilityImpactType = "Adverse" OR "Beneficial")) OR (EncumbranceType = "Encroachment" AND ValueMarketabilityImpactType = "Neutral" AND Exists) Site Characteristic Displays when SiteFeatureType <> "None" 4.063 Detail 1500.0062 SiteFeatureType Always displays When "Topography", display Topography followed by TopographyType (UID: 1500.0065, FID: 4.058) separated by a pipe “|” When "Drainage", display Drainage followed by SiteDrainageReasonType (UID: 1500.0060, FID: 4.058) separated by a pipe “|” (e.g., Drainage | Standing Water) Each Site Characteristic displays on a separate row 4.064 Impact 1500.0180 ValueMarketabilityImpactType Display when SiteFeatureType <> "None" 4.065 Comment 1500.0179 SiteFeatureDescription Display when (SiteFeatureType <> "None" AND (ValueMarketabilityImpactType = "Adverse" OR "Beneficial")) OR Exists Site Features Commentary 4.066 Site Features Commentary 1500.0252 ValuationAnalysisCategoryType Display when ValuationAnalysisCategoryType = “SiteFeatures” AND Exists Page 140 Appendix B-1: URAR Implementation Guide v1.4 Figure 4 - 9 Utilities and Impact to Value/Marketability The Utilities and Impact to Value/Marketability subsection always displays. It indicates whether the utilities that are listed on the report are connected to the site, and whether the utility is public or private. • Electricity, Sanitary Sewer, and Water always display as row headers and in alphabetical order on the report. • Gas displays only when UtilityType (UID: 1500.0104, FID: 4.075) = “Gas” is indicated. Page 141 Appendix B-1: URAR Implementation Guide v1.4 • Broadband Internet Available – BroadbandInternetAvailableIndicator (FID: 1500.0166, FID: 4.067) o Always displays • Dwelling/Improvement within Utility Easement – ImprovementInBoundaryOfEasementIndicator (UID: 1500.0007, FID: 4.068) o Displays when EasementType = "Utility" AND GovernmentAgencyAppraisalIndicator (UID: 1000.0122, FID: Not on report) = "true" • Public/Private – required for each utility indicated o When SiteUtilityOwnershipType (UID: 1500.0102, FID: 4.070, 4.076, 4.082, 4.088, 4.094) = “Public”, a check mark displays under Public o When SiteUtilityOwnershipType (UID: 1500.0102, FID: 4.071, 4.077, 4.083, 4.089, 4.095) = “NonPublic”, a check mark displays under Private o When both are indicated, display in the same row with check marks under Public and Private • Detail – when SiteUtilityOwnershipType = “NonPublic”, additional information is required. o Electricity ▪ When UtilityType (UID: 1500.0104, FID: 4.069) = “Electricity”: • ElectricitySourceType (UID: 1500.0106, FID: 4.072), displays the enumerated value If there are multiple electricity source types , separate by a “|” • When UtilitySharedIndicator (UID: 1500.0103, FID: 4.072) = “true”, display ElectricitySourceType followed by “(Shared)”, in same cell. • When UtilitySharedIndicator (UID: 1500.0103, FID: 4.072) = “false”, does not display o Gas ▪ When UtilityType (UID: 1500.0104, FID: 4.075) = “Gas”: • When UtilitySharedIndicator (UID: 1500.0103, FID: 4.078) = “true”, display “(Shared)” • When UtilitySharedIndicator (UID: 1500.0103, FID: 4.078) = “false”, do not display o Sanitary Sewer ▪ When UtilityType (UID: 1500.0104, FID: 4.081) = “SanitarySewer”: • SewerSystemType (UID: 1500.0166, FID: 4.084), displays the enumerated value Page 142 Appendix B-1: URAR Implementation Guide v1.4 o If there are multiple sewer system types , separate by a “|” • When UtilitySharedIndicator (UID: 1500.0103, FID: 4.084) = “true”, display SewerSystemType followed by “(Shared)”, in same cell. • When UtilitySharedIndicator (UID: 1500.0103, FID: 4.084) = “false”, do not display • AND GovernmentAgencyAppraisalType (UID: 1000.0121, FID: 2.008) = "FHA" AND PublicSewerUtilityAvailableNotConnectedIndicator (UID: 1500.0168, FID: 4.084) o When “true”, display “Public sewer available not connected” o When “false”, display “Public sewer not available” o Water ▪ When UtilityType (UID: 1500.0104, FID: 4.087) = “Water”: • WaterSourceType (UID: 1500.0111, FID: 4.090), displays the enumerated value o If there are multiple water sources , separate by a “|” • When UtilitySharedIndicator (UID: 1500.0103, FID: 4.090) = “true”, display WaterSourceType followed by “(Shared)”, in same cell. • UtilitySharedIndicator (UID: 1500.0103, FID: 4.090) = “false”, do not display • If GovernmentAgencyAppraisalIndicator (UID: 1000.0122, FID: Not on report) = "true" AND o WaterSourceType (UID: 1500.0111, FID: 4.090) = “well” ▪ WaterWellType (UID: 1500.0110, FID: 4.090) may be provided • Example: Well - Drilled (Shared) ▪ UtilityMeetsDistanceRequirementIndicator (UID: 1500.0113, FID: 4.090) • When “true”, display "Well meets distance requirements" • When “false”, display "Well does not meet distance requirements" o When GovernmentAgencyAppraisalType (UID: 1000.0121, FID: 2.008) = "FHA" AND PublicWaterUtilityAvailableNotConnectedIndicator (UID: 1500.0168, FID: 4.090) Page 143 Appendix B-1: URAR Implementation Guide v1.4 ▪ When “true”, display “Public water available not connected” ▪ When “false”, display “Public water not available” o Other ▪ If UtilityType (UID: 1500.0104, FID: 4.093) = “Other”: • UtilityTypeOtherDescription (UID: 1500.0105, FID: 4.093) the description displays o If there are multiple UtilityType = “Other”, display each instance in a new row • When UtilitySharedIndicator (UID: 1500.0103, FID: 4. 096) = “true”, display “(Shared)” in same cell. • When UtilitySharedIndicator (UID: 1500.0103, FID: 4. 096) = “false”, do not display • Private Utility Impact - ValueMarketabilityImpactType (UID: 1500.0183, FID: 4.073, 4.079, 4.085, 4.091, 4.097) o Displays when SiteUtilityOwnershipType = "NonPublic" • Comment – SiteUtilityDescription (UID: 1500.0132, FID: 4.080, 4.074, 4.086, 4.092, 4.098) (Figure 4 - 10) o Displays when (SiteUtilityOwnershipType = "NonPublic" AND ValueMarketabilityImpactType = "Adverse") OR Exists o If “Public” and “Non-Public” comments are received for the same utility, comments display concatenated within the same cell. Figure 4 - 10 Page 144 Appendix B-1: URAR Implementation Guide v1.4 Apparent Defects, Damages, Deficiencies (Site) The appraiser must report any significant adverse issue(s) pertaining to the site. Appraisers should reference the appropriate government agency appraisal guidelines for specific requirements. The Apparent Defects, Damages, Deficiencies (Site) subsection header always displays. • When SiteDefectsExistIndicator (UID: 1500.0178, FID: 4.099) = “false”, “None” displays in the section. Page 145 Appendix B-1: URAR Implementation Guide v1.4 • When SiteDefectsExistIndicator (UID: 1500.0178, FID: 4.099) = “true”, “The items listed below represent the As Is condition as of the effective date of this report” displays and additional data is required. o Feature – Provide the value “Other” for DefectComponentLabelType (UID: 3900.0122, FID: Not on report) AND the text provided in DefectComponentLabelTypeOtherDescription (UID: 3900.0123, FID: 4.100|4.100.1) displays under the Feature column. o Location – Provide the value “Other” for DefectItemLocationType (UID: 3900.0127, FID: Not on report) AND the text provided in DefectItemLocationTypeOtherDescription (UID: 3900.0159, FID: 4.101) displays under the Location column. o Description - DefectItemDescription (UID: 3900.0125, FID: 4.102) always displays. o Affects Soundness or Structural Integrity - DefectItemAffectsSoundnessStructuralIntegrityIndicator (UID: 3900.0124, FID: 4.103) always displays. o Recommended Action - DefectItemRecommendedActionType (UID: 3900.0128, FID: 4.104) • Each defect identified in this section must be associated with site. i.e., the DEFECT container must be linked to SITE container with an arcrole (for details see the Site – Arcrole Relationship section below). Site Valuation Methodology The Site Valuation Methodology subsection displays when (CostApproachIndicator = "false" AND SiteValueIndicator = "true"). (Figure 4 - 11) • Opinion of Site Value – SiteEstimatedValueAmount (UID: 1100.0030, FID: 4.105) always displays when Site Valuation Methodology is included. • Primary Site Valuation Method – SiteValuationMethodType (UID: 1100.0033, FID: 4.106) always displays when Site Valuation Methodology is included. Page 146 Appendix B-1: URAR Implementation Guide v1.4 • When Primary Site Valuation Method – SiteValuationMethodType (UID: 1100.0033, FID: 4.106) = “SalesComparison” AND @ValuationUseType = ”LandComparable”, additional information is needed: o Address or APN must be provided. If both are provided, both should be delivered in the data and displayed on the report. o Address displays when Assessor Parcel Number (APN) - ParcelIdentifier (UID: 1100.0017, FID: 4.111) is null. ▪ # - PropertyOrdinalNumber (UID: 1100.0015, FID: 4.107) ▪ Address • AddressLineText (UID: 1100.0005, FID: 4.108) • CityName (UID: 1100.0007, FID: 4.108) • PostalCode (UID: 1100.0009, FID: 4.108) • StateCode (UID: 1100.0010, FID: 4.108) ▪ County - CountyName (UID: 1100.0008, FID: 4.109) o Assessor Parcel Number (APN) displays when Address - AddressLineText (UID: 1100.0005, FID: 4.108) is null. ▪ Assessor Parcel Number (APN) - ParcelIdentifier (UID: 1100.0017, FID: 4.111) o Data Source –DataSourceIdentifier (UID: 1800.0347, FID: 4.110) o Displays when ((@ValuationUseType = "SalesComparable" OR "GrossRentMultiplierComparable" OR "RentalComparable" OR "LandComparable") AND DataSourceType = "MLS") OR ((@ValuationUseType = "SalesComparable" OR "GrossRentMultiplierComparable" OR "RentalComparable" OR "LandComparable") AND Exists) o Identifier, when provided, displays in the same cell as Data Source o If there are multiple data sources, they display in the same cell separated by a “|” (e.g., MLS 123456 | Zoning) o Site Size - LotSizeAreaMeasure (UID: 1100.0020, FID: 4.112) o Displays when @ValuationUseType = "LandComparable" o Follow display rules for LotSizeAreaMeasure (UID: 1500.0093, FID: 4.000) o Display the number followed by @AreaUnitOfMeasureType o Sale Date - OwnershipTransferDate (UID: 1100.0018, FID: 4.113) o Displays when @ValuationUseType = "LandComparable" o Price - OwnershipTransferTransactionAmount (UID: 1100.0019, FID: 4.114) o Displays when @ValuationUseType = "LandComparable" • Reconciliation of Site Value - SiteEstimatedValueCommentDescription (UID: 1100.0031, FID: 4.115) Page 147 Appendix B-1: URAR Implementation Guide v1.4 o Displays when CostApproachIndicator (UID: 1000.0027, FID: Not on report) = “true” OR SiteValueIndicator (UID: 1000.0033, FID: Not on report) = “true”. Figure 4 - 11 Page 148 Appendix B-1: URAR Implementation Guide v1.4 Page 149 Appendix B-1: URAR Implementation Guide v1.4 Site Commentary The Site Commentary subsection displays only when comments are provided. Any commentary must use ValuationCommentText (UID: 0100.0044, FID: 4.116) and ValuationAnalysisCategoryType (UID: 0100.0045, FID: Not on report) = “Site”. Site Exhibits The Site Exhibits subsection displays when images are provided. All text displays above the image in bold font. • Any images included must be delivered using ImageCategoryType (UID: 1400.0638, FID: 6.018). • An image caption should be included using ImageCaptionCommentDescription (UID: 1400.0640, FID: 6.017). Site Exhibits Report Field ID Unique ID MISMO Data Point/Enumerated Value Image Header Conditionality 4.017.1 1400.0983 ImageCategoryType/NonresidentialUse Non-Residential Use CR IF PropertyMixedUsageIndicator = "true" 4.020.1 1400.0619 ImageCategoryType/PropertyAccess Property Access (Street Scene) Required 4.025.1 1400.0638 ImageCategoryType/SiteInfluence Site Influence Display when image provided 4.032.1 1400.0638 ImageCategoryType/PermanentWaterfrontF eature Permanent Waterfront Feature Display when image provided 4.034.1 1400.0638 ImageCategoryType/WaterFrontage Water Frontage Display when PrivateAccessIndicator= “true” 4.039.1 1400.0638 ImageCategoryType/View View Display when image provided 4.059.1 1400.0638 ImageCategoryType/Encroachment Encroachment Display when image provided Page 150 Appendix B-1: URAR Implementation Guide v1.4 Site Exhibits Report Field ID Unique ID MISMO Data Point/Enumerated Value Image Header Conditionality 4.063.1 1400.0638 ImageCategoryType/SiteCharacteristic Site Characteristic Display when image provided 4.117.1 1400.0638 ImageCategoryType/SiteExhibit user provided text only Display when image provided 4.118.1 1400.0638 ImageCategoryType/LandComparableMap Map of Land Comparables Display when image provided 4.119.1 1400.0638 ImageCategoryType/PropertyBoundaries Property Boundaries Display when image provided 4.100.1 3900.0123 Images provided for Apparent Defects, Damages, Deficiencies (Site) must be delivered in the DEFECT container. Apparent Defects, Damages, Deficiencies – followed by DefectComponentLabelTypeOtherDescription Display when image provided 4.100.2 1400.0922 ImageCaptionCommentDescription User provided text follows [Apparent Defects, Damages, Deficiencies – followed by DefectComponentLabelTypeOtherDescription] Display when caption is provided 4.017.2 4.020.2 4.025.2 4.032.2 4.034.2 4.039.2 4.059.2 4.063.2 4.217.2 1400.0640 User provided text following any enumerated value from ImageCategoryType. Reference Key Concept - Image Data for detailed guidance on the various ways images are handled in the URAR. Site – Arcrole Relationships Arcrole relationships, establishes "relationships" or linkages in the XML data file that may be visually obvious on the URAR Report. In the XML data, specific instances of data points or containers must be connected to properly represent the information. • Containers or datapoints to be linked are identified using "xlink:label.” • The RELATIONSHIP container holds the xlink:arcrole, xlink:from, and xlink:to attributes that describe the data relationships. Page 151 Appendix B-1: URAR Implementation Guide v1.4 DEFECT to SITE Each defect identified in this section must be associated with site. i.e., the DEFECT container must be linked to SITE container via arcrole. One RELATIONSHIP container is required for each defect associated with the site. Unique ID Parent Container MISMO Attribute Name Supported Attribute Enumerations 3900.0148 RELATIONSHIP @xlink:arcrole urn:fdc:mismo.org:2009:residential/DEFECT ContainsDefectOf SITE 3900.0149 RELATIONSHIP @xlink:from DEFECT_n 3900.0150 RELATIONSHIP @xlink:to SITE_n 3900.0143 SITE @xlink:label SITE_n 3900.0121 DEFECT @xlink:label DEFECT_n Refer to the section Arcrole/Data Relationships in the MISMO XML Version 3.6 chapter for additional information. Page 152 Appendix B-1: URAR Implementation Guide v1.4 05 Disaster Mitigation The Disaster Mitigation section provides information about disaster mitigation features that exist on the property. This section provides space for additional commentary and exhibits. The Disaster Mitigation section displays when DisasterMitigationFeatureType (UID: 3700.0002, FID: 5.000) is a value other than ‘None’. If DisasterMitigationFeatureType = “none”, this section does not display. If there are multiple disaster mitigation features, display as stacked on separate lines. Disaster Mitigation Commentary The Disaster Mitigation Commentary subsection must display when the Disaster Mitigation section is included in the report. Any commentary must use ValuationCommentText (UID: 3700.0004, FID: 5.001) and ValuationAnalysisCategoryType (UID: 3700.0005, FID: 5.001) = “DisasterMitigation”. <VALUATION_COMMENTARY> <ValuationAnalysisCategoryType>DisasterMitigation</ValuationAnalysisCategoryType> <ValuationCommentText>Additional commentary may be added here.</ValuationCommentText> Page 153 Appendix B-1: URAR Implementation Guide v1.4 </VALUATION_COMMENTARY> Disaster Mitigation Exhibits The Disaster Mitigation Exhibits subsection displays only when images are provided. All text must display above the image in bold font. • Any images included must be delivered using ImageCategoryType (UID: 1400.0638, FID: 5.002.1) = “DisasterMitigationExhibit”. • An image caption should be included using ImageCaptionCommentDescription (UID: 1400.0640, FID: 5.002.2). Reference Key Concept - Image Data for detailed guidance on the various ways images are handled in the URAR. Page 154 Appendix B-1: URAR Implementation Guide v1.4 06 Energy Efficient and Green Features The Energy Efficient and Green Features section provides information about the following and their impacts to value and/or marketability: • Renewable energy components, such as solar panels • Building certifications, such as Leadership in Energy and Environmental Design (LEED) and National Green Building Standard (NGBS Green™) • Green efficiency ratings, such as HERS® and WaterSense This section provides space for additional commentary and exhibits. Page 155 Appendix B-1: URAR Implementation Guide v1.4 The Energy Efficient and Green Features section displays when one or more of the three energy efficient or green features is “true”. (Figure 6 - 1) • Known Renewable Energy Components: RenewableEnergyComponentExistsIndicator (UID: 2600.0005, FID: 6.000) • Known Building Certifications: GreenCertificationExistsIndicator(UID: 2600.0004, FID: 6.004) • Known Efficiency Ratings: EfficiencyRatingExistsIndicator (UID: 2600.0003, FID:6.010) Figure 6 - 1 • If all indicators are “false”, the section does not display. • If one indicator is “true”, the section displays. • When RenewableEnergyComponentExistsIndicator (UID: 2600.0005, FID: 6.000) = “true”, do not display “Known Renewable Energy Components” (Figure 6 - 2) • When an indicator is “true”, a table with additional data displays. (Figure 6 - 3) Page 156 Appendix B-1: URAR Implementation Guide v1.4 Figure 6 - 2 Figure 6 - 3 Energy Efficient and Green Features: General Information Report Field ID Report Label Unique ID MISMO Data Point Name Display Rules 6.000 Known Renewable Energy Components 2600.0005 RenewableEnergyComponentExistsIndicator When “true”, do not display the report label, display table. When “false” AND (“GreenCertificationExistsIndicator” AND/OR ”EfficiencyRatingExistsIndicator” = “true”), display None. When “false” AND (”GreenCertificationExistsIndicator” AND ”EfficiencyRatingExistsIndicator” = “false”), Energy Efficient and Green Features section does not display. 6.001 Renewable Energy Component 2600.0019 RenewableEnergyComponentType Display when RenewableEnergyComponentExistsIndicator = “true” 6.002 Ownership 2600.0017 RenewableEnergyComponentOwnershipType Display when RenewableEnergyComponentExistsIndicator = “true” AND Exists 6.003 Financing Arrangement 2600.0016 RenewableEnergyComponentFinancedIndicator Display when RenewableEnergyComponentOwnershipType = "Owned" Page 157 Appendix B-1: URAR Implementation Guide v1.4 Energy Efficient and Green Features: General Information Report Field ID Report Label Unique ID MISMO Data Point Name Display Rules 6.004 Known Building Certifications 2600.0004 GreenCertificationExistsIndicator When “true”, do not display the report label, display table. When “false” AND (“RenewableEnergyComponentExistsIndicator” AND/OR ”EfficiencyRatingExistsIndicator” = “true”), display None. When “false” AND (”RenewableEnergyComponentExistsIndicator” AND ”EfficiencyRatingExistsIndicator” = “false”), Energy Efficient and Green Features section does not display. 6.005 Building Certification Organization 2600.0006 GreenCertificationAssociationName Display when GreenCertificationExistsIndicator = “true” 6.006 Certification 2600.0009 GreenCertificationName 6.007 Year 2600.0007 GreenCertificationLevelAwardedYear Display when GreenCertificationExistsIndicator = “true” AND Exists 6.008 Version 2600.0010 GreenCertificationVersionIdentifier 6.009 Rating 2600.0008 GreenCertificationLevelName 6.010 Known Efficiency Ratings 2600.0003 EfficiencyRatingExistsIndicator When “true”, do not display report label, display table. When “false” AND (“RenewableEnergyComponentExistsIndicator” AND/OR “GreenCertificationExistsIndicator” = “true”), display None. When “false” AND (”RenewableEnergyComponentExistsIndicator” AND “GreenCertificationExistsIndicator” = “false”), Energy Efficient and Green Features section does not display. 6.011 Green/Energy Efficiency Rating Organization 2600.0013 EfficiencyRatingOrganizationName Display when EfficiencyRatingExistsIndicator = “true” 6.012 Rating 2600.0012 EfficiencyRatingName 6.013 Score 2600.0014 EfficiencyRatingScoreValue Example Page 158 Appendix B-1: URAR Implementation Guide v1.4 In Figure 6 - 4, there are two indicators that are “false” and one that is “true”. The section displays, but the “false” values display “None” while the “true” value provides additional data in a table. Known Renewable Energy Components - RenewableEnergyComponentExistsIndicator (UID: 2600.0005, FID: 6.000) = “false” Known Building Certifications - GreenCertificationExistsIndicator (UID: 2600.0004, FID: 6.004) = “false” Known Efficiency Ratings - EfficiencyRatingExistsIndicator (UID: 2600.0003, FID: 6.010) = “true” Figure 6 - 4 Energy Efficient and Green Features Impact to Value/Marketability The Energy Efficient and Green Features Impact to Value/Marketability subsection always displays in the Energy Efficient and Green Features section. The ValueMarketabilityImpactType (UID: 2600.0027, FID: 6.014) is conditionally required. Any commentary can be provided using EnergyEfficientAndGreenDescription (UID: 2600.0026, FID: 6.015). (Figure 6 - 5) • Display Impact to Value/Marketability ValueMarketabilityImpactType (UID: 2600.0027, FID: 6.014) when: o RenewableEnergyComponentExistsIndicator = “true” OR o GreenCertificationExistsIndicator = “true” OR o EfficiencyRatingExistsIndicator = “true” • When ValueMarketabilityImpactType (UID: 2600.0027, FID: 6.014) = “Adverse”, the Description EnergyEfficientAndGreenDescription (UID: 2600.0026, FID: 6.015) must display. • When ValueMarketabilityImpactType (UID: 2600.0027, FID: 6.014) <> “Adverse”, the Description EnergyEfficientAndGreenDescription (UID: 2600.0026, FID: 6.015) will display if provided. Page 159 Appendix B-1: URAR Implementation Guide v1.4 Figure 6 - 5 <ENERGY_EFFICIENCY_AND_GREEN> <ENERGY_EFFICIENCY_AND_GREEN_DETAIL> <EfficiencyRatingExistsIndicator>true</EfficiencyRatingExistsIndicator> <EnergyEfficientAndGreenDescription>The solar panels are leased and therefore not considered part of the real property. The lease is transferable when the subject is sold, however there is no measurable impact on value or marketability as the decision to transfer the lease would be the personal preference of any purchaser of the property.</EnergyEfficientAndGreenDescription> <GreenCertificationExistsIndicator>false</GreenCertificationExistsIndicator> <RenewableEnergyComponentExistsIndicator>true</RenewableEnergyComponentExistsIndicator> <ValueMarketabilityImpactType>Neutral</ValueMarketabilityImpactType> </ENERGY_EFFICIENCY_AND_GREEN_DETAIL> <GREEN_EFFICIENCY_RATINGS> <GREEN_EFFICIENCY_RATING> <EfficiencyRatingName>HERS</EfficiencyRatingName> <EfficiencyRatingOrganizationName>RESNET</EfficiencyRatingOrganizationName> <EfficiencyRatingScoreValue>62</EfficiencyRatingScoreValue> </GREEN_EFFICIENCY_RATING> </GREEN_EFFICIENCY_RATINGS> </ENERGY_EFFICIENCY_AND_GREEN> Energy Efficient and Green Features Commentary The Energy Efficient and Green Features Commentary subsection displays only when comments are provided, and the Energy Efficient and Green Features section is included on the report. Comments must use ValuationCommentText (UID: 0100.0044, FID: 6.016) AND ValuationAnalysisCategoryType (UID: 0100.0045, FID: 6.016) = “EnergyEfficiencyAndGreenFeatures”. <VALUATION_COMMENTARY> <ValuationAnalysisCategoryType>EnergyEfficiencyAndGreenFeatures</ValuationAnalysisCategoryType> <ValuationCommentText>Additional commentary may be added here.</ValuationCommentText> </VALUATION_COMMENTARY> Page 160 Appendix B-1: URAR Implementation Guide v1.4 Energy Efficient and Green Features Exhibits The Energy Efficient and Green Features Exhibits subsection displays only when images are provided, and the Energy Efficient and Green Features section is included on the report. All text must display above the image in bold font. (Figure 6 - 6) • Image must be delivered using ImageCategoryType (UID: 1400.0638, FID: 6.017.1) = “EnergyEfficientAndGreenFeaturesExhibit”. • Image caption should be included using ImageCaptionCommentDescription (UID: 1400.0640, FID: 6.017.2). <IMAGE> <ImageCaptionCommentDescription>Descriptive caption for exhibit.</ImageCaptionCommentDescription> <ImageCategoryType>EnergyEfficientAndGreenFeaturesExhibit</ImageCategoryType> <ImageLocationIdentifier>zip://location/EnergyEfficientAndGreenExhibit.jpg</ImageLocationIdentifier> <MIMETypeIdentifier>image/jpeg</MIMETypeIdentifier> </IMAGE> Figure 6 - 6 Reference Key Concept - Image Data for detailed guidance on the various ways images are handled in the URAR. Page 161 Appendix B-1: URAR Implementation Guide v1.4 07 Sketch The Sketch section contains a sketch or floorplan that represents the dwellings and outbuildings on the subject property and provides space for additional commentary. Page 162 Appendix B-1: URAR Implementation Guide v1.4 The Sketch section always displays. The information displayed in the Sketch section is triggered by the SketchExistsIndicator (UID: 3300.0002, FID: Not on report). The question, Sketch or Floorplan Provided, does not display. • If SketchExistsIndicator (UID: 3300.0002, FID: 7.000) = “false”, “Sketch or Floor Plan Not Available” displays. (Figure 7 - 1) • If SketchExistsIndicator (UID: 3300.0002, FID: 7.000) = “true” AND o ImageCategoryType (UID: 1400.0991, FID: 7.002.1) = “SubjectPropertyImprovementSketch”, display “Sketch” with additional caption if provided. (Figure 7 - 2) o ImageCategoryType (UID: 1400.0991, FID: 7.002.1) = “FloorPlan”, display “Floor Plan” with additional caption if provided. (Figure 7 - 2) • Field label Measurement Standard - MeasurementStandardPublisherType (UID: 3300.0007, FID: 7.001) displays when a sketch or floor plan is included. Figure 7 - 1 Page 163 Appendix B-1: URAR Implementation Guide v1.4 Figure 7 - 2 If a sketch or floor plan is provided, it displays as an image in the space provided. Note: If the vendor uses integrated sketch software and the sketch or floor plan is embedded in the report, the SketchExistsIndicator (UID: 3300.0002, FID: 7.000) must be “true”. A separate image and ImageCategoryType are not required in the zip file. Sketch Commentary The Sketch Commentary subsection displays when comments are provided. Commentary must use ValuationAnalysisCategoryType (UID: 0100.0045, FID: Not on report) = “Sketch” and ValuationCommentText (UID: 0100.0044, FID: 7.003). <VALUATION_COMMENTARY> <ValuationAnalysisCategoryType>Sketch</ValuationAnalysisCategoryType> <ValuationCommentText>Commentary may be added here.</ValuationCommentText> </VALUATION_COMMENTARY> Page 164 Appendix B-1: URAR Implementation Guide v1.4 08 Dwelling Exterior The Dwelling Exterior section provides information about the exterior of each dwelling and mechanical system details. This section provides space for additional commentary, exhibits, and any apparent defects, damages, or deficiencies related to the dwelling exterior or mechanical systems. The section repeats for each dwelling on the property. Page 165 Appendix B-1: URAR Implementation Guide v1.4 Page 166 Appendix B-1: URAR Implementation Guide v1.4 The Dwelling Exterior section displays when ImprovementType (UID: 0300.0009, FID: Not on report) = “Dwelling”. At least one instance of the Dwelling Exterior section must display and repeats for each dwelling. The StructureIdentifier (UID: 0300.0101, FID: 8.000) displays in the black tab when LivingUnitExcludingADUCount (UID: 0100.0022, FID: 3.005) > 1; display as Dwelling Exterior - [Structure Identifier]. (Figure 8 - 1) A photo showing the front of the dwelling always displays in this section and is delivered using ImageCategoryType (UID: 1400.0619, FID: 8.000.1) = “DwellingFront”. A caption does not display with this image. (Figure 8 - 1) Figure 8 - 1 Dwelling Exterior: General Information Report Field ID Report Label Unique ID MISMO Data Point Name Display Rules Display when ImprovementType = "Dwelling” AND… 8.001 Subject Property Units in Structure 0300.0063 LivingUnitCount Always displays 8.002 Structure Design 0300.0032 StructuralDesignType … AND AttachmentType = "Attached" Page 167 Appendix B-1: URAR Implementation Guide v1.4 Dwelling Exterior: General Information Report Field ID Report Label Unique ID MISMO Data Point Name Display Rules Display when ImprovementType = "Dwelling” AND… 8.003 Floors in Building 0300.0064 StoriesCount … AND StructuralDesignType = "Highrise" OR "Midrise" 8.004 Dwelling Style 0300.0030 ArchitecturalDesignCategoryType … AND AttachmentType = "Detached" 8.005 Front Door Elevation 0300.0117 FrontDoorApproximateElevationRangeType Always displays 8.006 Townhouse End Unit 0300.0059 RowhouseTownhouseEndUnitIndicator … AND when StructuralDesignType = "RowhouseTownhouse" 8.007 Townhouse Back to Back 0300.0070 RowhouseTownhouseBackToBackIndicator … AND when StructuralDesignType = "RowhouseTownhouse" 8.008 Units Above or Below 0300.0069 RowhouseTownhouseStackedIndicator … AND when StructuralDesignType = "RowhouseTownhouse" 8.009 Townhouse Location 0300.0067 RowhouseTownhouseLocationType … AND when StructuralDesignType = "RowhouseTownhouse" AND RowhouseTownhouseStackedIndicator = "true" 8.010 Year Built 0300.0011 PropertyStructureBuiltYear Always displays 0300.0012 PropertyStructureBuiltYearEstimatedIndicator … AND PropertyStructureBuiltYearEstimatedIndicator = “true” Display a “~” before the PropertyStructureBuiltYear 8.011 Construction Method 0300.0034 ConstructionMethodType … AND (AttachmentType = "Detached" OR StructuralDesignType = "RowhouseTownhouse" OR "SemiDetached" OR "Other") If there are multiple construction methods, display as stacked on a separate line. 8.012 Converted Area 0300.0079 ConvertedAreaExistsIndicator … AND ConvertedAreaExistsIndicator = "false", display “None” 8.013 Converted Area and Similarity to Rest of Living Area 0300.0077 ConvertedAreaOriginalUseType … AND ConvertedAreaExistsIndicator = "true", display ConvertedAreaOriginalUseType and ConvertedAreaFinishComparisonType in the same cell separated by “|” − If multiple converted areas, display each ConvertedAreaOriginalUseType | ConvertedAreaFinishComparisonType on a separate line. (Figure 8 - 2) 0300.0076 ConvertedAreaFinishComparisonType Page 168 Appendix B-1: URAR Implementation Guide v1.4 Dwelling Exterior: General Information Report Field ID Report Label Unique ID MISMO Data Point Name Display Rules Display when ImprovementType = "Dwelling” AND… 8.014 Factory Built Certification 0300.0074 FactoryBuiltCertificationExaminedIndicator … AND ConstructionMethodType = "Modular" 8.015 Structure Volume 0300.0073 StructureVolumeMeasure … AND Exists 8.016 Window Surface Area 0300.0071 WindowSurfaceAreaMeasure … AND ImprovementComponentType = "Windows" AND Exists 8.017 Attic 0300.0058 AtticExistsIndicator Display “Attic” when ImprovementType = "Dwelling" AND GovernmentAgencyAppraisalIndicator = "true" AND StructuralDesignType <> "Lowrise" OR "Midrise" OR "Highrise" − When false, display “No” − When true AND GovernmentAgencyAppraisalType = “VA”, display “Yes” − When true AND GovernmentAgencyAppraisalType = "FHA" OR "USDA", do not display as additional information is needed. 0300.0107 AccessibleForObservationIndicator … AND AtticExistsIndicator = "true" AND (GovernmentAgencyAppraisalType = "FHA" OR "USDA") − When false, display “Inaccessible” − When true, do not display 0300.0108 VisualObservationCompletedIndicator … AND AccessibleForObservationIndicator = “true” − When true, display “Visual Observation Completed” − When false, display "No Visual Observation Completed" 8.018 Remaining Economic Life 0300.0041 EstimatedRemainingEconomicLifeYearsCount … AND CostApproachIndicator = "false" AND (GovernmentAgencyAppraisalType = "VA" OR "USDA") 8.019 Effective Age 0300.0039 EffectiveAgeYearsCount … AND CostApproachIndicator = "false" AND GovernmentAgencyAppraisalIndicator = "true" Page 169 Appendix B-1: URAR Implementation Guide v1.4 Dwelling Exterior: General Information Report Field ID Report Label Unique ID MISMO Data Point Name Display Rules Display when ImprovementType = "Dwelling” AND… 0300.0038 0300.0037 EffectiveAgeRangeLowYearsCount EffectiveAgeRangeHighYearsCount The data must be provided in 1 of 2 ways: − a single number followed by “years”, (e.g., 15 years) OR − two numbers indicating a range with the low and high numbers separated by “-“ and followed by “years” (e.g., 12-20 years). 8.020 Commentary on Remaining Economic Life 0300.0040 EstimatedRemainingEconomicLifeDescription … AND (CostApproachIndicator = "false" AND GovernmentAgencyAppraisalIndicator = "true" AND EstimatedRemainingEconomicLifeYearsCount < 30) OR ((ImprovementType = "Dwelling" AND CostApproachIndicator = "false" AND GovernmentAgencyAppraisalType = "VA" OR "USDA") AND Exists) 8.021 Commentary on Effective Age 0300.0036 EffectiveAgeDescription … AND CostApproachIndicator = "false" AND GovernmentAgencyAppraisalIndicator = "true" Figure 8 - 2 Page 170 Appendix B-1: URAR Implementation Guide v1.4 Quality and Condition The Quality and Condition subsection displays when ImprovementType (UID: 0300.0009, FID: Not on report) = "Dwelling" AND HomeownerResponsibleForExteriorMaintenanceIndicator (UID: 0100.0046, FID: 3.016) = "true". The following fields must display: • Exterior Quality Rating – ExteriorQualityRatingCode (UID: 1600.0005, FID: 8.022) • Exterior Condition Rating – ExteriorConditionRatingCode (UID: 1600.0004, FID: 8.023) When HomeownerResponsibleForExteriorMaintenanceIndicator (UID: 0100.0046, FID: 3.016) = "false”, this subsection does not display. Exterior Features The exterior features table displays when the Exterior Quality and Condition subsection is included. The text, “The table below supports the Exterior Quality and Condition ratings and reflects the market value condition of this report” displays above the table in italics. Dwelling Exterior: Quality and Condition - Exterior Features Report Field ID Report Label Unique ID MISMO Data Point Name Display Rules 8.041 Feature: Exterior Walls and Trim 0300.0055 ImprovementComponentType Display when ImprovementComponentType = "ExteriorWallsAndTrim" … 8.025 Detail 0300.0098 WallMaterialType − Display all Wall Material(s) in the same cell separated by “|” 8.026 Quality Comment 0300.0075 ImprovementComponentQualityDescription ... AND Exists 8.027 Condition Status 0300.0054 ImprovementComponentConditionStatusType Always displays 8.028 Condition Comment 0300.0100 ImprovementComponentConditionDescription … AND Exists 8.041 Feature: Foundation 0300.0055 ImprovementComponentType Display when ImprovementComponentType = "Foundation"… 8.029 Detail 0300.0044 FoundationMaterialType − Display all Foundation Material(s) and Type(s) in the same cell separated by “|” Page 171 Appendix B-1: URAR Implementation Guide v1.4 Dwelling Exterior: Quality and Condition - Exterior Features Report Field ID Report Label Unique ID MISMO Data Point Name Display Rules 0300.0046 FoundationType − Display all Foundation Material(s) and Type(s) in the same cell separated by “|” 0300.0080 AccessibleForObservationIndicator … AND FoundationType = "Crawlspace" AND (GovernmentAgencyAppraisalType = "FHA" OR "USDA") − When true, do not display − When false, display “Inaccessible” 0300.0081 VisualObservationCompletedIndicator … AND (GovernmentAgencyAppraisalType = "FHA" OR "USDA") AND AccessibleForObservationIndicator = “true” − When true, display “Visual Observation Completed” − When false, display "No Visual Observation Completed" 8.030 Quality Comment 0300.0075 ImprovementComponentQualityDescription … AND Exists 8.031 Condition Status 0300.0054 ImprovementComponentConditionStatusType Always displays 8.032 Condition Comment 0300.0100 ImprovementComponentConditionDescription … AND Exists 8.041 Feature: Roof 0300.0055 ImprovementComponentType Display when ImprovementComponentType = "Roof" … 8.033 Detail 0300.0049 RoofObservableIndicator − When true, display RoofMaterialType. − When false, display "(Unobservable)" in the Detail field. 0300.0050 RoofMaterialType − Display Roof Material(s) in the same cell separated by “|” − Display materials and age in the same cell o Material(s) are listed first in the cell. o Age displays on a separate line under materials. (Figure 8 - 3) 0300.0048 RoofEstimatedAgeRangeType − Display “Estimated Age:” followed by the number and “years” on a separate line under material. 8.034 Quality Comment 0300.0075 ImprovementComponentQualityDescription … AND Exists Page 172 Appendix B-1: URAR Implementation Guide v1.4 Dwelling Exterior: Quality and Condition - Exterior Features Report Field ID Report Label Unique ID MISMO Data Point Name Display Rules 8.035 Condition Status 0300.0054 ImprovementComponentConditionStatusType … AND RoofObservableIndicator = "true" 8.036 Condition Comment 0300.0100 ImprovementComponentConditionDescription … AND Exists 8.041 Feature: Windows 0300.0055 ImprovementComponentType Display when ImprovementComponentType = "Windows” … 8.037 Detail 0300.0052 ImprovementComponentTypeAdditionalDescription Always displays 8.038 Quality Comment 0300.0075 ImprovementComponentQualityDescription … AND Exists 8.039 Condition Status 0300.0054 ImprovementComponentConditionStatusType Always displays 8.040 Condition Comment 0300.0100 ImprovementComponentConditionDescription … AND Exists 8.041 Feature: [blank row] 0300.0055 ImprovementComponentType Display when ImprovementComponentType = "Other" … (When no Other Feature Type is provided, the row does not display) 8.041 [Other Feature Type] 0300.0056 ImprovementComponentTypeOtherDescription − Display the text in the header of the blank row 8.042 Detail 0300.0052 ImprovementComponentTypeAdditionalDescription Always displays 8.043 Quality Comment 0300.0075 ImprovementComponentQualityDescription … AND Exists 8.044 Condition Status 0300.0054 ImprovementComponentConditionStatusType Always displays 8.045 Condition Comment 0300.0100 ImprovementComponentConditionDescription … AND Exists Page 173 Appendix B-1: URAR Implementation Guide v1.4 Figure 8 - 3 Page 174 Appendix B-1: URAR Implementation Guide v1.4 Noncontinuous Finished Area The Noncontinuous Finished Area subsection displays when there is noncontinuous finished area related to the dwelling. Noncontinuous finished areas are defined as finished area(s) in the dwelling that are attached to the dwelling but separate and not directly accessible from any unit. This subsection does not display for properties with multiple units, or if there is no noncontinuous finished area. Page 175 Appendix B-1: URAR Implementation Guide v1.4 The NonContinuousFinishedAreaIndicator (UID: 0300.0114, FID: Not on report) triggers the subsection. • When false, the subsection does not display. • When true, display the text, “The table below depicts any finished area that is attached to the dwelling but separate and not directly accessible from any unit” (FID: 8.046) in italics below the subsection header (gray bar) and provide the following (Figure 8 - 4): • Total Area - StructureNonContinuousFinishedAreaMeasure (UID: 0300.0115, FID: 8.047). Display Area and Unit of Measure in same cell. • Room Summary – Display Room Count - Room Type in same row. If the count is zero, do not display. o TotalRoomCount (UID: 0300.0020, FID: 8.048) o RoomType (UID: 0300.0018, FID: 8.048) Figure 8 - 4 Mechanical System Details The Mechanical System Details subsection always displays. System • Heating - HeatingSystemType (UID: 0300.0088, FID: 8.049) If there are multiple, display as stacked in a new row. Page 176 Appendix B-1: URAR Implementation Guide v1.4 o When HeatingSystemType <> None, Detail - HeatingFuelType (UID: 0300.0086, FID: 8.050) must be provided for each heating system type. o When HeatingSystemType = None, Detail - LackOfHeatingSystemTypicalToMarketIndicator (UID: 0300.0083, FID: 8.050) is required. ▪ When true, display “Typical for Market” ▪ When false, display “Not Typical for Market” • Cooling – Always displays o CoolingSystemExistsIndicator (UID: 0300.0022, FID: 8.051) ▪ When true, display the CoolingSystemType (UID: 0300.0084, FID: 8.051). If there are multiple, display as stacked in a new row. ▪ When false, display “None”. ▪ No information is displayed in the Detail column for Cooling. Core Heating System Below Grade - CoreHeatingSystemBelowGradeIndicator (UID: 0300.0116, FID: 8.052) checkboxes display when HeatingSystemType <> “None” (Figure 8 - 5) Other Mechanical Systems • Other Mechanical Systems - MechanicalSystemType (UID: 0300.0090, FID: 8.053) displays when provided. If there are multiple, display as stacked. (Figure 8 - 5) o When there are no other mechanical systems, Other Mechanical Systems does not display. Figure 8 - 5 Page 177 Appendix B-1: URAR Implementation Guide v1.4 Apparent Defects, Damages, Deficiencies (Dwelling Exterior – [Structure Identifier]) The Apparent Defects, Damages, Deficiencies (Dwelling Exterior – [Structure Identifier]) subsection always displays. The Structure Identifier (FID: 8.054), when applicable, redisplays from the black tab (FID: 8.000). The DwellingExteriorDefectsExistIndicator (UID: 0300.0097, FID: 8.055) triggers the following: • When false, display “None” below the subsection header (gray bar) and the table does not display. • When true, display static text in italics (FID: 8.055), “The items listed below represent the As Is condition as of the effective date of this report” below the subsection header (gray bar) in italics and the following data is required (Figure 8 – 6): o Feature - DefectComponentLabelType (UID: 3900.0060, FID: 8.056) ▪ Display each feature on a separate row. When the same feature has multiple defects, repeat the entire row. o Location - DefectItemLocationType (UID: 3900.0158, FID: 8.057) o Description - DefectItemDescription (UID: 3900.0057, FID: 8.058) o Affects Soundness or Structural Integrity - DefectItemAffectsSoundnessStructuralIntegrityIndicator (UID: 3900.0056, FID: 8.059) o Recommended Action - DefectItemRecommendedActionType (UID: 3900.0059, FID: 8.060) Page 178 Appendix B-1: URAR Implementation Guide v1.4 Figure 8 - 6 Dwelling Exterior Commentary The Dwelling Exterior Commentary subsection displays only when comments are provided. Any commentary must use StructureValuationCommentText (UID: 0300.0096, FID: 8.061). Dwelling Exterior Exhibits The Dwelling Exterior Exhibits subsection displays only when images are provided. All text displays above the image in bold font. • Deliver images of Noncontinuous Area using ImageCategoryType (UID: 1400.0638, FID: 8.047.1) = “NoncontinuousArea”. • Deliver images of Dwelling Exterior Defects using DefectComponentLabelType (UID: 0300.0101, FID: 8.056.1) include an image caption using ImageCaptionCommentDescription (UID: 1400.0793, FID: 8.056.2). • Deliver images of the rear of the dwelling using ImageCategoryType (UID: 1400.0638, FID: 8.062.1) = “DwellingRear”. • Other images provided must be delivered using ImageCategoryType (UID: 1400.0638, FID: 8.062.1) = “DwellingExteriorExhibit”. • An image caption should be included using ImageCaptionCommentDescription (UID: 1400.0640, FID: 8.047.2, 8.062.2). <IMAGE> <ImageCaptionCommentDescription>Descriptive caption for exhibit.</ImageCaptionCommentDescription> <ImageCategoryType>DwellingExteriorExhibit</ImageCategoryType> <ImageLocationIdentifier>zip://location/DwellingExteriorExhibit.jpg</ImageLocationIdentifier> <MIMETypeIdentifier>image/jpeg</MIMETypeIdentifier> </IMAGE> Page 179 Appendix B-1: URAR Implementation Guide v1.4 Dwelling Exterior – Arcrole Relationships Arcrole relationships, establishes "relationships" or linkages in the XML data file that may be visually obvious on the URAR Report. In the XML data, specific instances of data points or containers must be connected to properly represent the information. • Containers or datapoints to be linked are identified using "xlink:label.” • The RELATIONSHIP container holds the xlink:arcrole, xlink:from, and xlink:to attributes that describe the data relationships. Apparent Defects, Damages, Deficiencies on exterior of the dwelling. Deliver RELATIONSHIP to associate the defect to the applicable instance of IMPROVEMENT where the ImprovementType = "Dwelling". One RELATIONSHIP container is required for each defect identified on the exterior of the dwelling. Unique ID Parent Container MISMO Attribute Name Supported Attribute Enumerations 3900.0145 RELATIONSHIP @xlink:arcrole urn:fdc:mismo.org:2009:residential/DEFECT ContainsDefectOf IMPROVEMENT 3900.0146 RELATIONSHIP @xlink:from DEFECT_n 3900.0147 RELATIONSHIP @xlink:to IMPROVEMENT_n 3900.0120 DEFECT @xlink:label DEFECT_n 0300.0003 IMPROVEMENT @xlink:label IMPROVEMENT_n Each defect reported in this section must be associated with the building where the defect has been identified. i.e., DEFECT container must be linked (via arcrole) to the instance of the IMPROVEMENT container (ImprovementType = “Dwelling”). When there are multiple Dwellings, DEFECT container must be linked to the applicable instance where the defect was identified. Page 180 Appendix B-1: URAR Implementation Guide v1.4 Refer to the section Arcrole/Data Relationships in the MISMO XML Version 3.6 chapter for additional information. Page 181 Appendix B-1: URAR Implementation Guide v1.4 09 Manufactured Home The Manufactured Home section displays details about the structure, provides space for additional commentary, and exhibits. This section repeats for each manufactured home on the property that is either a dwelling or an ADU. • When the manufactured home is an outbuilding that is not an ADU, it displays in the Outbuilding section (instead of Manufactured Home) e.g., a manufactured home that has been physically modified and is no longer livable. Page 182 Appendix B-1: URAR Implementation Guide v1.4 The Manufactured Home section repeats for each manufactured home on the property that is either a dwelling or an ADU. If there are no manufactured homes on the property, the section does not display. • When a manufactured home is a Dwelling; ConstructionMethodType (UID: 0300.0034) = “Manufactured” and ImprovementType (UID: 0300.0009) = “Dwelling”, the Manufactured Home section displays after the applicable Dwelling Exterior section. Page 183 Appendix B-1: URAR Implementation Guide v1.4 • When the manufactured home is an ADU; OutbuildingType (UID: 0300.0025) = "ManufacturedHome" AND LivingUnitCount (UID: 0300.0063) > 0, the Manufactured Home section displays after the applicable Outbuilding section. The following table breaks down the display rules for the two variations of manufactured homes: Dwelling or Outbuilding/ADU. When the manufactured home is an Outbuilding/ADU, a subset of information is displayed. Manufactured Home Display Rules Dwelling Outbuilding/ADU Report Field ID Report Label Unique ID MISMO Data Point Name Display when ImprovementType (UID: 0300.0009) = “Dwelling” and ConstructionMethodType (UID: 0300.0034) = “Manufactured” Display when (ImprovementType (UID: 0300.0009) = "Outbuilding" AND OutbuildingType (UID: 0300.0025) = "ManufacturedHome" AND LivingUnitCount (UID: 0300.0063) > 0) 9.000 Manufacturer Name 0500.0017 ManufacturedHomeManufacturerName Always display NA 9.001 Year Installed 0500.0011 ManufacturedHomeInstalledDate Always display NA 0500.0041 ManufacturedHomeInstalledDateEstimatedIn dicator When “true”, display (~) in front of the ManufacturedHomeInstalledDate to indicate it is an estimated value. NA 9.002 Moved Since Original Installation 0500.0021 ManufacturedHomeMovedAfterOriginalInstal lationIndicator Always display NA 9.003 Attached to Permanent Foundation 0500.0007 ManufacturedHomeAttachedToFoundationIn dicator Always display Always display 9.004 Towing Hitch, Wheels, Axles Removed 0500.0008 ManufacturedHomeHitchWheelsAxlesRemov edIndicator Always display Always display 9.005 Manufactured Home Width 0500.0044 ManufacturedHomeWidthType Always display NA 9.006 Skirting 0500.0030 SkirtingExistsIndicator When “true” do not display (display skirting material instead) NA 0500.0039 SkirtingMaterialType Display when SkirtingExistsIndicator = “true” If there are multiple, display as stacked. NA Page 184 Appendix B-1: URAR Implementation Guide v1.4 Manufactured Home Display Rules Dwelling Outbuilding/ADU Report Field ID Report Label Unique ID MISMO Data Point Name Display when ImprovementType (UID: 0300.0009) = “Dwelling” and ConstructionMethodType (UID: 0300.0034) = “Manufactured” Display when (ImprovementType (UID: 0300.0009) = "Outbuilding" AND OutbuildingType (UID: 0300.0025) = "ManufacturedHome" AND LivingUnitCount (UID: 0300.0063) > 0) 9.007 Have there been any modifications, attachments, or additions that rely on or have altered the original structure for support? 0500.0020 ManufacturedHomeModificationIndicator Checkbox always displays Checkbox always displays 9.008 Modification, Attachment, or Addition 0500.0035 ManufacturedHomeModificationType Display when ManufacturedHomeModificationIndicator = "true". If there are multiple, display as stacked. Display when ManufacturedHomeModificationIndicator = "true". If there are multiple, display as stacked. 9.009 Description of Modification, Attachment, or Addition 0500.0019 ManufacturedHomeModificationsDescription Display when ManufacturedHomeModificationIndicator = "true" Display when ManufacturedHomeModificationIndicator = "true" HUD Data Plate Subsection always displays. 9.010 HUD Data Plate Attached 0500.0010 ManufacturedHomeHUDDataPlateAttachedIn dicator Always display Always display 9.011 Date of Manufacture 0500.0016 ManufacturedHomeManufactureDate Display when Exists. NA 9.012 Serial Number 0500.0027 ManufacturedHomeSerialNumberIdentifier Display when ManufacturedHomeHUDDataPlateAttachedIn dicator = “true” OR (when ManufacturedHomeHUDDataPlateAttachedIn dicator = “false” AND Exists) Display when ManufacturedHomeHUDDataPlateAttachedInd icator = “true” OR (when ManufacturedHomeHUDDataPlateAttachedInd icator = “false” AND Exists) 9.013 HUD Wind Zone 0500.0033 WindZoneCode Display when ManufacturedHomeHUDDataPlateAttachedIn dicator = “true” OR (when ManufacturedHomeHUDDataPlateAttachedIn dicator = “false” AND Exists) NA Page 185 Appendix B-1: URAR Implementation Guide v1.4 Manufactured Home Display Rules Dwelling Outbuilding/ADU Report Field ID Report Label Unique ID MISMO Data Point Name Display when ImprovementType (UID: 0300.0009) = “Dwelling” and ConstructionMethodType (UID: 0300.0034) = “Manufactured” Display when (ImprovementType (UID: 0300.0009) = "Outbuilding" AND OutbuildingType (UID: 0300.0025) = "ManufacturedHome" AND LivingUnitCount (UID: 0300.0063) > 0) 9.014 HUD Thermal Zone 0500.0031 ThermalZoneCode Display when ManufacturedHomeHUDDataPlateAttachedIn dicator = “true” OR (when ManufacturedHomeHUDDataPlateAttachedIn dicator = “false” AND Exists) NA 9.015 HUD Roof Load Zone 0500.0028 RoofLoadZoneCode Display when ManufacturedHomeHUDDataPlateAttachedIn dicator = “true” OR (when ManufacturedHomeHUDDataPlateAttachedIn dicator = “false” AND Exists) NA HUD Certification Label Subsection always displays. 9.016 Label Present for All Sections 0500.0009 ManufacturedHomeHUDCertificateLabelIndic ator Always display Always display 9.017 HUD Certification Number 0500.0037 ManufacturedHomeHUDCertificationLabelIde ntifier Display when ManufacturedHomeHUDCertificateLabelIndic ator = “true” OR (when ManufacturedHomeHUDCertificateLabelIndic ator = “false” AND Exists) Display when ManufacturedHomeHUDCertificateLabelIndica tor = “true” OR (when ManufacturedHomeHUDCertificateLabelIndica tor = “false” AND Exists) Manufactured Home Certification Program (Figure 9 - 1) Display subsection when ManufacturedHomeFinancingProgramEligibil ityType is not null NA 9.018 Certification 0500.0005 ManufacturedHomeFinancingProgramEligibili tyType Display when Exists NA 9.019 Identifier 0500.0004 ManufacturedHomeFinancingProgramEligibili tyIdentifier Display when ManufacturedHomeFinancingProgramEligibilit yType Exists NA Invoice Information Subsection displays when NewConstructionIndicator = "true" NA Page 186 Appendix B-1: URAR Implementation Guide v1.4 Manufactured Home Display Rules Dwelling Outbuilding/ADU Report Field ID Report Label Unique ID MISMO Data Point Name Display when ImprovementType (UID: 0300.0009) = “Dwelling” and ConstructionMethodType (UID: 0300.0034) = “Manufactured” Display when (ImprovementType (UID: 0300.0009) = "Outbuilding" AND OutbuildingType (UID: 0300.0025) = "ManufacturedHome" AND LivingUnitCount (UID: 0300.0063) > 0) 9.020 Purchased from Retailer 0500.0022 ManufacturedHomePurchasedFromRetailerIn dicator Display when NewConstructionIndicator = "true" NA 9.021 Retailer Name 0500.0025 ManufacturedHomeRetailerName Display when ManufacturedHomePurchasedFromRetailerIn dicator = “true” NA 9.022 Retailer's Invoice Reviewed 0500.0023 ManufacturedHomeRetailerInvoiceReviewedI ndicator Display when ManufacturedHomePurchasedFromRetailerIn dicator = “true” NA 9.023 Manufacturer's Invoice Reviewed 0500.0014 ManufacturedHomeInvoiceReviewedIndicato r Display when NewConstructionIndicator = "true" NA 9.024 Invoice(s) Appear Reasonable 0500.0013 ManufacturedHomeInvoiceReasonableIndica tor Display when (ManufacturedHomeRetailerInvoiceReviewedI ndicator = "true" OR ManufacturedHomeInvoiceReviewedIndicator = "true") NA 9.025 Commentary on Why Invoice(s) Not Reasonable 0500.0012 ManufacturedHomeInvoiceNotReasonableDe scription Display when ManufacturedHomeInvoiceReasonableIndicat or = "false" NA Manufactured Home Commentary Do not display subsection when no comment is provided. 9.026 0500.0042 ManufacturedHomeValuationCommentText Display when Exists. Display when Exists. Figure 9 - 1 <MANUFACTURED_HOME_FINANCING_PROGRAMS> <MANUFACTURED_HOME_FINANCING_PROGRAM> <ManufacturedHomeFinancingProgramEligibilityIdentifier>SAB032252MLAX</ManufacturedHomeFinancingProgramEligibilityIdentifier> <ManufacturedHomeFinancingProgramEligibilityType>FannieMaeMHAdvantage</ManufacturedHomeFinancingProgramEligibilityType> Page 187 Appendix B-1: URAR Implementation Guide v1.4 </MANUFACTURED_HOME_FINANCING_PROGRAM> <MANUFACTURED_HOME_FINANCING_PROGRAM> <ManufacturedHomeFinancingProgramEligibilityIdentifier>CH1000001</ManufacturedHomeFinancingProgramEligibilityIdentifier> <ManufacturedHomeFinancingProgramEligibilityType>FreddieMacCHOICEHome</ManufacturedHomeFinancingProgramEligibilityType> </MANUFACTURED_HOME_FINANCING_PROGRAM> </MANUFACTURED_HOME_FINANCING_PROGRAMS> Manufactured Home Exhibits The Manufactured Home Exhibits subsection displays when images are provided. All text must display above each image in bold font. The Manufactured Home Exhibits subsection contains images to support the following : • HUD Data Plate - Display "HUD Data Plate" with caption, if provided. ImageCategoryType (UID: 1400.0975, FID: 9.010.1) = “ManufacturedHomeHUDDataPlate” ImageCaptionCommentDescription (UID: 1400.0974, FID: 9.010.2) • HUD Certification Number - An image of all HUD Certification labels must be provided. Display each image with the text "HUD Certification Label" with caption, if provided. ImageCategoryType (UID: 1400.0967, FID: 9.017.1) = “ManufacturedHomeHUDCertificationLabel” ImageCaptionCommentDescription (UID: 1400.0966, FID: 9.017.2) • Manufactured Home Certification Program - Display "Manufactured Home Certification" with caption, if provided. ImageCategoryType (UID: 1400.0959, FID: 9.018.1) = “ManufacturedHomeFinancingProgramEligibilityCertification” ImageCaptionCommentDescription (UID: 1400.0958, FID: 9.018.2) Additional images should be delivered with: • ImageCategoryType (UID: 1400.0638, FID: 9.027.1) = “ManufacturedHomeExhibits”. • An image caption should be included using ImageCaptionCommentDescription (UID: 1400.0640, FID: 9.027.2) display caption if provided. Page 188 Appendix B-1: URAR Implementation Guide v1.4 10 Unit Interior – [Outbuilding Type] – [Structure Identifier] – [Unit Identifier] The Unit Interior section describes the interior of each unit (including an ADU) and provides space for commentary and exhibits to support the description, and to report any defects, damages, or deficiencies. Page 189 Appendix B-1: URAR Implementation Guide v1.4 The Unit Interior section always displays. • When there is a single living unit (LivingUnitExcludingADUCount = 1 AND AccessoryDwellingUnitTotalCount = 0), the Unit Interior section displays after the Dwelling Exterior section. • When there are multiple living units (LivingUnitExcludingADUCount > 1 AND AccessoryDwellingUnitTotalCount = 0), the section displays after the applicable Dwelling Exterior section. Reference the Appendix D-1: 2- to 4-Unit Sample Scenario for an example. • When there are ADUs (AccessoryDwellingUnitTotalCount > 0) • In a dwelling, the section displays after the applicable Dwelling Exterior section. Reference Appendix D-1: SF4 for an example. • In an outbuilding, the section displays after the applicable Outbuilding section. Reference Appendix D-1: SF3 for an example. The Unit Interior section header provides context as to where the unit is located. (Figure 10 - 1) Figure 10 - 1 Unit Interior: Section Header Report Field ID Report Label Unique ID MISMO Data Point/Attribute Name Display Rules Unit Interior – [Outbuilding Type] – [Structure Identifier] – [Unit Identifier] Black tab always displays When there is only one Dwelling Unit, display black tab as 'Unit Interior' When there are multiple Dwelling Units, display black tab as 'Unit Interior' - [Outbuilding Type] - [Structure Identifier] - [Unit Identifier] as applicable. 10.000 Outbuilding Type 0300.0025 OutbuildingType Display when ImprovementType = "Outbuilding" 10.001 Structure Identifier 0300.0101 StructureIdentifier Display when ImprovementType = "Dwelling" AND LivingUnitExcludingADUCount > 1 Structure Identifier redisplays from the Dwelling Exterior or Outbuilding sections. 10.002 Unit Identifier 0700.0114 UnitIdentifier Display when LivingUnitExcludingADUCount > 1 OR AccessoryDwellingUnitTotalCount > 0 Page 190 Appendix B-1: URAR Implementation Guide v1.4 Section Header Examples - A single-family property with only one unit and no ADU would display ‘Unit Interior’ (Figure 10 - 2) Figure 10 - 2 - An ADU in a Detached Garage might display ‘Unit Interior – Detached Garage – ADU’ (Figure 10 - 3) o OutbuildingType = “Other” o OutbuildingTypeOtherDescription = “ADUGarage” o UnitIdentifier = “ADU” Figure 10 - 3 - A unit in a 2-4 with one Dwelling might display ‘Unit Interior – Unit 3’ (Figure 10 - 4) o UnitIdentifier= “Unit 3” Figure 10 - 4 - A unit in a 2-4 with multiple Dwellings might display ‘Unit Interior – Building 2 – Unit 2’ (Figure 10 - 5) o StructureIdentifier = “Building 2” Page 191 Appendix B-1: URAR Implementation Guide v1.4 o UnitIdentifier= “Unit 2” Figure 10 - 5 Unit Interior: General Information – Area Breakdown and Data Source, Finish of Below Grade Areas Report Field ID Report Label Unique ID MISMO Data Point/Attribute Name Display Rules Area Breakdown (Figure 10 - 6) Always displays 10.003 Finished Above Grade 0700.0140 UnitStandardAboveGradeFinishedAreaMeasure Display Area and Unit of Measure in same cell (example: 3,002 Sq. Ft. ) Display even if zero @UnitOfMeasureType 10.004 Finished Above Grade (Nonstandard) 0700.0141 UnitNonStandardAboveGradeFinishedAreaMeasure Display Area and Unit of Measure in same cell If zero, do not display the row @UnitOfMeasureType 10.005 Unfinished Above Grade 0700.0142 UnitAboveGradeUnfinishedAreaMeasure Display Area and Unit of Measure in same cell Display even if zero @UnitOfMeasureType 10.006 Finished Below Grade 0700.0143 UnitStandardBelowGradeFinishedAreaMeasure Display Area and Unit of Measure in same cell Display even if zero @UnitOfMeasureType 10.007 Finished Below Grade (Nonstandard) 1800.0398 UnitNonStandardBelowGradeFinishedAreaMeasure Display Area and Unit of Measure in same cell If zero, do not display the row @UnitOfMeasureType 10.008 Unfinished Below Grade 0700.0144 UnitBelowGradeUnfinishedAreaMeasure Display Area and Unit of Measure in same cell Display even if zero @UnitOfMeasureType Area Data Source/Below Grade Finish Compared to Above Always displays 10.009 Area Data Source 0700.0125 DataSourceType Always displays area data source(s). If there are multiple, display as stacked. An arcrole is required for each data source from DATA_SOURCE_n to PROPERTY_UNIT_AREA_n Page 192 Appendix B-1: URAR Implementation Guide v1.4 Unit Interior: General Information – Area Breakdown and Data Source, Finish of Below Grade Areas Report Field ID Report Label Unique ID MISMO Data Point/Attribute Name Display Rules 10.010 Below Grade Finish Compared to Above 0700.0064 UnitBelowGradeFinishComparisonType Display when (UnitStandardBelowGradeFinishedAreaMeasure > 0 OR UnitNonStandardBelowGradeFinishedAreaMeasure > 0) Figure 10 - 6 Unit Interior – ADU When the Accessory Dwelling Units - AccessoryDwellingUnitTotalCount (UID: 0100.0019, FID: 3.006) > “0”, it indicates there is an ADU present in the subject property. The ADU checkboxes and related data will display in each instance of the Unit Interior section. Page 193 Appendix B-1: URAR Implementation Guide v1.4 When there are no ADUs in the subject property, AccessoryDwellingUnitTotalCount (UID: 0100.0019, FID: 3.006) = “0”, the ADU checkboxes and related data do not display. Unit Interior: General Information – ADU (Figure 10 - 7) Report Field ID Report Label Unique ID MISMO Data Point/Attribute Name Display Rules 10.011 ADU 0700.0089 AccessoryDwellingUnitIndicator Display checkboxes on each instance of Unit Interior when AccessoryDwellingUnitTotalCount > 0 When AccessoryDwellingUnitTotalCount = “0” checkboxes do not display 10.012 Legally Rentable 0700.0098 AccessoryDwellingUnitLegallyRentableIndicator Display when AccessoryDwellingUnitIndicator = "true" 10.013 Data Source 0700.0125 DataSourceType Display when AccessoryDwellingUnitLegallyRentableIndicator = “true” If there are multiple, display as stacked An arcrole is required for each data source, from DATA_SOURCE_n to AccessoryDwellingUnitLegallyRentableIndicator_n 10.014 Typical for Market 0700.0088 AccessoryDwellingUnitTypicalToMarketIndicator Display when AccessoryDwellingUnitIndicator = "true" 10.015 Ingress/Egress 0700.0091 AccessType 10.016 Separate Postal Address 0700.0090 SeparatePostalAddressIndicator Page 194 Appendix B-1: URAR Implementation Guide v1.4 Figure 10 - 7 Unit Interior: General Information Report Field ID Report Label Unique ID MISMO Data Point/Attribute Name Display Rules 10.017 Levels in Unit 0700.0063 LevelCount Always displays 10.018 Floor Number 0700.0060 FloorIdentifier Display when (StructuralDesignType = "Lowrise" OR “Midrise” OR "Highrise") or exists. 10.019 Corner Unit 0700.0058 CornerUnitIndicator 10.020 Occupancy 0700.0070 UnitOccupancyType Always displays 10.021 Utilities Separately Metered 0700.0072 UtilitiesMeteredSeparatelyIndicator Display when LivingUnitExcludingADUCount > 1 OR AccessoryDwellingUnitTotalCount > 0 10.022 Utilities Operating 0700.0068 UnitUtilitiesOperatingIndicator Display when UnitOccupancyType = "Vacant" AND (GovernmentAgencyAppraisalType = "FHA" OR "USDA") 10.023 Total Bedrooms 0700.0118 BedroomCount Always displays Provide the total count of full baths, half baths, and bedrooms per unit Must match the Room Summary in the “Level and Room Detail” table Can be delivered as “0” 10.024 Total Bathrooms - Full 0700.0119 FullBathroomCount 10.025 Total Bathrooms - Half 0700.0120 HalfBathroomCount Page 195 Appendix B-1: URAR Implementation Guide v1.4 Unit Interior: General Information Report Field ID Report Label Unique ID MISMO Data Point/Attribute Name Display Rules 10.026 Non-Residential Use in Unit 0700.0130 UnitMixedUsageIndicator Display when LandOwnedInCommonIndicator (UID: 0100.0047, FID: 3.015) = "true" 10.027 Live/Work Space 0700.0100 AllowableLiveWorkSpaceIndicator 10.028 Allowable Work Space 0700.0101 AllowableWorkSpaceAreaMeasure Display when AllowableLiveWorkSpaceIndicator = "true" Unit Interior: Level and Room Detail (Figure 10 - 8) Report Field ID Report Label Unique ID MISMO Data Point/Attribute Name Display Rules 10.029 Level in Unit 0700.0030 LevelType Always displays and repeats for each level Display in order from the lowest grade to the highest. Example: B2, B1, 1, 2. 10.030 Grade Level Detail 0700.0026 AccessType Display when GradeLevelType = "FullyBelowGrade" OR "PartiallyBelowGrade" 0700.0027 BelowGradeExteriorAccessType Display when AccessType = "ExteriorAccessOnly" OR "InteriorAndExteriorAccess" 0700.0029 GradeLevelType Always displays 10.031 Finish 0700.0137 LevelFinishedAreaMeasure Display when Finished Area > 0. If 0, the row does not display. Display text "Finished" in the Finish column Display Area and Unit of Measure in same cell in the Area column Finished Area repeats for each level 10.032 Area @UnitOfMeasureType 10.031 Finish 0700.0138 LevelUnfinishedAreaMeasure Display when Unfinished Area > 0. If 0, the row does not display. Display text "Unfinished" in the Finish column Display Area and Unit of Measure in same cell in the Area column Unfinished Area repeats for each level 10.032 Area @UnitOfMeasureType 10.033 Room Summary 0700.0035 RoomType The room count in the ‘Level and Room Detail’ table is not delivered in data but is derived by counting the number of each RoomType per LevelType. Display the number followed by a dash, then the display value for the room type. (Figure 10 - 8) Page 196 Appendix B-1: URAR Implementation Guide v1.4 Figure 10 - 8 Page 197 Appendix B-1: URAR Implementation Guide v1.4 Quality and Condition The Quality and Condition subsection always displays. Page 198 Appendix B-1: URAR Implementation Guide v1.4 The interior quality and condition ratings in this subsection provide support to the Overall Quality and Condition Ratings section. • Interior Quality Rating – InteriorQualityRatingCode (UID: 0700.0067, FID: 10.034) • Interior Condition Rating – InteriorConditionRatingCode (UID: 0700.0066, FID: 10.035) Kitchen and Bathroom Details The Kitchen and Bathroom Details table always displays in Unit Interior. The following text always displays above the table in italics, “The tables below support the Interior Quality and Condition ratings and reflect the market value condition of this report”. This section provides additional information about the Kitchen(s) and Bath(s) indicated in the Level and Room Detail table from the previous section. When displaying Room - RoomType (UID: 0700.0035, FID: 10.037) and Level - LevelType (UID: 0700.0121, FID: 10.037): • “Kitchen” always displays first • If there are multiple kitchens in the unit, each will display on a separate row • “Bath – Full” and “Bath – Half”, if applicable, display after Kitchen(s) • Each room must specify the location in terms of Level (Figure 10 - 9) • The level displays in the same cell under the room Page 199 Appendix B-1: URAR Implementation Guide v1.4 Figure 10 - 9 When RoomType = "Kitchen" OR "FullBathroom" OR "HalfBathroom", additional details are required. Each kitchen and bath will display on a separate row. (Figure 10 - 10) Unit Interior: Quality and Condition – Kitchen and Bathroom Details Report Field ID Report Label Unique ID MISMO Data Point Name Display Rules 10.037 Room 0700.0035 RoomType Display for each Kitchen and Bath in unit 0700.0121 LevelType 10.038 Update Status 0700.0036 RoomUpdateStatusType Display for each Kitchen and Bath in unit 10.039 Time Frame 0700.0034 RoomUpdatedTimeframeType Display when RoomUpdateStatusType = "FullyUpdated" OR "PartiallyUpdated" 10.040 Quality Comment 0700.0044 RoomQualityDescription Display when provided 10.041 Condition Status 0700.0033 RoomConditionStatusType Display for each Kitchen and Bath in unit 10.042 Condition Comment 0700.0113 RoomConditionAdditionalDescription Display when provided 10.043 Overall Update Status for Bathrooms 0700.0117 OverallBathroomsUpdateStatusType Always display Page 200 Appendix B-1: URAR Implementation Guide v1.4 Figure 10 - 10 Page 201 Appendix B-1: URAR Implementation Guide v1.4 Page 202 Appendix B-1: URAR Implementation Guide v1.4 Interior Features The Interior Features table provides specifics about the interior quality and condition ratings. It includes a row for each of the following: • Flooring • Walls and Ceiling • Other, if provided Unit Interior: Quality and Condition Report Field ID Report Label Unique ID MISMO Data Point Name Display Rules 10.044 Flooring 0700.0046 ImprovementComponentType = “Flooring” Always displays 10.045 Detail 0700.0041 FlooringType Display when ImprovementComponentType = "Flooring" When there are multiple types of flooring in the unit, each flooring type displays on a separate row. (Figure 10 - 11) 10.046 Quality Comment 0700.0106 ImprovementComponentQualityDescription Display when ImprovementComponentType = "Flooring" AND Exists 10.047 Condition Status 0700.0104 ImprovementComponentConditionStatusType Display when ImprovementComponentType = "Flooring" 10.048 Condition Comment 0700.0111 ImprovementComponentConditionDescription Display when ImprovementComponentType = "Flooring" AND Exists 10.049 Overall Update Status for Flooring 0700.0122 OverallFlooringUpdateStatusType Display when ImprovementComponentType = "Flooring" 10.044 Walls and Ceiling 0700.0046 ImprovementComponentType = ”WallsAndCeiling” Always displays 10.045 Detail 0700.0050 ApproximateCeilingHeightType Display when ImprovementComponentType = "WallsAndCeiling" Display all values of ApproximateCeilingHeightType separated by a “|” followed by all values of CeilingStyleType separated by a “|” Example: 8 Ft. | 9 Ft. | 2 or more stories | Cathedral | Coffered | Flat 0700.0108 CeilingStyleType 10.046 Quality Comment 0700.0107 ImprovementComponentQualityDescription Display when ImprovementComponentType = "WallsAndCeiling" AND Exists 10.047 Condition Status 0700.0045 ImprovementComponentConditionStatusType Display when ImprovementComponentType = "WallsAndCeiling" 10.048 Condition Comment 0700.0112 ImprovementComponentConditionDescription Display when ImprovementComponentType = "WallsAndCeiling" AND Exists Page 203 Appendix B-1: URAR Implementation Guide v1.4 Unit Interior: Quality and Condition Report Field ID Report Label Unique ID MISMO Data Point Name Display Rules 10.044 Other (Describe) 0700.0046 ImprovementComponentType = “Other” When ImprovementComponentType = "Other" the description displays 10.045 Detail 0700.0043 ImprovementComponentTypeAdditionalDescript ion When ImprovementComponentType = "Other" 10.046 Quality Comment 0700.0107 ImprovementComponentQualityDescription Display when ImprovementComponentType = "Other" AND Exists 10.047 Condition Status 0700.0045 ImprovementComponentConditionStatusType Display when ImprovementComponentType "Other" 10.048 Condition Comment 0700.0112 ImprovementComponentConditionDescription Display when ImprovementComponentType = "Other" AND Exists Figure 10 - 11 Page 204 Appendix B-1: URAR Implementation Guide v1.4 Accessibility Features for Individuals with Disabilities The Accessibility Features for Individuals with Disabilities subsection displays when Features for Individuals w/Disabilities - AccessibilityFeatureType (UID: 0700.0005, FID: 10.050) <> “None” AND ((ImprovementType = “Dwelling”) OR (ImprovementType = “Outbuilding” AND OutbuildingRealPropertyIndicator = “true” AND AccessoryDwellingUnitIndicator = “true”)). Page 205 Appendix B-1: URAR Implementation Guide v1.4 Unit Interior: Accessibility Features for Individuals with Disabilities (Figure 10 - 12) Report Field ID Report Label Unique ID MISMO Data Point Name Display Rules 10.050 Features for Individuals w/Disabilities 0700.0005 AccessibilityFeatureType Display when AccessibilityFeatureType <> “None” AND ((ImprovementType = “Dwelling”) OR (ImprovementType = “Outbuilding” AND OutbuildingRealPropertyIndicator = “true” AND AccessoryDwellingUnitIndicator = “true”)) When there are multiple accessibility features, each feature will display on a separate row. 10.051 Comment 0700.0007 AccessibilityModificationDescription Display when AccessibilityFeatureType <> "None" AND Exists Figure 10 - 12 Page 206 Appendix B-1: URAR Implementation Guide v1.4 Apparent Defects, Damages, Deficiencies (Unit Interior - [Outbuilding Type] - [Structure Identifier] - [Unit Identifier]) The Apparent Defects, Damages, Deficiencies (Unit Interior) subsection always displays. (Figure 10 - 13) Unit Interior: Apparent Defects, Damages, Deficiencies (Unit Interior) Report Field ID Report Label Unique ID MISMO Data Point/Attribute Name Display Rules Apparent Defects, Damages, Deficiencies Unit Interior – [Outbuilding Type] – [Structure Identifier] – [Unit Identifier] Subsection header (gray bar) always displays. The information will redisplay from the Unit Interior section header (black tab) when a specific unit has apparent defects, damages, deficiencies. When there is only one Dwelling Unit, display as 'Apparent Defects, Damages, Deficiencies - Unit Interior'. When there are multiple Dwelling Units, display as 'Apparent Defects, Damages, Deficiencies - Unit Interior' - [Outbuilding Type] - [Structure Identifier] - [Unit Identifier] as applicable. 10.052 Outbuilding Type 0300.0025 OutbuildingType Display when ImprovementType = "Outbuilding" 10.053 Structure Identifier 0300.0101 StructureIdentifier Display when DwellingCount > 1 OR OutbuildingCount > 1 Structure Identifier redisplays from the Dwelling Exterior or Outbuilding section. 10.054 Unit Identifier 0700.0114 UnitIdentifier Display when LivingUnitExcludingADUCount > 1 OR AccessoryDwellingUnitTotalCount > 0 UnitInteriorDefectsExistIndicator (UID: 3900.0107, FID: 10.055) Page 207 Appendix B-1: URAR Implementation Guide v1.4 • When false, display “None”. • When true, display static text in italics (FID: 10.055), “The items listed below represent the As Is condition as of the effective date of this report” and the table displays with the following required data for each apparent defect, damage, deficiency. (Figure 10 - 13) Unit Interior – Apparent Defects, Damages, Deficiencies Report Field ID Report Label Unique ID MISMO Data Point/Attribute Name Display Rules 10.056 Feature 3900.0130 DefectComponentLabelType Display when UnitInteriorDefectsExistIndicator = “true” 10.057 Location 3900.0135 DefectItemLocationType 10.058 Description 3900.0133 DefectItemDescription 10.059 Affects Soundness or Structural Integrity 3900.0132 DefectItemAffectsSoundnessStructuralIntegrityIndic ator 10.060 Recommended Action 3900.0136 DefectItemRecommendedActionType Figure 10 - 13 An arcrole is required for each apparent defect, damage, or deficiency identified in the interior of the unit from DEFECT_n to PROPERTY_UNIT_n. (See Arcrole Relationships - Unit Interior) Unit Interior Commentary The Unit Interior Commentary subsection displays only when comments are provided. Any commentary must use UnitValuationCommentText (UID: 0700.0115, FID: 10.061) Page 208 Appendix B-1: URAR Implementation Guide v1.4 Unit Interior Exhibits The Unit Interior Exhibits subsection displays when images are provided. All text must display above the image in bold font. Level and Room Detail/Kitchen and Bathroom Details • Images provided for Level and Room Detail and Kitchen and Bathroom Details subsections must be delivered in the IMAGE container located in the instance of the ROOM container (based on RoomType) that represents the referenced room. For example, image data associated with the kitchen is included in the instance of the ROOM container where RoomType= “Kitchen”. o In Unit Interior Exhibits, display [Level - LevelType (UID: 0700.0121, FID: 10.033)] - [Room – RoomType (UID: 0700.0035, FID: 10.037)] in bold above the image. • An additional image caption may be provided using ImageCaptionCommentDescription (UID: 1400.0780, FID: 10.033.2) and displays above the image following the Level – Room. (Figure 10 - 14) Figure 10 - 14 Page 209 Appendix B-1: URAR Implementation Guide v1.4 Interior Features • Images provided for unit interior features (flooring, walls and ceiling, etc.,) of a living unit must be delivered in the IMAGES container under INTERIOR_COMPONENT container that represents the referenced interior feature. • Display ImprovementComponentType (UID: 0700.0046, FID: 10.044.1) in bold above the image. • An additional image caption may be provided using ImageCaptionCommentDescription (UID: 1400.0774, FID: 10.044.2) and displays above the image following the ImprovementComponentType. Apparent Defects, Damages, Deficiencies • Images provided for Apparent Defects, Damages, Deficiencies (Unit Interior) are delivered in the IMAGE container located in the instance of the DEFECT container that represents the given defect. • The text “Apparent Defects, Damages, Deficiencies –“ precedes the FeatureType (UID: 3900.0130, FID: 10.056) (Figure 10 - 15) Page 210 Appendix B-1: URAR Implementation Guide v1.4 • An additional caption may be provided using ImageCaptionCommentDescription (UID: 1400.0929, FID: 10.056.2) and displays above the image following the FeatureType. o In Figure 10 - 15, “Peeling Paint” is an additional caption. Figure 10 - 15 Additional Exhibits • Other images provided must be delivered using ImageCategoryType (UID: 1400.0638, FID: 10.062.1) = “UnitInteriorExhibit” • An image caption should be included using ImageCaptionCommentDescription (UID: 1400.0640, FID: 10.062.2) Unit Interior – Arcrole Relationships Arcrole relationships establish "relationships" or linkages in the XML data file that may be visually obvious on the URAR Report. In the XML data specific instances of data points or containers must be connected to properly represent the information. • Containers or datapoints to be linked are identified using "xlink:label.” • The RELATIONSHIP container holds the xlink:arcrole, xlink:from, and xlink:to attributes that describe the data relationships. There are three arcrole relationships supported in the Unit Interior section. • DATA_SOURCE to PROPERTY_UNIT_AREA • DATA_SOURCE to AccessoryDwellingUnitLegallyRentableIndicator DATA_SOURCE to PROPERTY • DEFECT to PROPERTY_UNIT Page 211 Appendix B-1: URAR Implementation Guide v1.4 Data source to property unit area Provide the relationship that joins to the applicable instance of PROPERTY_UNIT_AREA (where the ValuationUseType = "SubjectProperty") to the data source used to determine the area of the unit. Unique ID Parent Container MISMO Attribute Name Supported Attribute Enumerations 0700.0131 RELATIONSHIP @xlink:arcrole urn:fdc:mismo.org:2009:residential/DATA_SOURCE_IsDataSourceFor_PROPERTY_UNIT_AREA 0700.0132 RELATIONSHIP @xlink:from DATA_SOURCE_n 0700.0133 RELATIONSHIP @xlink:to PROPERTY_UNIT_AREA_n 0700.0150 PROPERTY_UNIT_AREA @xlink:label PROPERTY_UNIT_AREA_n 0700.0124 DATA_SOURCE @xlink:label DATA_SOURCE_n Data source to ADU legally rentable indicator Provide the relationship that joins the AccessoryDwellingUnitLegallyRentableIndicator data point (where the ValuationUseType = "SubjectProperty") to the data source used to determine the ADU is legally rentable. Unique ID Parent Container MISMO Attribute Name Supported Attribute Enumerations 0700.0134 RELATIONSHIP @xlink:arcrole urn:fdc:mismo.org:2009:residential/DATA_SOURCE_IsDataSourceFor_AccessoryDwellingUnit LegallyRentableIndicator 0700.0135 RELATIONSHIP @xlink:from DATA_SOURCE_n 0700.0136 RELATIONSHIP @xlink:to AccessoryDwellingUnitLegallyRentableIndicator_n 0700.0098 PROPERTY_UNIT_DETAIL @xlink:label AccessoryDwellingUnitLegallyRentableIndicator_n 0700.0124 DATA_SOURCE @xlink:label DATA_SOURCE_n Page 212 Appendix B-1: URAR Implementation Guide v1.4 Defect to Property Unit arcrole Provide the relationship that joins the DEFECT to the applicable instance of PROPERTY_UNIT. One RELATIONSHIP container is required for each defect identified in the interior of the unit. Unique ID Parent Container MISMO Attribute Name Supported Attribute Enumerations 3900.0154 RELATIONSHIP @xlink:arcrole urn:fdc:mismo.org:2009:residential/DEFECT ContainsDefectOf PROPERTY_UNIT 3900.0155 RELATIONSHIP @xlink:from DEFECT_n 3900.0156 RELATIONSHIP @xlink:to PROPERTY_UNIT_n 3900.0129 DEFECT @xlink:label DEFECT_n 3900.0119 PROPERTY_UNIT @xlink:label PROPERTY_UNIT_n Each defect reported in this section must be associated to the living unit where the defect was identified. i.e., DEFECT container must have an arcrole to the instance of the PROPERTY_UNIT container where the defect was identified. The example below demonstrates the arcrole, there is a flooring defect (xlink:label = “Defect_FlooringDefect”) that is related to subject property unit 1 (xlink:label = “PROPERTY_UNIT_SubjectUnit1”). Refer to the section Arcrole/Data Relationships in the MISMO XML Version 3.6 chapter for additional information. Page 213 Appendix B-1: URAR Implementation Guide v1.4 11 Functional Obsolescence The Functional Obsolescence section provides information about any functional issues. The section provides space for additional commentary and exhibits. The Functional Obsolescence section always displays in the report. • When Functional Issues - FunctionalIssueType (UID:3600.0002, FID: 11.000) = “None”, None displays in the field. (Figure 11 - 1) • When Functional Issues are identified, additional details for each functional issue must be provided in Functional Obsolescence Commentary. o If there are multiple functional issues, all display in same row separated by "|". Figure 11 - 1 Page 214 Appendix B-1: URAR Implementation Guide v1.4 Functional Obsolescence Commentary The Functional Obsolescence Commentary subsection displays only when comments are provided. Any commentary must use FunctionalIssueDescription (UID: 3600.0006, FID: 11.001). • If one or more functional issues are indicated, comments are required. Functional Obsolescence Exhibits The Functional Obsolescence Exhibits subsection displays when images are included. • Any images included must be delivered using ImageCategoryType (UID: 1400.0638, FID: 11.002.1) = “FunctionalObsolescenceExhibits”. • An image caption should be included using ImageCaptionCommentDescription (UID: 1400.0640, FID: 11.002.2). <IMAGE> <ImageCaptionCommentDescription>Descriptive caption for exhibit.</ImageCaptionCommentDescription> <ImageCategoryType>FunctionalObsolescenceExhibit</ImageCategoryType> <ImageLocationIdentifier>zip://location/FunctionalObsolescenceExhibit.jpg</ImageLocationIdentifier> <MIMETypeIdentifier>image/jpeg</MIMETypeIdentifier> </IMAGE> Page 215 Appendix B-1: URAR Implementation Guide v1.4 12 Outbuilding The Outbuilding section provides information about additional structures on the site, other than the main residence(s). Examples include standalone ADUs, barns, and pool houses. Outbuilding characteristics determine the amount of additional information reported. This section provides space for additional commentary, exhibits, and any apparent defects, damages, or deficiencies. Page 216 Appendix B-1: URAR Implementation Guide v1.4 The Outbuilding section displays when ImprovementType (UID: 0300.0009, FID: Not on report) = “Outbuilding”. The subsection repeats for each outbuilding. The information that displays in the Outbuilding section varies depending on whether the outbuilding is real property and whether it contains an ADU. When an outbuilding is not considered real property, an abbreviated version of the outbuilding section displays. (Figure 12 - 3) Display all outbuildings that are real property followed by any that are not real property. Section header (black tab) The section header (black tab) displays as “Outbuilding – [OutbuildingType]” • When ImprovementType (UID: 0300.0009, FID: Not on report) = “Outbuilding” Page 217 Appendix B-1: URAR Implementation Guide v1.4 o OutbuildingType (UID: 0300.0025, FID: 12.001) in the section header (black tab). (Figure 12 - 1) While not an enumerated value, display ADU/Garage as an option for Outbuilding Type. In the XML the OutbuildingType = “Other” and OutbuildingTypeOtherDescription = “ADUGarage”. Figure 12 - 1 Outbuilding – General Information An image must be provided for each outbuilding, with ImageCategoryType (UID: 1400.0640, FID: 12.007.1) = “OutbuildingExhibit” and ImageCaptionCommentDescription (UID: 1400.0638, FID: 12.007.2). Display image on the right side without caption and the image would not display in the Outbuilding Exhibits subsection. For each outbuilding, additional information is necessary. When ImprovementType = "Outbuilding" and Considered Real Property - OutbuildingRealPropertyIndicator (UID: 0300.0024, FID: 12.002) = “true” • Considered Real Property - OutbuildingRealPropertyIndicator (UID: 0300.0024, FID: 12.002) • Units in Structure - LivingUnitCount (UID: 0300.0063, FID: 12.003) displays. o Deliver as zero if there are no living units in the outbuilding. • Structure Volume - StructureVolumeMeasure (UID: 0300.0073, FID: 12.005) display when provided. • Gross Building Area - StructureAreaMeasure (UID: 0300.0060, FID: 12.006) displays, and the text “Gross Building Area for the outbuilding includes area for vehicle storage, ADU(s), and any other uses” displays below the field. (Figure 12 - 2) Page 218 Appendix B-1: URAR Implementation Guide v1.4 Figure 12 - 2 Abbreviated Version of Outbuilding When ImprovementType = "Outbuilding" and Considered Real Property - OutbuildingRealPropertyIndicator (UID: 0300.0024, FID: 12.002) = “false” • The following do not display: o Units in Structure, Structure Volume, Gross Building Area do not display o Descriptive text “Gross Building Area for the outbuilding includes area for vehicle storage, ADU(s), and any other uses” does not display o Detail, Mechanical System Details, and Apparent Defects, Damages, Deficiencies subsections do not display. (Figure 12 - 3) • The following do display: o Considered Real Property - OutbuildingRealPropertyIndicator (UID: 0300.0024, FID: 12.002) o Attached to Permanent Foundation - ManufacturedHomeAttachedToFoundationIndicator (UID: 0500.0007, FID: 12.004) Page 219 Appendix B-1: URAR Implementation Guide v1.4 Figure 12 - 3 Detail The Detail subsection displays when Considered Real Property – OutbuildingRealPropertyIndicator (UID: 0300.0024, FID: 12.002) = "true", and additional information displays. • When Units in Structure - LivingUnitCount (UID: 0300.0063, FID: 12.003) = 0, (Figure 12 - 4) o Heating - HeatingSystemExistsIndicator (UID: 0300.0023, FID: 12.008) checkbox displays. o Cooling - CoolingSystemExistsIndicator (UID: 0300.0022, FID: 12.009) checkbox displays. Page 220 Appendix B-1: URAR Implementation Guide v1.4 Note: When the outbuilding does not contain an ADU, the details for the heating and cooling systems are not needed. When the outbuilding contains an ADU, the checkboxes do not display, and the Heating and Cooling System details display in the Mechanical System Details subsection. • Utilities - UtilityType (UID: 0300.0028, FID: 12.010) must display. o When None, no other enumerated values should be delivered. o For multiple utilities, display alphabetically with each on a new row. (Figure 12 - 5) Figure 12 - 4 Figure 12 - 5 Page 221 Appendix B-1: URAR Implementation Guide v1.4 • Finished (Figure 12 - 6) o Display the text, “The table below depicts the area of the outbuilding, excluding vehicle storage and any ADU(s)”, when OutbuildingRealPropertyIndicator (UID: 0300.0024, FID: 12.002) = "true". o Total Area - StructureExcludingVehicleStorageAndADUFinishedAreaMeasure (UID: 0300.0112, FID: 12.011) must display, even if zero. o Room Summary ▪ TotalRoomCount (UID: 0300.0020, FID: 12.012) ▪ RoomType (UID: 0300.0018, FID: 12.012) ▪ Display the number followed by a dash, then the display value for the room type. ▪ If there are multiple, display as stacked in the same cell. • Unfinished (Figure 12 - 6) o Total Area - StructureExcludingVehicleStorageAndADUUnfinishedAreaMeasure (UID: 0300.0113, FID: 12.013) must display, even if zero. o Room Summary - Room detail is not collected or displayed for unfinished space. Figure 12 - 6 Mechanical System Details The Mechanical System Details subsection displays when the outbuilding contains an ADU, Units in Structure - LivingUnitCount (UID: 0300.0063, FID: 12.003) >= 1. Heating Page 222 Appendix B-1: URAR Implementation Guide v1.4 • System - HeatingSystemType (UID: 0300.0088, FID: 12.014) If there are multiple, display as stacked in a new row. o When HeatingSystemType <> None, Detail - HeatingFuelType (UID: 0300.0086, FID: 12.015) must be provided for each heating system type. (Figure 12 - 7) o When HeatingSystemType = “None”, ▪ Detail - LackOfHeatingSystemTypicalToMarketIndicator (UID: 0300.0083, FID: 12.015) is required. • When true, display “Typical for Market” • When false, display “Not Typical for Market” Cooling • System - CoolingSystemType (UID: 0300.0084, FID: 12.016) always displays. If there are multiple, display as stacked in a new row. o Cooling - CoolingSystemExistsIndicator (UID: 0300.0022, FID: 12.009) ▪ When true, display cooling system type ▪ When false, display “None” Other Mechanical Systems • Other Mechanical Systems - MechanicalSystemType (UID: 0300.0090, FID: 12.017) displays when provided. If there are multiple, display as stacked. o When there are no other mechanical systems, Other Mechanical Systems does not display. Figure 12 - 7 Apparent Defects, Damages, Deficiencies ([Outbuilding Type]) The Apparent Defects, Damages, Deficiencies ([OutbuildingType]) subsection header displays in the gray bar. Page 223 Appendix B-1: URAR Implementation Guide v1.4 OutbuildingDefectsExistIndicator (UID: 0300.0111, FID: 12.019) • When false, display “None” (Figure 12 - 8) • When true, display static text in italics (FID: 12.019) “The items listed below represent the As Is condition as of the effective date of this report” and the following data is required (Figure 12 - 9): o Feature - DefectComponentLabelType (UID: 3900.0164, FID: 12.020) ▪ Display each feature on a separate row. ▪ When the same feature has multiple defects, repeat the entire row. o Location - DefectItemLocationType (UID: 3900.0169, FID: 12.021) o Description - DefectItemDescription (UID: 3900.0167, FID: 12.022) o Affects Soundness or Structural Integrity - DefectItemAffectsSoundnessStructuralIntegrityIndicator (UID: 3900.0166, FID: 12.023) Recommended Action - DefectItemRecommendedActionType (UID: 3900.0128, FID: 12.024) Figure 12 - 8 Page 224 Appendix B-1: URAR Implementation Guide v1.4 Figure 12 - 9 Outbuilding Commentary The Outbuilding Commentary subsection displays only when comments are provided. Any commentary must use StructureValuationCommentText (UID: 0300.0096, FID: 12.026). Outbuilding Exhibits The Outbuilding Exhibits subsection displays only when images are provided. All text displays above the image in bold font. Page 225 Appendix B-1: URAR Implementation Guide v1.4 Apparent Defects, Damages, Deficiencies • Images provided for Apparent Defects, Damages, Deficiencies (Outbuilding) are delivered in the IMAGE container located in the instance of the DEFECT container that represent the given defect. • The text “Apparent Defects, Damages, Deficiencies –” precedes the Feature - DefectComponentLabelType (UID: 3900.0164, FID: 12.020.1). (Figure 12 - 9 and Figure 12 - 10) • An additional caption may be provided using ImageCaptionCommentDescription (UID: 3900.0173, FID: 12.020.2) and displays above the image following the DefectComponentLabelType. Figure 12 - 10 Additional Exhibits • Additional images included must be delivered using ImageCategoryType (UID: 1400.0638, FID: 12.026.1) = “OutbuildingExhibit”. • An image caption should be included using ImageCaptionCommentDescription (UID: 1400.0640, FID: 12.026.2). Outbuilding – Arcrole Relationships Arcrole relationships establish "relationships" or linkages in the XML data file that may be visually obvious on the URAR Report. In the XML data specific instances of data points or containers must be connected to properly represent the information. • Containers or datapoints to be linked are identified using "xlink:label.” • The RELATIONSHIP container holds the xlink:arcrole, xlink:from, and xlink:to attributes that describe the data relationships. Page 226 Appendix B-1: URAR Implementation Guide v1.4 DEFECT to IMPROVEMENT Deliver RELATIONSHIP to associate the defect to the applicable instance of IMPROVEMENT where the ImprovementType = "Outbuilding". One RELATIONSHIP container is required for each defect identified on the exterior of the dwelling. Unique ID Parent Container MISMO Attribute Name Supported Attribute Enumerations 3900.0192 RELATIONSHIP @xlink:arcrole urn:fdc:mismo.org:2009:residential/DEFECT ContainsDefectOf IMPROVEMENT 3900.0193 RELATIONSHIP @xlink:from DEFECT_n 3900.0194 RELATIONSHIP @xlink:to IMPROVEMENT_n 3900.0163 DEFECT @xlink:label DEFECT_n 0300.0003 IMPROVEMENT @xlink:label IMPROVEMENT_n Refer to the section Arcrole/Data Relationships in the MISMO XML Version 3.6 chapter for additional information. Page 227 Appendix B-1: URAR Implementation Guide v1.4 13 Vehicle Storage The Vehicle Storage section provides information about all vehicle storage for the property. This section provides space for additional commentary, exhibits, and any apparent defects, damages, or deficiencies. Vehicle storage can be: • A driveway or shared driveway • An attached or detached carport • Part of a dwelling, such as a built in or attached garage • Its own outbuilding, such as a detached garage (sometimes also captured as an outbuilding) • A shared parking garage, common carport, or open lot in a condominium, cooperative, condop, or PUD (with or without assigned spaces) Page 228 Appendix B-1: URAR Implementation Guide v1.4 The Vehicle Storage section always displays. Details must be provided about each type and instance of vehicle storage for the property. • When CarStorageType (UID: 3200.0006, FID: 13.000) = “None”, display “None”; the Vehicle Storage detail table and the Apparent Defects, Damages, Deficiencies subsection does not display. (Figure 13 - 1) Figure 13 - 1 • When CarStorageType (UID: 3200.0006, FID: 13.001) <> None, display the Vehicle Storage detail table. Each instance of CarStorageType displays on a separate line of the table. (Figure 13 - 2) Refer to the UAD Specification enumerations tab (column labeled “URAR Display Value”) for the details on display values. o Storage - CarStorageType is displayed. o Number of Parking Spaces – See UAD Specification for details on how parking is captured and displayed for each car storage type. Special display characteristics are listed below. ▪ When CarStorageType = "Driveway" OR "SharedDriveway" AND TenOrMoreParkingSpacesIndicator (UID: 3200.0011, FID: 13.002) − is “true”, display “10 or More”. − is “false”, display the ParkingSpacesCount (0 to 9). ▪ When (CarStorageType = "Carport" OR "CommonCarport" OR "Garage" OR "OpenLot" OR "Other" OR "ParkingGarage") display ParkingSpacesCount (UID: 3200.0010, FID: 13.002) ▪ When CarStorageType = "CommonCarport" OR "OpenLot" OR "ParkingGarage" display ProjectParkingSpaceAssignmentType (UID: 3200.0012, FID: 13.002). Display spaces and Assignment Type separated by “|”delimiter. Page 229 Appendix B-1: URAR Implementation Guide v1.4 o Detail – CarStorageAttachmentType (UID: 3200.0005, FID: 13.003), ImprovedSurfaceMaterialType (UID: 3200.0008, FID: 13.003), CarStorageAreaMeasure (UID: 3200.0004, FID: 13.003) display as stacked. (Figure 13 - 2) Figure 13 - 1 . The Apparent Defects, Damages, Deficiencies (Vehicle Storage) subsection displays when the CarStorageType <> “None”. When VehicleStorageDefectsExistIndicator (UID: 3200.0021, FID: 13.004) = “true”, display static text in italics (FID: 13.004), “The items listed below represent the As Is condition as of the effective date of this report” and additional data is required in the table below the text. (Figure 13 - 3) When defects, damages, or deficiencies exist the following data is required for each occurrence: • Feature - CarStorageType (UID: 3200.0006, FID: 13.0005|13.005.1) • Location - Is the DefectItemLocationType (UID: 3900.0183, FID: 13.006) = “Other” AND DefectItemLocationTypeOtherDescription (UID: 3900.0184, FID: 13.006). • Description - DefectItemDescription (UID: 3900.0181, FID: 13.007) • Affects Soundness or Structural Integrity - DefectItemAffectsSoundnessStructuralIntegrityIndicator (UID: 3900.0180, FID: 13.008) • Recommended Action - DefectItemRecommendedActionType (UID: 3900.0185, FID: 13.009) When VehicleStorageDefectsExistIndicator (UID: 3200.0021, FID: 13.004) = “false”, display “None” and the table does not display in the subsection. (Figure 13 - 4) Page 230 Appendix B-1: URAR Implementation Guide v1.4 Figure 13 - 2 Figure 13 - 3 . Vehicle Storage Commentary The Vehicle Storage Commentary subsection displays when comments are provided. Commentary must use ValuationCommentText (UID: 0100.0044, FID: 13.010) and ValuationAnalysisCategoryType (UID: 0100.0045, FID: 13.010) = “VehicleStorage”. <VALUATION_COMMENTARY> <ValuationAnalysisCategoryType>VehicleStorage</ValuationAnalysisCategoryType> <ValuationCommentText>Commentary may be added here.</ValuationCommentText> </VALUATION_COMMENTARY> Vehicle Storage Exhibits The Vehicle Storage Exhibits subsection displays when images are provided. All text provided for each image will display in bold font. Car Storage Type Page 231 Appendix B-1: URAR Implementation Guide v1.4 • Images provided for car storage must be delivered in the IMAGE container in the instance of the in the CAR_STORAGE container that represents the referenced vehicle storage. E.g., image data associated with driveway must be provided in the IMAGE container in the instance of the CAR_STORAGE where CarStorageType= “ Driveway”. • The enumerated value of the CarStorageType (UID: 1400.0638, FID: 13.001.1) displays above the image. When the photo represents multiple Vehicle Storage Types, display all of them. • An additional image caption may be provided using ImageCaptionCommentDescription (UID: 1400.0640, FID: 13.001.2) and will display above the image following the storage type. Apparent Defects, Damages, Deficiencies • Images provided for Apparent Defects, Damages, Deficiencies (Vehicle Storage) must be delivered in the IMAGE container located in the instance of the DEFECT container that represents the given defect. • The text “Apparent Defects, Damages, Deficiencies - ” precedes the CarStorageType (UID: 1400.0638, FID: 13.005.1). • An additional caption may be provided using ImageCaptionCommentDescription (UID: 1400.0640, FID: 13.005.2) and will also display above the image following the storage type. Additional Exhibits • Any additional images provided must be delivered using ImageCategoryType (UID: 1400.0638, FID: 13.011.1) = “VehicleStorageExhibit”. • An image caption should be included using ImageCaptionCommentDescription (UID: 1400.0640, FID: 13.011.2). Reference Key Concept - Image Data for detailed guidance on the various ways images are handled in the URAR. Vehicle Storage – Arcrole Relationships Arcrole relationships establish "relationships" or linkages in the XML data file that may be visually obvious on the URAR Report. In the XML data specific instances of data points or containers must be connected to properly represent the information. • Containers or datapoints to be linked are identified using "xlink:label.” • The RELATIONSHIP container holds the xlink:arcrole, xlink:from, and xlink:to attributes that describe the data relationships. Page 232 Appendix B-1: URAR Implementation Guide v1.4 DEFECT to CAR_STORAGE Provide the relationship that joins the relevant DEFECT to the CAR_STORAGE instance that has the defect, damage or deficiency. One RELATIONSHIP container is required for each defect identified on the exterior of the dwelling. Unique ID Parent Container MISMO Attribute Name Supported Attribute Enumerations 3900.0091 RELATIONSHIP @xlink:arcrole urn:fdc:mismo.org:2009:residential/DEFECT ContainsDefectOf CAR_STORAGE 3900.0092 RELATIONSHIP @xlink:from DEFECT_n 3900.0093 RELATIONSHIP @xlink:to CAR_STORAGE_n 3200.0003 CAR_STORAGE @xlink:to CAR_STORAGE_n 3900.0179 DEFECT @xlink:label DEFECT_n <RELATIONSHIP xlink:arcrole = "DEFECT ContainsDefectOf CAR_STORAGE" xlink:from = "DEFECT_1" xlink:to = "CAR_STORAGE_1"> </RELATIONSHIP> Refer to the section Arcrole/Data Relationships in the MISMO XML Version 3.6 chapter for additional information. Page 233 Appendix B-1: URAR Implementation Guide v1.4 14 Subject Property Amenities The Subject Property Amenities section provides information about the amenities on the property, whether on the site or inside dwelling(s) or outbuilding(s). This section provides space for additional commentary, exhibits, and any apparent defects, damages, or deficiencies. Page 234 Appendix B-1: URAR Implementation Guide v1.4 The Subject Property Amenities section always displays in the report. - If PropertyAmenityExistsIndicator (UID: 0200.0015, FID: 14.000) = “false”, “None” displays for the section. - If PropertyAmenityExistsIndicator (UID: 0200.0015, FID: 14.000) = “true”, at least one Amenity Category (AmenityCategoryType) is required. (Figure 14 - 1) • Outdoor Accessories – (AmenityCategoryType (UID: 0200.0016, FID: 14.001) • Outdoor Living – (AmenityCategoryType (UID: 0200.0017, FID: 14.001) • Water Features – (AmenityCategoryType (UID: 0200.0027, FID: 14.001) • Whole Home – (AmenityCategoryType (UID: 0200.0034, FID: 14.001) • Miscellaneous – (AmenityCategoryType (UID: 0200.0041, FID: 14.001) Figure 14 - 1 - For each Amenity Category (AmenityCategoryType) indicated, a Subject Property Amenity (AmenityType) is required. (Figure 14 - 2) Figure 14 - 2 Page 235 Appendix B-1: URAR Implementation Guide v1.4 Subject Property Amenities: General Information Report Field ID Amenity Category/Amenity Type Unique ID MISMO Data Point Name Display Rules 14.001 Outdoor Accessories 0200.0016 AmenityCategoryType Display “Outdoor Accessories” when PropertyAmenityExistsIndicator = “true” AND (AmenityType = "Fence" OR "IrrigationSystem" OR "OutdoorFireplace" OR "OutdoorKitchen" OR "OutdoorRidingRing" OR "SportsCourt") 14.002 Fence Irrigation System Outdoor Fireplace Outdoor Kitchen Outdoor Riding Ring Sports Court 0200.0007 AmenityType When AmenityCategoryType = “OutdoorAccessories”, display the amenity type (AmenityType = “Fence” OR “IrrigationSystem” OR “OutdoorFireplace” OR “OutdoorKitchen” OR “OutdoorRidingRing” OR “SportsCourt”) 14.001 Outdoor Living 0200.0017 AmenityCategoryType Display “Outdoor Living” when PropertyAmenityExistsIndicator = “true” AND (AmenityType = "Balcony" OR "Deck" OR "Gazebo" OR "Patio" OR "Porch" OR "Portico") 14.002 Balcony Deck Gazebo Patio Porch Portico 0200.0023 AmenityType When AmenityCategoryType = “OutdoorLiving”, display the amenity type (AmenityType = “Balcony” OR “Deck” OR “Gazebo” OR “Patio” OR “Porch” OR “Portico” 14.001 Water Features 0200.0027 AmenityCategoryType Display “Water Features” when PropertyAmenityExistsIndicator = “true” AND (AmenityType = "IngroundPool" OR "IngroundSpa" OR "OutdoorShower" OR "Sauna") 14.002 Inground Pool Inground Spa Outdoor Shower Sauna 0200.0032 AmenityType When AmenityCategoryType = “WaterFeatures”, display the amenity type (AmenityType = “IngroundPool” OR “IngroundSpa” OR “OutdoorShower” OR “Sauna”) 14.001 Whole Home 0200.0034 AmenityCategoryType Display “Whole Home” when PropertyAmenityExistsIndicator = “true” AND (AmenityType = "ElectricVehicleChargingStation" OR "Elevator" OR "FireSuppressionSystem" OR "IndoorFireplace" OR "MultipleZoneHeatingVentilationAndAirConditioning" OR "SmartHomeSystem" OR "WholeHouseVentilation" OR "WoodStove") Page 236 Appendix B-1: URAR Implementation Guide v1.4 Subject Property Amenities: General Information Report Field ID Amenity Category/Amenity Type Unique ID MISMO Data Point Name Display Rules 14.002 EV Station Elevator Fire Suppression System Indoor Fireplace Multiple-Zone HVAC Smart Home System Whole House Ventilation Wood Stove 0200.0039 AmenityType When AmenityCategoryType = “WholeHome”, display the amenity type (AmenityType = “ElectricVehicleChargingStation” OR “Elevator” OR “FireSuppressionSystem” OR “IndoorFireplace” OR “MultipleZoneHeatingVentilationAndAirConditioning” OR “SmartHomeSystem” OR “WholeHouseVentilation” OR “WoodStove”) 14.001 Miscellaneous 0200.0041 AmenityCategoryType Display “Miscellaneous” when PropertyAmenityExistsIndicator = “true” AND (AmenityType = "ClubMembership" OR "SharedLaundryFacilities" OR "UnitStorage" OR "Other") 14.002 Airstrip Club Membership Shared Laundry Facilities 0200.0046 AmenityType When AmenityCategoryType = “Miscellaneous”, display the amenity type (AmenityType = “AirStrip” OR “ClubMembership” OR “SharedLaundryFacilities”) 14.002 Other (Describe) 0200.0046 AmenityType When AmenityCategoryType = “Miscellaneous” AND AmenityType = “Other”, display AmenityTypeOtherDescription In Figure 14 - 3, the Amenity Category (Outdoor Living) has more than one AmenityType, and the Amenity Category displays merged. This example has a patio, a porch, and multiple decks. Subject Property Amenity displays merged for the decks. Material and Detail display for each instance and do not display merged. Figure 14 - 3 Page 237 Appendix B-1: URAR Implementation Guide v1.4 Note: AmenityCount is required for IndoorFireplace or WoodStove. It may not be used for Balcony, Deck, Gazebo, IngroundPool, IngroundSpa, Patio, Porch, Portico, Sauna or None. For all other amenity types, AmenityCount may be used. Subject Property Amenities: General Information - Material & Detail Conditionality Report Field ID Report Label Unique ID MISMO Data Point Name Display Rules 14.003 Material 0200.0021 AmenityMaterialType Material may be provided; however, it is required when: AmenityCategoryType = “OutdoorLiving” AND (AmenityType = “Balcony” OR “Deck” OR “Gazebo” OR “Patio” OR “Porch”) 14.003 Material 0200.0030 AmenityMaterialType Material may be provided; however, it is required when: AmenityCategoryType = “WaterFeatures” AND AmenityType = “IngroundPool” 14.003 Material 0200.0005 0200.0037 0200.0044 AmenityMaterialType Material may be provided when AmenityCategoryType = “OutdoorAccessories” OR "WholeHome" OR “Miscellaneous” 14.004 Detail 0200.0036 0200.0058 AmenityCount AmenityAreaMeasure Detail may be provided; however, it is required when: AmenityCategoryType = “WholeHome” AND AmenityType = “IndoorFireplace” OR “WoodStove” Display as "Total Number - " followed by the value. (Figure 14 - 4) 14.004 Detail 0200.0025 0200.0019 AmenityAreaMeasure AmenityAttachedToManufacturedHomeIndic ator Detail may be provided; however, it is required when: AmenityCategoryType = “OutdoorLiving” AND AmenityType = “Balcony” OR “Deck” OR “Gazebo” OR “Patio” OR “Porch” Display the area and unit of measure in the same cell. If (Construction Method Type = "Manufactured Home") OR (Outbuilding Type = “Manufactured Home”) When “true”, display on 2nd line in cell, "Attached to Manufactured Home" When “false”, display on 2nd line in cell, "Not Attached to Manufactured Home" 14.004 Detail 0200.0012 SwimmingPoolFeatureType IF AmenityType = "IngroundPool" OR “IngroundSpa” OR “Sauna” AND Detail is provided. Note: When there are multiple features, separate with “|” (e.g., Heated | Caged) (Figure 14 - 5) Page 238 Appendix B-1: URAR Implementation Guide v1.4 Figure 14 - 4 Figure 14 - 5 Apparent Defects, Damages, Deficiencies (Subject Property Amenities) Any significant adverse issue(s) pertaining to the subject amenities displays in Apparent Defects, Damages, Deficiencies (Subject Property Amenities). The defects, damages, and deficiencies in the amenities section uses an arcrole relationship to join the DEFECT to the applicable instance of AMENITY (with relevant AmenityCategoryType). (See Subject Property Amenities – Arcrole Relationships for details.) Page 239 Appendix B-1: URAR Implementation Guide v1.4 The Apparent Defects, Damages, Deficiencies (Subject Property Amenities) subsection always displays. • When SubjectPropertyAmenitiesDefectsExistIndicator (UID: 0200.0053, FID: 14.005) = “false”, “None” displays in the section. (Figure 14 - 6) Figure 14 - 66 • When SubjectPropertyAmenitiesDefectsExistIndicator (UID: 0200.0053, FID: 14.005) = “true”, display static text in italics (FID: 14.005), “The items listed below represent the As Is condition as of the effective date of this report” displays and the following data is required: o Feature - AmenityType (UID: 0200.0007, 0200.0023, 0200.0032, 0200.0039, 0200.0046, FID: 14.006) ▪ Display each AmenityType on a new line. o Location - DefectItemLocationType (UID: 3900.0141, FID: Not on report) = “Other” AND DefectItemLocationTypeOtherDescription (UID: 3900.0159, FID: 14.007) must be provided. ▪ When adding the location of defects, damages, or deficiencies for this section, the value of “Other” must be indicated, with a description for the location field. o Description - DefectItemDescription (UID: 3900.0139, FID: 14.008). o Affects Soundness or Structural Integrity - DefectItemAffectsSoundnessStructuralIntegrityIndicator (UID: 3900.0138, FID: 14.009). o Recommended Action - DefectItemRecommendedActionType (UID: 3900.0142, FID: 14.010). Subject Property Amenities Commentary The Subject Property Amenities Commentary subsection displays only when comments are provided, and PropertyAmenityExistsIndicator (UID: 0200.0015, FID: 14.000) = “true”. Any commentary must use ValuationCommentText (UID: 0100.0044, FID: 14.011) and ValuationAnalysisCategoryType (UID: 0100.0045, FID: Not on report) = “SubjectPropertyAmenities”. Page 240 Appendix B-1: URAR Implementation Guide v1.4 <VALUATION_COMMENTARY> <ValuationAnalysisCategoryType> SubjectPropertyAmenities</ValuationAnalysisCategoryType> <ValuationCommentText>Commentary may be added here.</ValuationCommentText> </VALUATION_COMMENTARY> Subject Property Amenities Exhibits The Subject Property Amenities Exhibits subsection displays when images are provided. Amenity Type • Images provided for amenities must be delivered in the IMAGE container of the instance of the AMENITY container that represents the referenced amenity. E.g., image data associated with the patio must be provided in the IMAGE container located in the instance of the AMENITY container where AmenityType = “Patio”. • The enumerated value of the AmenityType (UID: 1400.0638, FID: 14.002.1) displays above the image. • An additional image caption may be provided using ImageCaptionCommentDescription (UID: 1400.0640, FID: 14.002.2) and will display above the image following the amenity type. Apparent Defects, Damages, Deficiencies • Images provided for Apparent Defects, Damages, Deficiencies (Subject Property Amenities) must be delivered in the IMAGE container located in the instance of the DEFECT container that represents the given defect. • The text “Apparent Defects, Damages, Deficiencies - ” precedes the AmenityType (UID: 1400.0638, FID: 14.006.1). • An additional caption may be provided using ImageCaptionCommentDescription (UID: 1400.0640, FID: 14.006.2) and will also display above the image following the amenity type. Additional Exhibits • Any additional images provided must be delivered using ImageCategoryType (UID: 1400.0638, FID: 14.012.1) = “SubjectPropertyAmenitiesExhibit”. • An image caption should be included using ImageCaptionCommentDescription (UID: 1400.0640, FID: 14.012.2). Reference Key Concept - Image Data for detailed guidance on the various ways images are handled in the URAR. Page 241 Appendix B-1: URAR Implementation Guide v1.4 Subject Property Amenities – Arcrole Relationships Arcrole relationships establish “relationships” or linkages in the XML data file that may be visually obvious on the URAR Report. In the XML data specific instances of data points or containers must be connected to properly represent the information. • Containers or datapoints to be linked are identified using “xlink:label.” • The RELATIONSHIP container holds the xlink:arcrole, xlink:from, and xlink:to attributes that describe the data relationships. DEFECT to AMENITY Provide the relationship that joins the DEFECT to the applicable instance of AMENITY (with relevant AmenityCategoryType). One RELATIONSHIP container is required for each defect identified for a given amenity. AmenityCategoryType Unique ID Parent Container MISMO Attribute Name Supported Attribute Enumerations 3900.0033 RELATIONSHIP @xlink:arcrole urn:fdc:mismo.org:2009:residential/DEFECT ContainsDefectOf AMENITY 3900.0034 RELATIONSHIP @xlink:from DEFECT_n 3900.0035 RELATIONSHIP @xlink:to AMENITY_n 3900.0137 DEFECT @xlink:label DEFECT_n AmenityCategoryType = "Miscellaneous" 0200.0002 AMENITY @xlink:label AMENITY_n AmenityCategoryType = "OutdoorAccessories 0200.0049 AMENITY @xlink:label AMENITY_n AmenityCategoryType = "OutdoorLiving" 0200.0050 AMENITY @xlink:label AMENITY_n AmenityCategoryType = "WaterFeatures" 0200.0051 AMENITY @xlink:label AMENITY_n AmenityCategoryType = "WholeHome" 0200.0052 AMENITY @xlink:label AMENITY_n Refer to the section Arcrole/Data Relationships in the MISMO XML Version 3.6 chapter for additional information. Page 242 Appendix B-1: URAR Implementation Guide v1.4 15 Overall Quality and Condition The Overall Quality and Condition section provides information about quality and condition for all dwellings. Exterior and Interior Quality and Condition (as applicable) are re-displayed here to provide context to the Reconciliation of Overall Quality and Condition. The Overall Quality and Condition section always displays. Both Interior Quality and Interior Condition display; however, Exterior Quality and Exterior Condition display only when Homeowner Responsible for all Exterior Maintenance of Dwelling(s) - HomeownerResponsibleForExteriorMaintenanceIndicator (UID: 0100.0046, FID: 3.016) = "true". Note: Accessory dwelling units do not display in the Overall Quality and Condition section. Overall Quality and Condition: General Information Report Field ID Report Label Unique ID MISMO Data Point Name Display Rules 15.001 15.006 No Label 0300.0101 StructureIdentifier Display when ImprovementType = "Dwelling" AND LivingUnitExcludingADUCount > 1 Redisplays from 8.000 Page 243 Appendix B-1: URAR Implementation Guide v1.4 Overall Quality and Condition: General Information Report Field ID Report Label Unique ID MISMO Data Point Name Display Rules When there are multiple dwellings, repeat for each dwelling. 15.003 15.008 No Label 0700.0114 UnitIdentifier Display when LivingUnitExcludingADUCount > 1 Redisplays from 10.002 if AccessoryDwellingUnitIndicator = “false” 15.000 Overall Quality 1600.0007 OverallQualityRatingCode Delivered value must only contain one of those listed in the Supported Data Point Enumerations column. Q1 – Q6 15.002 Exterior Quality 1600.0005 ExteriorQualityRatingCode Redisplays from 8.002 15.004 Interior Quality 0700.0067 InteriorQualityRatingCode Redisplays from 10.034 for each unit in the dwelling if AccessoryDwellingUnitIndicator = “false”. 15.005 Overall Condition 1600.0006 OverallConditionRatingCode Delivered value must only contain one of those listed in the Supported Data Point Enumerations column. C1 – C6 15.007 Exterior Condition 1600.0004 ExteriorConditionRatingCode Redisplays from 8.023 Examples Single Family - 1 unit - Homeowner is responsible for Interior and Exterior maintenance. Figure 15 - 1 High Rise Condo - 1 unit - Homeowner is not responsible for exterior maintenance. (Exterior Quality and Exterior Condition are not applicable.) Page 244 Appendix B-1: URAR Implementation Guide v1.4 Figure 15 - 2 Multiple Dwellings/Multiple Units - 3 Units in 2 separate buildings (Dwellings) - Homeowner is responsible for exterior maintenance. - Exterior Quality and Condition is listed for each Dwelling; Interior Quality and Condition are provided for each Unit that is not an ADU. Figure 15 - 3 Reconciliation of Overall Quality and Condition The Reconciliation of Overall Quality and Condition subsection always displays. Comments must use ValuationCommentText (UID: 1600.0008, FID: 15.010) AND ValuationAnalysisCategoryType (UID: 0100.0045, FID: 15.010) = “OverallQualityAndCondition”. Page 245 Appendix B-1: URAR Implementation Guide v1.4 16 Highest and Best Use The Highest and Best Use section focuses on answering the four tests of highest and best use and identifying if the present or proposed use is the highest and best use. This section provides space for additional commentary and exhibits. The Highest and Best Use section always displays with the static text, “Is the present use of the subject property …”, followed by the required fields. (Figure 16 - 1) • Legally Permissible - LegallyPermissibleIndicator (UID: 3100.0004, FID: 16.000) • Physically Possible - PhysicallyPossibleIndicator (UID: 3100.0006, FID: 16.001) • Financially Feasible - FinanciallyFeasibleIndicator (UID: 3100.0003, FID: 16.002) • Maximally Productive - MaximallyProductiveIndicator (UID: 3100.0005, FID: 16.003) • Is the highest and best use of the subject property as improved (or as proposed per plans and specifications) the present use? - SiteHighestBestUseIndicator (UID: 3100.0007, FID: 16.004) Page 246 Appendix B-1: URAR Implementation Guide v1.4 Figure 16 - 1 Highest and Best Use Commentary The Highest and Best Use Commentary subsection displays when comments are provided. Any commentary must use ValuationCommentText (UID: 3100.0010, FID: 16.005) and ValuationAnalysisCategoryType (UID: 3100.0011, FID: 16.005) = “HighestAndBestUse”. Comments may be provided at the appraiser’s discretion; however, if any of the indicators in the top section are “false” indicating the subject property’s present use is not the highest and best use, comments are required. <VALUATION_COMMENTARY> <ValuationAnalysisCategoryType>HighestAndBestUse</ValuationAnalysisCategoryType> <ValuationCommentText>Additional commentary may be added here.</ValuationCommentText> </VALUATION_COMMENTARY> Highest and Best Use Exhibits The Highest and Best Use Exhibits subsection displays when images are provided. • Any images included must be delivered using ImageCategoryType (UID: 1400.0638, FID: 16.006.1) = “HighestAndBestUseExhibit”. • An image caption should be included using “ImageCaptionCommentDescription” (UID: 1400.0640, FID: 16.006.2). <IMAGE> <ImageCaptionCommentDescription>Highest and Best Use</ImageCaptionCommentDescription> <ImageCategoryType>HighestAndBestUse</ImageCategoryType> <ImageLocationIdentifier>zip://location/HighestAndBestUse.jpg</ImageLocationIdentifier> <MIMETypeIdentifier>image/jpeg</MIMETypeIdentifier> </IMAGE> Page 247 Appendix B-1: URAR Implementation Guide v1.4 17 Market The Market section provides information about the current metrics of a market area, determined by the appraiser. This section focuses on defining the market area, the geographic area, the associated sales, and listing activities that directly compete with the subject, and the trends determined by that information. The Market section provides space for additional commentary and graphs or other exhibits to support the market analysis. Page 248 Appendix B-1: URAR Implementation Guide v1.4 The Market section always displays. Market: General Information Report Field ID Report Label Unique ID MISMO Data Point Name Display Rules 17.003 Market Boundary 3000.0008 MarketBoundariesDescription Always displays 17.004 Search Criteria Description 3000.0010 MarketInventorySearchParameterDescription Always displays Search Results Metrics The Search Results Metrics subsection always displays. (Figure 17 - 1) Active Listings Market: Search Result Metrics Report Field ID Report Label Unique ID MISMO Data Point Name Display Rules Display when MarketInventoryType (UID: 3000.0023, FID: Not on report) = "ActiveListings" AND… 17.005 Active Listings 3000.0018 MarketInventoryCount Always displays Deliver even if zero. 17.006 Median Days on Market 3000.0021 MarketInventoryMedianDaysOnMarketCount … AND MarketInventoryCount > 0 17.007 Lowest List Price 3000.0020 MarketInventoryLowestPriceAmount … AND MarketInventoryCount > 0 17.008 Median List Price 3000.0022 MarketInventoryMedianPriceAmount … AND MarketInventoryCount > 0 17.009 Highest List Price 3000.0019 MarketInventoryHighestPriceAmount … AND MarketInventoryCount > 0 Page 249 Appendix B-1: URAR Implementation Guide v1.4 Figure 17 - 1 ▪ When there are no active listings, the report labels Median days on Market, Lowest List Price, Median List Price, and Highest List Price do not display. (Figure 17 - 2) Pending Sales Report Field ID Report Label Unique ID MISMO Data Point Name Display Rules 17.010 Pending Sales 3000.0024 MarketInventoryCount Always display when MarketInventoryType (UID: 3000.0025, FID: Not on report) = "PendingSales" Deliver even if zero. Figure 17 - 2 Page 250 Appendix B-1: URAR Implementation Guide v1.4 Figure 17 - 3 Sales within the lookback period Report Field ID Report Label Unique ID MISMO Data Point Name Display Rules Display when MarketInventoryType (UID: 3000.0030, FID: Not on report) = "TotalSales" AND… 17.011 Sales in Past ___ Months 3000.0009 MarketInventoryLookbackMonthsCount Always displays 17.012 Sales in Past ___ Months 3000.0026 MarketInventoryCount Always displays − Can be delivered as 0 when SalesComparisonApproachIndicator = “false” 17.013 Lowest Sale Price 3000.0028 MarketInventoryLowestPriceAmount …AND MarketInventoryCount > 0 17.014 Median Sale Price 3000.0029 MarketInventoryMedianPriceAmount …AND MarketInventoryCount > 0 17.015 Highest Sale Price 3000.0027 MarketInventoryHighestPriceAmount … AND MarketInventoryCount > 0 Page 251 Appendix B-1: URAR Implementation Guide v1.4 Figure 17 - 4 ▪ When Market Inventory Count is zero, the report labels Lowest Sale Price, Median Sales Price, and Highest Sale Price do not display. (Figure 17 - 5) Figure 17 - 5 Distressed Market Competition, Graphs, and Price Trend Information Report Field ID Report Label Unique ID MISMO Data Point Name Display Rules 17.016 Distressed Market Competition 3000.0034 MarketTrendsForeclosureActivityIndicator Always displays 17.017 Graph 1400.0638 ImageCategoryType Display if exists (Display a value once, even when a value is provided multiple times) (the display text for each type is listed in the Market Exhibits subsection) Page 252 Appendix B-1: URAR Implementation Guide v1.4 Report Field ID Report Label Unique ID MISMO Data Point Name Display Rules 17.018 Price Trend Source 3000.0051 DataSourceName Always displays When multiple sources are provided, display as stacked. An arcrole must be provided to link each DATA_SOURCE to MARKET_TREND 17.019 Price Trend Analysis Commentary 3000.0040 PriceTrendsAnalysisDescription Displays when ImageCategoryType <> "PriceTrendGraph" OR Exists Figure 17 - 6 Page 253 Appendix B-1: URAR Implementation Guide v1.4 Figure 17 - 7 Housing Trends The Housing Trends subsection always displays. Report Field ID Report Label Unique ID MISMO Data Point Name Display Rules 17.021 Demand/Supply 3000.0033 MarketSupplyTrendType Always displays 17.022 Marketing Time 3000.0031 MarketingTimeType Always displays Figure 17 - 8 Page 254 Appendix B-1: URAR Implementation Guide v1.4 Market Commentary The Market Commentary subsection displays only when comments are provided. Any comments must use ValuationCommentText (UID: 0100.0044, FID: 17.023) and ValuationAnalysisCategoryType (UID: 0100.0045, FID: 17.023) = “Market”. Market Exhibits The Market Exhibits subsection displays when images/graphs are provided. All text must display above the image in bold font. Graphs Any graph included in Market Exhibits should include ImageCategoryType (UID: 1400.0638, FID: 17.017.1) followed by the appropriate enumeration. (Figure 17 - 9) − AbsorptionRateGraph − MedianDaysOnMarketGraph − PercentOfDistressedSalesGraph − PriceTrendGraph − YearBuiltOfSalesGraph Above the image, the ImageCategoryType displays in bold font followed by ImageCaptionCommentDescription (UID: 1400.0640, FID: 17.017.2), when provided. Figure 17 - 9 Page 255 Appendix B-1: URAR Implementation Guide v1.4 Additional Exhibits Any additional images or graphs provided must be delivered using ImageCategoryType (UID: 1400.0638, FID: 17.024.1) = “MarketAnalysisExhibit”. An image caption should be included using ImageCaptionCommentDescription (UID: 1400.0640, FID: 17.024.2) and displays above the image in bold text. Report Field ID Report Label Unique ID MISMO Data Point Name Supported Enumerations Category Display Text 17.017.1 No label 1400.0638 ImageCategoryType AbsorptionRateGraph Absorption Rate MedianDaysOnMarketGraph Median Days on Market PercentOfDistressedSalesGraph Percent of Distressed Sales Page 256 Appendix B-1: URAR Implementation Guide v1.4 Report Field ID Report Label Unique ID MISMO Data Point Name Supported Enumerations Category Display Text PriceTrendGraph Price Trend YearBuiltOfSalesGraph Year Built of Sales 17.024.1 No label 1400.0638 ImageCategoryType MarketAnalysisExhibit 17.017.2 17.024.2 No label 1400.0640 ImageCaptionCommentDescription (Display the text provided in the caption.) Reference Key Concept - Image Data for detailed guidance on the various ways images are handled in the URAR. Market – Arcrole Relationships Arcrole relationships establish "relationships" or linkages in the XML data file that may be visually obvious on the URAR Report. In the XML data specific instances of data points or containers must be connected to properly represent the information. • Containers or datapoints to be linked are identified using "xlink:label.” • The RELATIONSHIP container holds the xlink:arcrole, xlink:from, and xlink:to attributes that describe the data relationships. DATA_SOURCE to MARKET_TREND Price Trend Data Source. When the data source is associated with a subject property, provide the relationship that joins to the applicable instance of MARKET_TREND where the ValuationUseType = "SubjectProperty". Provide each data source used for the development of the price trend analysis in a separate instance of DATA_SOURCE. Unique ID Parent Container MISMO Attribute Name Supported Attribute Enumerations 3000.0053 RELATIONSHIP @xlink:arcrole urn:fdc:mismo.org:2009:residential/DATA_SOURCE_IsDataSourceFor_MARKET_TREND 3000.0054 RELATIONSHIP @xlink:from DATA_SOURCE_n 3000.0055 RELATIONSHIP @xlink:to MARKET_TREND_n 3000.0050 DATA_SOURCE @xlink:label DATA_SOURCE_n 3000.0052 MARKET_TREND @xlink:label MARKET_TREND_n Page 257 Appendix B-1: URAR Implementation Guide v1.4 18 Project Information The Project Information section includes information about mandatory fees, project factors and amenities, their impact to value and/or marketability, and information specific to cooperatives (if applicable). This section provides space for additional commentary and exhibits. The Project Information section displays when the property is in a project (condominium, cooperative, or condop) or in a PUD. • Condominium Cooperative Condop - PropertyInProjectIndicator (UID: 0100.0065, FID: Not on report) = “true” Page 258 Appendix B-1: URAR Implementation Guide v1.4 • Planned Unit Development (PUD) - PUDIndicator (UID: 0100.0026, FID: 18.000) = “true” The selection of Condominium, Cooperative, Condop or PUD checkboxes in Project Information section are redisplayed from the Subject Property section. When yes is selected in Subject Property, the corresponding checkbox is checked in Project Information. When not selected, the checkbox displays unchecked (blank). The four checkboxes are mutually exclusive, only one checkbox can display a checkmark. (Figure 18 - 1) • Condominium - ProjectLegalStructureType (UID: 2500.0168, FID: 18.001) • Cooperative - ProjectLegalStructureType (UID: 2500.0168, FID: 18.002) • Condop - ProjectLegalStructureType (UID: 2500.0168, FID: 18.003) • Planned Unit Development (PUD) - PUDIndicator (UID: 0100.0026, FID: 18.000) Figure 18 - 1 Page 259 Appendix B-1: URAR Implementation Guide v1.4 Project Information: General Information Report Field ID Report Label Unique ID MISMO Data Point Name Display Rules 18.000 Planned Unit Development (PUD) 0100.0026 PUDIndicator Checkbox always displays. Selection is redisplayed from Subject Property section. When True, box is checked when false, not selected. 18.001 18.002 18.003 Condominium Cooperative Condop 2500.0168 ProjectLegalStructureType Checkboxes always display. Selection is redisplayed from Subject Property section. − If Condominium, display Condominium checkbox as "checked" and other checkboxes "unchecked". − If Cooperative, display Cooperative checkbox as "checked" and other checkboxes "unchecked". − If Condop, display Condop checkbox as "checked" and other checkboxes "unchecked". 18.004 Project Name 2500.0065 ProjectName Display when PropertyInProjectIndicator = "true" 18.005 Project Information Data Source 0700.0125 DataSourceType Always displays When multiple data sources are provided display as stacked. 18.006 Total Units 2500.0060 ProjectDwellingUnitCount Display when PropertyInProjectIndicator = "true" 18.007 Units Sold 2500.0064 ProjectDwellingUnitsSoldCount Display when PropertyInProjectIndicator = "true" 18.008 Units for Sale 2500.0061 ProjectDwellingUnitsForSaleCount Display when PropertyInProjectIndicator = "true" 18.009 Units Rented 2500.0062 ProjectDwellingUnitsRentedCount Display when PropertyInProjectIndicator = "true" 18.009 Units Rented 2500.0161 ProjectDwellingUnitsRentedEstimateIndicator When “true”, display ~ before Units Rented. 18.010 Reason Units Rented is Estimated 2500.0162 ProjectDwellingUnitsRentedEstimateDescription Display when ProjectDwellingUnitsRentedEstimateIndicator = "true" 18.011 Monthly Amount 2500.0006 AssociationChargeType When PropertyInProjectIndicator = "true" OR PUDIndicator = "true" AND AssociationChargeType = "AssociationDues" display AssociationChargeAmount. Amount can be zero. 2500.0007 AssociationChargeAmount Display when AssociationChargeType = "AssociationDues" 18.012 Common Amenities/Services Included 2500.0004 AmenityType Display when PropertyInProjectIndicator = "true" OR PUDIndicator = "true" If multiple, display as stacked. 18.012 Common Amenities/Services Included 2500.0002 AmenityOwnershipType Display when AmenityType = "BoatSlip" OR "UnitStorage". Display in () next to Amenity Type 18.013 Utilities Included 2500.0009 AssociationChargeIncludesUtilityType Display when AssociationChargeType = "AssociationDues". If multiple, display as stacked. 18.014 Observed Deficiencies 2500.0033 ProjectDeficiencyObservedIndicator Checkbox always displays. 18.015 Description of Deficiencies 2500.0032 ProjectConditionAndQualityDescription Display when ProjectDeficiencyObservedIndicator = "true" Page 260 Appendix B-1: URAR Implementation Guide v1.4 Project Information: General Information Report Field ID Report Label Unique ID MISMO Data Point Name Display Rules 18.016 Are units, common areas, and amenities in project complete? 2500.0058 ProjectCompletedIndicator Checkbox always displays. 18.017 Subject Property Building Complete 2500.0066 SubjectBuildingCompletedIndicator Checkbox displays when ProjectCompletedIndicator = "false". 18.018 Converted in Past 3 Years 2500.0048 ProjectConversionIndicator Checkbox always displays. 18.019 Ground Rent 2500.0031 ProjectAnalysisGroundRentIndicator Display when PropertyInProjectIndicator = "true" 18.020 Annual Amount 2500.0028 ProjectAnalysisGroundRentAmount Display when ProjectAnalysisGroundRentIndicator = "true" 18.021 Expires 2500.0030 ProjectAnalysisGroundRentExpirationDate Display when ProjectAnalysisGroundRentIndicator = "true" 18.022 Description of Ground Rent 2500.0029 ProjectAnalysisGroundRentDescription Display when ProjectAnalysisGroundRentIndicator = "true" AND exists Cooperative Information The Cooperative Information subsection displays when the property is a cooperative and there is blanket financing. • Condominium Cooperative Condop - ProjectLegalStructureType (UID: 2500.0168, FID: 18.002) = “Cooperative” AND ProjectBlanketFinancingIndicator (UID: 2500.0074, FID: 18.026) = “true” Page 261 Appendix B-1: URAR Implementation Guide v1.4 Project Information: Cooperative Information Report Field ID Report Label Unique ID MISMO Data Point Name Display Rules 18.023 Shares Issued and Outstanding 2500.0075 ProjectTotalSharesIssuedAndOutstandingCount Display when ProjectLegalStructureType = "Cooperative" OR "Condop" 18.024 Shares Attributable to Subject Property 2500.0024 PropertyCooperativeSharesCount Display when ProjectLegalStructureType = "Cooperative" OR "Condop" 18.025 Proprietary Lease Expires 2500.0023 CooperativeProprietaryLeaseExpirationDate Display when ProjectLegalStructureType = "Cooperative" OR "Condop" 18.026 Project Blanket Financing 2500.0074 ProjectBlanketFinancingIndicator Checkbox always displays. When “false” do not display Pro Rata Share or the Project Blanket Financing table. 18.027 Pro Rata Share 2500.0025 ProRataSharePercent Display with "%", do not display when ProjectBlanketFinancingIndicator = “false” Calculated: PropertyCooperativeSharesCount divided by ProjectTotalSharesIssuedAndOutstandingCount Page 262 Appendix B-1: URAR Implementation Guide v1.4 The Project Blanket Financing table displays only when ProjectBlanketFinancingIndicator = "true". Project Information: Cooperative Information (Project Blanket Financing) Report Field ID Report Label Unique ID MISMO Data Point Name Display Rules 18.028 18.037 18.046 18.055 First Lien Second Lien Third Lien Fourth Lien 2500.0039 LienPriorityType Display as column headers in bold font (First Lien, Second Lien, Third Lien, Fourth Lien). Table is dynamic. Only display as many columns as there are Liens. 18.029 18.038 18.047 18.056 Unpaid Principal Balance 2500.0046 UPBAmount Display for each LienPriorityType when LineOfCreditIndicator (UID: 2500.0151, FID: Not on report) = "false" 18.033 18.039 18.048 18.057 Line of Credit 2500.0155 LineOfCreditDrawnAmount Display when LineOfCreditIndicator = "true" Display as "Maximum:" and amount and "Drawn:" and amount (each on a separate line within the cell). (Figure 18 - 2) 2500.0153 LineOfCreditMaximumAmount 18.031 18.040 18.049 18.058 Balloon Mortgage 2500.0036 BalloonIndicator Display for each LienPriorityType 18.032 18.041 18.050 18.059 Remaining Term 2500.0041 LoanRemainingMaturityTermMonthsCount For each LienPriorityType display count with text "months" 18.033 18.042 18.051 18.060 Monthly Payment 2500.0042 PaymentAmountAvailableIndicator For each LienPriorityType, when PaymentAmountAvailableIndicator = "true" display TotalPaymentAmount, when “false”, display "Unknown". 2500.0045 TotalPaymentAmount 18.034 18.043 18.052 18.061 Interest Rate 2500.0037 CurrentInterestRatePercent For each LienPriorityType, when InterestRateAvailableIndicator = "true" display CurrentInterestRatePercent, when “false” display “Unknown” 2500.0038 InterestRateAvailableIndicator 18.035 18.044 18.053 18.062 Amortization Type 2500.0034 AmortizationType Display for each LienPriorityType Page 263 Appendix B-1: URAR Implementation Guide v1.4 Project Information: Cooperative Information (Project Blanket Financing) Report Field ID Report Label Unique ID MISMO Data Point Name Display Rules 18.036 18.045 18.054 18.063 Pro Rata Share of Balance Attributable to Unit 2500.0154 LineOfCreditDrawnProRataShareAttributableToUnitA mount Display for each LienPriorityType, when LineOfCreditIndicator = "true" − Display as "Drawn:" followed by the amount (each on a separate line within the cell). (Figure 18 - 2) − Calculated: ProRataSharePercent * LineOfCreditDrawnAmount 2500.0152 LineOfCreditMaximumProRataShareAttributableToUn itAmount Display for each LienPriorityType, when LineOfCreditIndicator = "true" − Display as "Maximum:" followed by the amount (each on a separate line withi the cell). (Figure 18 - 2) − Calculated: ProRataSharePercent * LineOfCreditMaximumAmount 2500.0044 UPBProRataShareAttributableToUnitAmount Display for each LienPriorityType, when LineOfCreditIndicator = "false" − Calculated: ProRataSharePercent * UPBAmount (for each lien) Figure 18 - 2 Page 264 Appendix B-1: URAR Implementation Guide v1.4 Project Factors and Impact to Value/Marketability The Project Factors and Impact to Value/Marketability table provides information about the units within the project. The appearance of the table varies based on the details of the property being appraised. . The Project Factors and Impact to Value/Marketability table displays when either PropertyInProjectIndicator = “true” OR PUDIndicator = “true”. Both Impact – ValueMarketabilityImpactType and Comment – ValuationCommentText require ValuationAnalysisCategoryType to be specified. (Figure 18 - 3) Figure 18 - 3 Page 265 Appendix B-1: URAR Implementation Guide v1.4 <VALUATION_COMMENTARY> <ValuationAnalysisCategoryType>SingleEntityGreatestNumberOfUnitsOwned</ValuationAnalysisCategoryType> <ValuationCommentText>Add comment if needed</ValuationCommentText> <ValueMarketabilityImpactType>Neutral</ValueMarketabilityImpactType> </VALUATION_COMMENTARY> Project Information: Project Factors and Impact to Value/Marketability Report Field ID Report Label Unique ID MISMO Data Point Name Display Rules Project Factor: Developer/Sponsor in Control Display when PropertyInProjectIndicator = “true” OR PUDIndicator = “true” 18.064 Detail 2500.0067 ProjectDeveloperOrSponsorControlsProjectManagementIndic ator When “true” display “Yes” When “false” display “No” 18.074 Impact 2500.0144 ValueMarketabilityImpactType Display when ValuationAnalysisCategoryType (UID: 2500.0142, FID: Not on report) = "ProjectDeveloperOrSponsorControlsProjectManagement" 18.084 Comment 2500.0143 ValuationCommentText Display when (ValueMarketabilityImpactType = "Adverse" OR "Beneficial") OR (ValueMarketabilityImpactType = "Neutral" AND Exists)) OR (ProjectDeveloperOrSponsorControlsProjectManagementIndicator = "false" AND Exists) Project Factor: Incomplete Project Display when PropertyInProjectIndicator = “true” AND ProjectCompletedIndicator (UID: 2500.0058, FID: Not on report) = “false” 18.065 Detail 2500.0071 ProjectComponentCategoryType When multiple items are not complete, display in same row separated by "|" 18.075 Impact 2500.0141 ValueMarketabilityImpactType Display when ValuationAnalysisCategoryType (UID: 2500.0139, FID: Not on report) = "IncompleteProject" 18.085 Comment 2500.0140 ValuationCommentText Display comment Project Factor: Converted in Past 3 Years Display when PropertyInProjectIndicator = “true” AND ProjectConversionIndicator = “true” 18.066 Detail 2500.0049 ProjectConversionOriginalUseType Display when PropertyInProjectIndicator = "true" AND ProjectConversionIndicator = "true". Display “Prior Use:” and value. 18.076 Impact 2500.0138 ValueMarketabilityImpactType Display when ValuationAnalysisCategoryType (UID: 2500.0136, FID: Not on report) = "ProjectConversion" 18.086 Comment 2500.0137 ValuationCommentText Display comment Page 266 Appendix B-1: URAR Implementation Guide v1.4 Project Information: Project Factors and Impact to Value/Marketability Report Field ID Report Label Unique ID MISMO Data Point Name Display Rules Project Factor: Single Entity Ownership of Multiple Units (Figure 18 - 4) Display when ProjectLegalStructureType = “Condominium” 18.067 Detail 2500.0078 SingleEntityGreatestNumberOfUnitsCount Display when ProjectLegalStructureType = "Condominium". Display "Greatest Number of Units Owned-" and value. Cannot be 0. 18.077 Impact 2500.0135 ValueMarketabilityImpactType Display when ValuationAnalysisCategoryType (UID: 2500.0133, FID: Not on report) = “SingleEntityGreatestNumberOfUnitsOwned” 18.087 Comment 2500.0134 ValuationCommentText Display when ((ValueMarketabilityImpactType = "Adverse" OR "Beneficial") OR (ValueMarketabilityImpactType = "Neutral" AND Exists)) Project Factor: Single Entity Ownership of Multiple Shares Display when ProjectLegalStructureType = "Cooperative" OR "Condop" 18.068 Detail 2500.0076 SingleEntityGreatestNumberOfSharesCount Display "Greatest Number of Shares Owned-" and value. Cannot be 0. 18.078 Impact 2500.0132 ValueMarketabilityImpactType Display when ValuationAnalysisCategoryType (UID: 2500.0130, FID: Not on report) = "SingleEntityGreatestNumberOfSharesOwned" 18.088 Comment 2500.0131 ValuationCommentText Display when ((ValueMarketabilityImpactType = "Adverse" OR "Beneficial") OR (ValueMarketabilityImpactType = "Neutral" AND Exists)) Project Factor: Commercial Space Display when PropertyInProjectIndicator = “true” 18.069 Detail 2500.0055 ProjectCommercialSpaceIndicator When false, display “None”, when “true” do not display 2500.0057 ProjectCommercialSpacePercent Display ProjectCommercialSpaceIndicator = "true" − Number displays followed by "%" 18.079 Impact 2500.0129 ValueMarketabilityImpactType Display when ValuationAnalysisCategoryType (UID: 2500.0127, FID: Not on report) = "ProjectCommercialSpace" 18.089 Comment 2500.0128 ValuationCommentText Display when ((ValueMarketabilityImpactType = "Adverse" OR "Beneficial") OR (ValueMarketabilityImpactType = "Neutral" AND Exists)) OR Exists Project Factor: Known Legal Actions Display when PropertyInProjectIndicator = “true” OR PUDIndicator = “true” 18.070 Detail 2500.0051 LegalActionIndicator If false, display “None”, when true display “Yes”. 18.080 Impact 2500.0126 ValueMarketabilityImpactType Display when ValuationAnalysisCategoryType (UID: 2500.0124, FID: Not on report) = “ProjectLegalAction” 18.090 Comment 2500.0125 ValuationCommentText Display when ((LegalActionIndicator = "true") OR (LegalActionIndicator = "false" AND Exists)) Project Factor: Unit Transfer Fees Display when PropertyInProjectIndicator = “true” 18.071 Detail 2500.0019 OwnershipTransferFeeIndicator If false, display “None”, when “true” do not display. Page 267 Appendix B-1: URAR Implementation Guide v1.4 Project Information: Project Factors and Impact to Value/Marketability Report Field ID Report Label Unique ID MISMO Data Point Name Display Rules 2500.0017 AssociationChargeAmount Display when OwnershipTransferFeeIndicator = "true" 18.081 Impact 2500.0147 ValueMarketabilityImpactType Display when ValuationAnalysisCategoryType (UID: 2500.0145, FID: Not on report) = "TransferFeeAttributedToSubjectProperty" 18.091 Comment 2500.0146 ValuationCommentText Display when ((OwnershipTransferFeeIndicator = "true") OR (OwnershipTransferFeeIndicator = "false" AND Exists)) Project Factor: Unit Special Assessments Display when PropertyInProjectIndicator = “true” OR PUDIndicator = “true” 18.072 Detail 2500.0163 AssociationSpecialAssessmentStatusType Display when AssociationChargeType = "AssociationSpecialAssessment" − When “Existing” or “Proposed”, display on the same line with the associated $ amount if applicable. − When both Existing and Proposed, display as stacked. 2500.0013 AssociationChargeBalanceAmount Display when (AssociationChargeType (UID: 2500.0012, FID: Not on report) = "AssociationSpecialAssessment" AND AssociationSpecialAssessmentStatusType = "Existing") OR (AssociationChargeType = "AssociationSpecialAssessment" AND AssociationSpecialAssessmentStatusType = "Proposed" AND Exists) − Can be 0 18.082 Impact 2500.0123 ValueMarketabilityImpactType Display when ValuationAnalysisCategoryType (UID: 2500.0121, FID: Not on report) = "ProjectSpecialAssessmentsAttributedToSubjectProperty" 18.092 Comment 2500.0122 ValuationCommentText Display when ((AssociationSpecialAssessmentStatusType <> “None”) OR (AssociationSpecialAssessmentStatusType = "None" AND Exists)) Project Factor: Unit Tax Abatements or Exemptions Display when PropertyInProjectIndicator = “true” OR PUDIndicator = “true” 18.073 Detail 2500.0081 PropertyTaxAbatementsOrExemptionsIndicator If false, display “None”. When “true” do not display. 2500.0082 TaxAbatementsOrExemptionsAnnualAmount Display when PropertyTaxAbatementsOrExemptionsIndicator = "true" AND Exists − Amount displays followed by "per year" 2500.0084 TaxAbatementsOrExemptionsExpirationDate Display when PropertyTaxAbatementsOrExemptionsIndicator = "true" AND Exists − “Expires” displays followed by the date 18.083 Impact 2500.0120 ValueMarketabilityImpactType Display when ValuationAnalysisCategoryType (UID: 2500.0119, FID: Not on report) = "PropertyTaxAbatementsOrExemptions" 18.093 Comment 2500.0108 ValuationCommentText Display when PropertyTaxAbatementsOrExemptionsIndicator = "true" AND ((ValueMarketabilityImpactType = "Adverse" OR "Beneficial")OR (ValueMarketabilityImpactType = "Neutral" AND Exists) OR Page 268 Appendix B-1: URAR Implementation Guide v1.4 Project Information: Project Factors and Impact to Value/Marketability Report Field ID Report Label Unique ID MISMO Data Point Name Display Rules (PropertyTaxAbatementsOrExemptionsIndicator = "false" AND Exists)) Project Factors Commentary Display when PropertyInProjectIndicator = “true” OR PUDIndicator = “true” AND Exists 18.094 Project Factors Commentary 2500.0169 ValuationAnalysisCategoryType IF (PropertyInProjectIndicator = "true" OR PUDIndicator = "true") AND Exists 2500.0170 ValuationCommentText Display when ValuationAnalysisCategoryType (UID: 2500.0169, FID: Not on report) = “ProjectFactors” AND Exists Page 269 Appendix B-1: URAR Implementation Guide v1.4 Figure 18 - 4 Project Information Commentary The Project Information Commentary subsection displays when comments are provided. Any additional commentary must use ValuationAnalysisCategoryType (UID: 2500.0169, FID: 18.095) = “Project” and ValuationCommentText (UID: 2500.0170, FID: 18.095). Page 270 Appendix B-1: URAR Implementation Guide v1.4 Project Information Exhibits The Project Information Exhibits subsection displays only when images are provided. All text must display above the image in bold font. Common Amenities/Services • Images provided for Common Amenities/Services must be delivered using ImageCategoryType (UID: 1400.0638, FID: 18.012.1) = “ProjectAmenity”. • An image caption should be included using ImageCaptionCommentDescription (UID: 1400.0640, FID: 18.012.2). • The text "Common Amenity or Service " must display above the image followed by the image caption. Observed Deficiencies • Images Provided for Observed Deficiencies must be delivered using ImageCategoryType (UID: 1400.0638, FID: 18.014.1) = “ProjectDeficiency”. • An image caption should be included using ImageCaptionCommentDescription (UID: 1400.0640, FID: 18.014.2). • The text "Observed Deficiency" must display above the image followed by the image caption. Additional Exhibits • Any additional images provided must be delivered using ImageCategoryType (UID: 1400.0638, FID: 18.098.1) = “ProjectExhibit”. • An image caption should be included using ImageCaptionCommentDescription (UID: 1400.0640, FID: 18.098.2). <IMAGE> <ImageCaptionCommentDescription>Descriptive caption for exhibit.</ImageCaptionCommentDescription> <ImageCategoryType>ProjectExhibit</ImageCategoryType> <ImageLocationIdentifier>zip://location/ProjectInformationExhibit.jpg</ImageLocationIdentifier> <MIMETypeIdentifier>image/jpeg</MIMETypeIdentifier> </IMAGE> Page 271 Appendix B-1: URAR Implementation Guide v1.4 Reference Key Concept - Image Data for detailed guidance on the various ways images are handled in the URAR. Project Information – Arcrole Relationships Arcrole relationships establish "relationships" or linkages in the XML data file that may be visually obvious on the URAR Report. In the XML data specific instances of data points or containers must be connected to properly represent the information. • Containers or datapoints to be linked are identified using "xlink:label.” • The RELATIONSHIP container holds the xlink:arcrole, xlink:from, and xlink:to attributes that describe the data relationships. DATA_SOURCE to PROJECT Overall Project Data Source. When the data source is associated with a subject property, provide the relationship that joins to the applicable instance of PROJECT where the ValuationUseType = "SubjectProperty". Unique ID Parent Container MISMO Attribute Name Supported Attribute Enumerations 2500.0165 RELATIONSHIP @xlink:arcrole urn:fdc:mismo.org:2009:residential/DATA_SOURCE_IsDataSourceFor_PROJECT 2500.0166 RELATIONSHIP @xlink:from DATA_SOURCE_n 2500.0167 RELATIONSHIP @xlink:to PROJECT_n 2500.0164 PROJECT @xlink:label PROJECT_n 0700.0124 DATA_SOURCE @xlink:label DATA_SOURCE_n Page 272 Appendix B-1: URAR Implementation Guide v1.4 19 Subject Listing Information The Subject Listing Information section includes information about current and relevant listings of the subject property, with a minimum one year look back. This section provides space for analysis and exhibits. The Subject Listing Information section with the italicized text, “Current and/or relevant listings of the subject property (minimum 1 year lookback)” always displays. The “Current or Relevant Listings” and Data Source labels and the table are mutually exclusive and will not display in the report together. When ListedWithinPreviousYearIndicator (UID: 0900.0004, FID: 19.000) = “false”: • The report label “Current or Relevant Listings” must display, followed by the text “None”. (Figure 19 - 1) Page 273 Appendix B-1: URAR Implementation Guide v1.4 • The report label “Data Source” must display and at least one DataSourceType (UID: 0900.0030, FID: 19.001) must be provided. • An instance of the RELATIONSHIP container for every DataSourceType must be included in the XML file to associate the DATA_SOURCE to LISTING_INFORMATION_SUMMARY. For additional information, see Subject Listing Information – Arcrole Relationships. Subject Listing Information: General Information Report Field ID Report Label Unique ID MISMO Data Point Name Display Rules 19.000 Current or Relevant Listings 0900.0004 ListedWithinPreviousYearIndicator When ListedWithinPreviousYearIndicator = "false”, display “None” 19.001 Data Source 0700.0125 DataSourceType Displays when ListedWithinPreviousYearIndicator = "false" If there are multiple, display as stacked on a new line 19.002 Listing Status 0900.0013 ListingStatusType Displays when ListedWithinPreviousYearIndicator = "true" 19.003 Listing Type 0900.0015 ListingType Displays when ListedWithinPreviousYearIndicator = "true" 19.004 Listing ID 0900.0011 ListingIdentifier Displays when ListedWithinPreviousYearIndicator = "true" AND ListingType = "MLS" OR Exists 19.005 Start Date 0900.0012 ListingStartDate Displays when ListedWithinPreviousYearIndicator = "true" AND Exists 19.006 End Date 0900.0010 ListingEndDate Displays when ListedWithinPreviousYearIndicator = "true" AND Exists 19.007 DOM 0900.0007 DaysOnMarketCount Displays when ListedWithinPreviousYearIndicator = "true" o Display ‘1’ for properties that were listed on the market and placed under contract on the same day. o Display ‘0’ for properties that were not listed on the open market through a publicly available source (e.g., Listing Type is FSBO (For Sale by Owner)). 19.008 Starting List Price 0900.0009 InitialListPriceAmount Displays when ListedWithinPreviousYearIndicator = "true" AND Exists 19.009 Current or Final List Price 0900.0008 FinalListPriceAmount Displays when ListedWithinPreviousYearIndicator = "true" 19.010 Total DOM 0900.0003 CumulativeDaysOnMarketCount Displays when ListedWithinPreviousYearIndicator = "true" o The sum of all DOM 19.011 Analysis of Subject Property Listing History 0900.0020 0900.0021 ValuationCommentText ValuationAnalysisCategoryType Displays when ListedWithinPreviousYearIndicator = "true" Page 274 Appendix B-1: URAR Implementation Guide v1.4 Figure 19 - 1 XML Sample When ListedWithinPreviousYearIndicator (UID: 0900.0004, FID: 19.000) = “true”: • A table with listing information must display. (Figure 19 - 2) • When there are multiple relevant listings, each listing displays on a separate row. (Figure 19 - 3) • Do not report listings that resulted in a sale. These are reported in the Prior Sale and Transfer History section. Page 275 Appendix B-1: URAR Implementation Guide v1.4 Figure 19 - 2 Figure 19 - 3 Subject Listing Information Exhibits The Subject Listing Information Exhibits subsection displays when images are provided and ListedWithinPreviousYearIndicator (UID: 0900.0004, FID: 19.000) = “true”. Any images included must be delivered using ImageCategoryType (UID: 1400.0638, FID: 19.012.1) = “SubjectListingExhibit”. An image caption is required using ImageCaptionCommentDescription (UID: 1400.0640, FID: 19.012.2). The caption displays above the image in bold text. <IMAGE> Page 276 Appendix B-1: URAR Implementation Guide v1.4 <ImageCaptionCommentDescription>Descriptive caption for exhibit.</ImageCaptionCommentDescription> <ImageCategoryType>SubjectListingExhibit</ImageCategoryType> <ImageLocationIdentifier>zip://location/SubjectListingExhibit.jpg</ImageLocationIdentifier> <MIMETypeIdentifier>image/jpeg</MIMETypeIdentifier> </IMAGE> Reference Key Concept - Image Data for detailed guidance on the various ways images are handled in the URAR. Detailed PDF rendering and design specifications for the URAR are in Appendix E: Style Guide. Subject Listing Information – Arcrole Relationships Arcrole relationships establish "relationships" or linkages in the XML data file that may be visually obvious on the URAR Report. In the XML data specific instances of data points or containers must be connected to properly represent the information. • Containers or datapoints to be linked are identified using "xlink:label.” • The RELATIONSHIP container holds the xlink:arcrole, xlink:from, and xlink:to attributes that describe the data relationships. DATA_SOURCE to LISTING_INFORMATION_SUMMARY No Current or Relevant Listings Data Source. When the data source is associated with a subject property, provide the relationship that joins to the applicable instance of LISTING_INFORMATION_SUMMARY where the ValuationUseType = "SubjectProperty". Unique ID Parent Container MISMO Attribute Name Supported Attribute Enumerations 0900.0033 RELATIONSHIP @xlink:arcrole urn:fdc:mismo.org:2009:residential/DATA_SOURCE_IsDataSourceFor_LISTING_INFORMATION_SUMMARY 0900.0034 RELATIONSHIP @xlink:from DATA_SOURCE_n 0900.0035 RELATIONSHIP @xlink:to LISTING_INFORMATION_SUMMARY_n 0900.0032 LISTING_INFORMATION_SUMMARY @xlink:label LISTING_INFORMATION_SUMMARY_n 0700.0124 DATA_SOURCE @xlink:label DATA_SOURCE_n Page 277 Appendix B-1: URAR Implementation Guide v1.4 Refer to the section Arcrole/Data Relationships in the MISMO XML Version 3.6 chapter for additional information. Page 278 Appendix B-1: URAR Implementation Guide v1.4 20 Sales Contract The Sales Contract section displays when an active sales contract exists. This section includes information for the subject property including price, personal property, and sales concessions. This section provides space for analysis and exhibits. Page 279 Appendix B-1: URAR Implementation Guide v1.4 The Sales Contract section displays when SalesContractExistsIndicator (UID: 0600.0016, FID: 20.000) = “true”. When there is no sales contract, deliver SalesContractExistsIndicator = “false” and the Sales Contract section and related subsections do not display. Was sales contract information analyzed? - SalesContractReviewedIndicator (UID: 0600.0010, FID: 20.001) • When “true”, sales contract details must be provided. (Figure 20 - 1) o Does this appear to be an arm’s length transaction? - ArmsLengthIndicator (UID: 0600.0002, FID: 20.002) ▪ Non-Arm’s length Commentary - When ArmsLengthIndicator = “false”, NonArmsLengthCommentText (UID: 0600.0003, FID: 20.003) must be provided. o Contract Price - SalesContractAmount (UID: 0600.0008, FID: 20.004) o Contract Date - SalesContractDate (UID: 0600.0009, FID: 20.005) o Transfer Terms - SaleType (UID: 0600.0017, FID: 20.006) o Personal Property Conveyed - PersonalPropertyIncludedIndicator (UID: 0600.0004, FID: 20.007) ▪ When PersonalPropertyIncludedIndicator (UID: 0600.0004, FID: 20.007) = “true”, display static text in italics, “Personal property is not included in the appraiser's final opinion of value” below the label Personal Property Conveyed. ▪ Comments must be provided and display in the Sales Contract Analysis subsection. • When “false” o Does this appear to be an arm’s length transaction? and Non-Arm’s length Commentary and the sales contract details do not display. o Comments must be provided and display in the Sales Contract Analysis subsection. Figure 20 - 1 Page 280 Appendix B-1: URAR Implementation Guide v1.4 Financial Sales Concessions The Financial Sales Concessions subsection including italicized text, “Financial assistance paid by or on behalf of the seller as an inducement to purchase the subject property”, displays when SalesContractReviewedIndicator (UID: 0600.0010, FID: 20.001) = ”true”. • Known Sales Concessions - SalesConcessionIndicator (UID: 0600.0006, FID: 20.008) o When “true”, ▪ Known Sales Concessions and Total Sales Concessions display (Figure 20 - 2) • SalesConcessionAmountKnownIndicator (UID: 0600.0005, FID: 20.009) o When “false” display “Unknown” o When “true” display TotalSalesConcessionAmount (UID: 0600.0011, FID: 20.009) and Typical for Market - SalesConcessionsTypicalToMarketIndicator (UID: 0600.0007, FID: 20.010) (Figure 20 - 2) Page 281 Appendix B-1: URAR Implementation Guide v1.4 Figure 20 - 2 o When “false”, ▪ Known Sales Concessions displays “No” (Figure 20 - 3) Figure 20 - 3 Page 282 Appendix B-1: URAR Implementation Guide v1.4 Sales Contract Analysis The Sales Contract Analysis subsection displays when comments are provided. Comments for this subsection must be delivered in ValuationCommentText (UID: 0600.0014, FID: 20.011) with ValuationAnalysisCategoryType (UID: 0600.0015, FID: 20.011) = “SalesContract”. Comments are required when: • SalesContractReviewedIndicator (UID: 0600.0010, FID: 20.001) = “false” stating why the contract was not analyzed. • PersonalPropertyIncludedIndicator (UID: 0600.0004, FID: 20.007) = “true” describing personal property included in sale. Additional comments may be included and display in this subsection. Sales Contract Exhibits The Sales Contract Exhibits subsection displays when images are provided, and the Sales Contract section is included in the report. All captions display above the image in bold font. • Any images included must be delivered with ImageCategoryType (UID: 1400.0638, FID: 20.013) = “SalesContractExhibit” • An image caption should be included using ImageCaptionCommentDescription (UID: 1400.0640, FID: 20.012). Page 283 Appendix B-1: URAR Implementation Guide v1.4 21 Prior Sale and Transfer History The Prior Sale and Transfer History section includes information and analysis regarding the recent transfer history of the subject property, and of the comparables appearing in the Sales Comparison Approach section. This section provides space for analysis and exhibits. Page 284 Appendix B-1: URAR Implementation Guide v1.4 The Prior Sale and Transfer History section always displays in the report. Subject Transfer History The Subject Transfer History subsection and the italicized text “Prior sales and/or transfers of the subject property (minimum 3 year look back)” always display. This subsection provides information regarding the prior sales or transfers of the subject property, with a minimum three-year lookback. This subsection must not include information for the current sale. ➢ When there are no prior sales or transfers for the subject property, PriorSalesOrTransfersIndicator (UID: 0800.0005, FID: 21.000) = “false”, the following information is required, and the Subject Transfer History detail table does not display: • Prior Sales or Transfers – Display the text “None” next to the report label. (Figure 21 - 1) • Data Source – Display one or more values for DataSourceType (UID: 0700.0125, FID: 21.001). o When there are multiple data sources, display them stacked. o A relationship is required for each subject property data source. (See Arcrole/Data Relationships) • Analysis of Prior Sale and Transfer History of Subject Property – A comment is required in ValuationCommentText (UID: 1600.0008, FID: 21.006) with ValuationAnalysisCategoryType (UID: 1600.0009, FID: 21.006) = “SubjectPriorSalesAndTransferHistory” Figure 21 - 1 ➢ When there are one or more prior sales or transfers for the subject property, PriorSalesOrTransfersIndicator (UID: 0800.0005, FID: 21.000) = “true”, information is required for each prior sale or transfer and must display on a separate line in the detail table. Subject Transfer History detail table: Page 285 Appendix B-1: URAR Implementation Guide v1.4 • Transfer Terms - When OwnershipTransferTransactionType (UID: 0800.0018, FID: 21.002) o = “DeedTransferOnly”, display “Deed Transfer Only” o = “Sale”, do not display OwnershipTransferTransactionType, display SaleType (UID 0800.0013, FID: 21.002) (e.g., Typically Motivated, Short Sale, Estate Sale, etc.) • Date – Display OwnershipTransferDate (UID: 0800.0011, FID: 21.003) • Amount – Display OwnershipTransferTransactionAmount (UID: 0800.0012, FID: 21.004) when provided, else display OwnershipTransferAmountNotAvailableReasonType (UID: 0800.0009, FID: 21.004) • Data Source – DataSourceType (UID: 0700.0125, FID: 21.005) Display one or more data sources for each sale or transfer. When there are multiple data sources display them stacked. (Figure 21 - 2) o A relationship is required for each subject property data source. (See Arcroles/Data Relationships) • Analysis of Prior Sale and Transfer History of Subject Property – A comment is required in ValuationCommentText (UID: 1600.0008, FID: 21.006) with ValuationAnalysisCategoryType (UID: 1600.0009, FID: 21.006) = “SubjectPriorSalesAndTransferHistory”. Figure 21 - 2 Comparable Transfer History The Comparable Transfer History subsection always displays. The Comparable Transfer History table displays sales that occurred within one year prior to the sale or listing reported in Sales Comparison Approach. Do not repeat the same information reported in the Sales Comparison Approach section. Page 286 Appendix B-1: URAR Implementation Guide v1.4 ➢ When there are no prior sales or transfers for a comparable, PriorSalesOrTransfersIndicator (UID: 1800.0198, FID: Not on report) = “false”, a subset of data is required. (Figure 21 - 3) • # – PropertyOrdinalNumber (UID: 1800.0192, FID: 21.007) • Transfer Terms – The text “None” displays. • Data Source – DataSourceType (UID: 0700.0125, FID: 21.005) Display one or more data sources. o When there are multiple data sources display them stacked. ➢ When PriorSalesOrTransfersIndicator (UID: 1800.0198, FID: Not on report) = “true”, additional information is required. • # – Display the PropertyOrdinalNumber (UID: 1800.0192, FID: 21.007), this number (commonly referred to as the “Comp number”) is the numerical order for the table. There is a single PropertyOrdinalNumber for a given property, the same number displays here and in the Sales Comparison Approach (ValuationUseType = “SalesComparable”). • Transfer Terms – When PriorSalesOrTransfersIndicator (UID: 1800.0198, FID: Not on report) = “true” AND OwnershipTransferTransactionType (UID: 1800.0209, FID: 21.008) o = “DeedTransferOnly”, display “Deed Transfer Only” o = “Sale”, do not display OwnershipTransferTransactionType, display SaleType (UID: 1800.0210, FID: 21.008) (e.g., Typically Motivated, Short Sale, Estate Sale, etc.) • Date – OwnershipTransferDate (UID: 1800.0207, FID: 21.009) Display for each Comparable, in Transfer Date order starting with the most recent. o When one comparable property has multiple sales or transfers, each should display on a separate line in the table, in transfer date order beginning with the most recent. (Figure 21 - 3) • Amount – Provide OwnershipTransferTransactionAmount (UID: 1800.0208, FID: 21.010) when available, else provide OwnershipTransferAmountNotAvailableReasonType (UID: 1800.0205, FID: 21.010) • Data Source – DataSourceType (UID: 0700.0125, FID: 21.011) Display one or more data sources for each sale or transfer. When there are multiple data sources display them stacked. (Figure 21 - 3) o A relationship is required for each subject property data source. (See Arcroles/Data Relationships) Page 287 Appendix B-1: URAR Implementation Guide v1.4 • Analysis of Prior Sale and Transfer History of Comparable Sales – A comment is required in ValuationCommentText (UID: 1600.0008, FID: 21.012) with ValuationAnalysisCategoryType (UID: 1600.0009, FID: 21.012) = “ComparablesPriorSalesAndTransferHistory” Figure 21 - 3 Prior Sales and Transfer History Exhibits The Prior Sales and Transfer History Exhibits subsection displays only when images are provided. • Any images included must be delivered using ImageCategoryType (UID: 1400.0638, FID: 21.013.1) = “PriorSaleAndTransferHistoryExhibit”. • An image caption should be included using ImageCaptionCommentDescription (UID: 1400.0640, FID: 21.013.2) Prior Sales and Transfer History – Arcrole Relationships Arcrole relationships establish “relationships” or linkages in the XML data file that may be visually obvious on the URAR Report. In the XML data specific instances of data points or containers must be connected to properly represent the information. • Containers or datapoints to be linked are identified using “xlink:label.” Page 288 Appendix B-1: URAR Implementation Guide v1.4 • The RELATIONSHIP container holds the xlink:arcrole, xlink:from, and xlink:to attributes that describe the data relationships. There are four arcrole relationships relevant to the Prior Sales and Transfer History section. • Subject Property o DATA_SOURCE to SALES_HISTORY o DATA_SOURCE to PriorSalesOrTransfersIndicator • Sales Comparable o DATA_SOURCE to SALES_HISTORY o DATA_SOURCE to PriorSalesOrTransfersIndicator DATA_SOURCE to SALES_HISTORY (Subject Property) When the data source is associated with a subject property, provide the relationship that joins the applicable instance of SALES_HISTORY where the ValuationUseType = "SubjectProperty" and there are prior sales or transfers. Unique ID Parent Container MISMO Attribute Name Supported Attribute Enumerations 0800.0042 RELATIONSHIP @xlink:arcrole urn:fdc:mismo.org:2009:residential/DATA_SOURCE_IsDataSourceFor_SALES_HISTORY 0800.0043 RELATIONSHIP @xlink:from DATA_SOURCE_n 0800.0044 RELATIONSHIP @xlink:to SALES_HISTORY_n 0800.0037 SALES_HISTORY @xlink:label SALES_HISTORY_n 0700.0124 DATA_SOURCE @xlink:label DATA_SOURCE_n DATA_SOURCE to SALES_HISTORY (Sales Comparable) When the data source is associated with a sales comparable, provide the relationship that joins the applicable instance of SALES_HISTORY where the ValuationUseType = "SalesComparable" and there are prior sales or transfers. Page 289 Appendix B-1: URAR Implementation Guide v1.4 Unique ID Parent Container MISMO Attribute Name Supported Attribute Enumerations 0800.0039 RELATIONSHIP @xlink:arcrole urn:fdc:mismo.org:2009:residential/DATA_SOURCE_IsDataSourceFor_SALES_HISTORY 0800.0040 RELATIONSHIP @xlink:from DATA_SOURCE_n 0800.0041 RELATIONSHIP @xlink:to SALES_HISTORY_n 0800.0038 SALES_HISTORY @xlink:label SALES_HISTORY_n 0700.0124 DATA_SOURCE @xlink:label DATA_SOURCE_n DATA_SOURCE to PriorSalesOrTransfersIndicator (Subject Property) When the data source is associated with a subject property, provide the relationship that joins the PriorSalesOrTransfersIndicator data point where the ValuationUseType = "SubjectProperty" and there are no prior sales or transfers. Unique ID Parent Container MISMO Attribute Name Supported Attribute Enumerations 0800.0034 RELATIONSHIP @xlink:arcrole urn:fdc:mismo.org:2009:residential/DATA_SOURCE_IsDataSourceFor_PriorSalesOrTransfersIndicator 0800.0035 RELATIONSHIP @xlink:from DATA_SOURCE_n 0800.0036 RELATIONSHIP @xlink:to PriorSalesOrTransfersIndicator_n 0800.0005 PROPERTY_DETAIL @xlink:label PriorSalesOrTransfersIndicator_n 0700.0124 DATA_SOURCE @xlink:label DATA_SOURCE_n DATA_SOURCE to PriorSalesOrTransfersIndicator (Sales Comparable) When the data source is associated with a sales comparable, provide the relationship that joins the PriorSalesOrTransfersIndicator data point where the ValuationUseType = "SalesComparable" and there are no prior sales or transfers. Page 290 Appendix B-1: URAR Implementation Guide v1.4 Unique ID Parent Container MISMO Attribute Name Supported Attribute Enumerations 0800.0031 RELATIONSHIP @xlink:arcrole urn:fdc:mismo.org:2009:residential/DATA_SOURCE_IsDataSourceFor_PriorSalesOrTransfersIndicator 0800.0032 RELATIONSHIP @xlink:from DATA_SOURCE_n 0800.0033 RELATIONSHIP @xlink:to PriorSalesOrTransfersIndicator_n 0700.0124 DATA_SOURCE @xlink:label DATA_SOURCE_n 1800.0198 PROPERTY_DETAIL @xlink:label PriorSalesOrTransfersIndicator_n Refer to the section Arcrole/Data Relationships in the MISMO XML Version 3.6 chapter for additional information. Page 291 Appendix B-1: URAR Implementation Guide v1.4 22 Sales Comparison Approach The Sales Comparison Approach section captures a market analysis of the subject property via a grid of comparable transactions (comps) and their characteristics. The “sales grid” (or “sales comparison grid”) displays a summary of the evidence in support of the appraiser's opinion of value in the form of market-driven adjustments for differences in characteristics. The section provides space for exhibits. Page 292 Appendix B-1: URAR Implementation Guide v1.4 The Sales Comparison Approach section is dynamic and may include some or all the following subsections: • General Information (Always displays) • Project Information (If applicable, or if relevant) • Site (Always displays) • Water Frontage with Private Access (If applicable) • Dwelling(s) (Always displays) • Energy Efficient and Green Features (If relevant) • Unit(s) (Always displays) • Quality and Condition (Always displays) • Property Amenities (If relevant) • Vehicle Storage (Always displays) • Outbuilding (If applicable) • Summary (Always displays) • Reconciliation of Sales Comparison Approach (Always displays) • Sales Comparison Map (Always displays) • Additional Properties Analyzed Not Used (If relevant) • Sales Comparison Approach Exhibits (Always displays) Reference “Supplement – Approaches to Value Grids” spreadsheet for more information. Page 293 Appendix B-1: URAR Implementation Guide v1.4 Subject Property Information in the Sales Comparison Approach All information previously entered for the subject property populates from the appropriate section to the sales comparison grid. There is other information (“Sales Grid Only”) that only displays in the sales comparison grid. The “Subject FID in Source Section” column of the “Supplement – Approaches to Value Grids” spreadsheet (“Sales Comp Grid” tab) shows the original location of the information or indicates “Sales Grid Only”. Fields That Are Not Applicable If a specific field in the sales grid is not applicable for the subject or a given comparable, the cell is either grayed out or displays a dash. Grayed-Out Cells Information that is never applicable for the subject property or comparables is grayed out in the sales comparison grid. These are documented in Appendix E: Style Guide. Example: Proximity to Subject, Same Builder as Subject, and Sale Price are not applicable for the subject property and are always grayed out. (Figure 22 - 1) Page 294 Appendix B-1: URAR Implementation Guide v1.4 Figure 22 - 1 Cells Displaying a Dash Information that is not applicable for the subject or comparable(s) displays an em-dash (—) in the sales comparison approach field. These are documented in “Supplement – Approaches to Value Grids” spreadsheet. Examples: • If there is no sales contract (SalesContractExistsIndicator (UID: 0600.0016, FID: 20.000) = "false"), or it was not reviewed by the appraiser (SalesContractReviewedIndicator (UID: 0600.0010, FID: 20.001) = "false"), the following cells display a dash for the subject property to show that the information is not applicable for this appraisal. • Contract Price (if the row is included in the sales comparison approach) • Sales Concessions • Contract Date Page 295 Appendix B-1: URAR Implementation Guide v1.4 ▪ Comp #3 has a water feature, specifically an inground pool. Neither the subject nor the comps have any Water Features. • In this case the Subject and Comps 1 and 2 display an em dash to show that Water Features is not applicable for the subject or comparables 1 and 2. (Figure 22 - 2) Figure 22 - 2 Additional Rows AdditionalComparisonLineItemIdentifier Several subsections in the Sales Comparison Approach allow for extra rows to be added. The AdditionalComparisonLineItemIdentifier must be delivered when an additional row has been added and must be a unique label for each additional row in the Sales Comparison Approach. The same unique label must be delivered using AdditionalComparisonLineItemIdentifier (UID Subject-1800.0300; UID Comp-1800.0319) for all properties (subject and all comparables). • General Information (FID: 22.01.14) • Site (FID: 22.03.16) • Dwelling(s) (FID: 22.05.18) • Unit(s) (FID: 22.07.15) • Vehicle Storage (FID: 22.13.02) • Outbuilding (FID: 22.14.12) A description must be provided using AdditionalComparisonLineItemDescription (UID Subject - 1800.0301; UID Comp - 1800.0306) for each comparable and the subject. Page 296 Appendix B-1: URAR Implementation Guide v1.4 Adjustments Adjustments in the Sales Comparison Approach are either: • At the row level (Figure 22 - 3), or • An overall adjustment (Figure 22 - 4) at the subsection level, or • In the case of Outbuilding, an adjustment for each instance of Outbuilding Type (Figure 22 - 5). In all cases when an adjustment amount is provided, a ComparableAdjustmentType must be included. Adjustments are provided using ComparableAdjustmentAmount (UID: 1800.0317) AND ComparableAdjustmentType (UID: 1800.0318). Adjustments must be delivered in the XML even if the amount provided is zero (0). Reference the “Implementation Guide Supplement - Comparable Grids” spreadsheet for specifics. • An adjustment at the row level: Figure 22 - 3 • An overall adjustment: Page 297 Appendix B-1: URAR Implementation Guide v1.4 Figure 22 - 4 • An adjustment for each instance of Outbuilding Type: Figure 22 - 5 Sales Comparison Approach displays when SalesComparisonApproachIndicator (UID: 1000.0032, FID: Not on report) = "true". Although the majority of appraisals include the Sales Comparison Approach, there are cases where this section would not be included. • The Sales Comparison Approach section always begins at the top of a page. • Comparable # - the PropertyOrdinalNumber (UID: 1800.0192, FID: 22.01.16) must be indicated. • Display the subject property and 3 comparable properties on the first page. o If additional comps are provided, display the subject and comparables on subsequent pages. o The scenario for Condo1 (Figure 22 - 6) provides an example of 4 comparable properties. ▪ Only the grid for Comp 4 displays with the subject. Page 298 Appendix B-1: URAR Implementation Guide v1.4 Figure 22 - 6 • The Comparable # and property address repeat at the top of each page with the row header Property Address. (Figure 22 - 7) Figure 22 - 7 Page 299 Appendix B-1: URAR Implementation Guide v1.4 • An image of the property displays just below property addresses in General Information. • Row Headers (Data Source, Proximity to Subject, List Price, etc.) are to remain in the order that they appear in the “Supplement – Approaches to Value Grids” spreadsheet. General Information The General Information subsection always displays in the Sales Comparison Approach. A thumbnail photo of the subject and each comparable displays under the address. General Information is the first of six subsections that has adjustments at the row level. There are 21 defined rows in this subsection. ➢ 12 rows are required (Always) ➢ 2 rows are conditionally required (If Applicable) ➢ 1 row is conditionally required (If Applicable), or may be provided (If Relevant) ➢ 6 rows may be provided (If Relevant) ➢ Additional rows may be added to this section Project Information The Project Information subsection displays when the subject or any comparable property is in a project (condominium, coop, or condop) - PropertyInProjectIndicator (UID: 0100.0065, FID: 3.011) = "true". Project Information is a unique subsection in that it may also be provided if relevant, such as for PUDs when there are significant monthly fees, common amenities, and services, and/or special assessments. Project Information is the first of four subsections that has an overall adjustment at the subsection header level. There are 4 defined rows in this subsection. ➢ No rows are required (Always) ➢ 1 row is conditionally required (If Applicable) ➢ 1 row is conditionally required (If Applicable), or may be provided (If Relevant) Page 300 Appendix B-1: URAR Implementation Guide v1.4 ➢ 2 rows may be provided (If Relevant) Figure 22 - 8 Site The Site subsection always displays in the Sales Comparison Approach section. Site is the second of six subsections that has adjustments at the row level. There are 15 defined rows in this subsection. ➢ 2 rows are required (Always) ➢ 2 rows are conditionally required (If Applicable) ➢ 11 rows may be provided (If Relevant) ➢ Additional rows may be added to this section Figure 22 - 9 Page 301 Appendix B-1: URAR Implementation Guide v1.4 Water Frontage with Private Access The Water Frontage with Private Access subsection displays when SiteInfluenceType - ((Subject UID: 1500.0087, FID: 22.03.13) (Comp UID: 1800.0228, FID: 22.03.42)) = "BodyOfWater" and PrivateAccessIndicator - ((Subject UID: 1500.0075, FID: 22.04.01) (Comp UID:1800.0279, FID:22.04.06)) = “true” for either the subject or comparables. Water Frontage with Private Access is the second of four subsections that has an overall adjustment at the subsection header level. There are 4 defined rows in this subsection. ➢ No rows are required (Always) ➢ 1 row is conditionally required (If Applicable) – with the same conditionality as the Water Frontage with Private Access gray bar ➢ 3 rows may be provided (If Relevant) Figure 22 - 10 Dwelling(s) The Dwelling(s) subsection always displays in the Sales Comparison Approach section. It references buildings where ImprovementType (UID: 0300.0009, FID: Not on report) = “Dwelling”. Dwelling(s) is the third of six subsections that has adjustments at the row level. There are 16 defined rows in this subsection. ➢ 2 rows are required (Always) ➢ 4 rows are conditionally required (If Applicable) Page 302 Appendix B-1: URAR Implementation Guide v1.4 ➢ 10 rows may be provided (If Relevant) ➢ Additional rows may be added to this section If there are multiple dwellings, information is either: • Listed separately for each dwelling in one row. Example: If there are two dwellings, the Year Built and Dwelling Style rows reflect the answers for all dwellings. (Figure 22-11, showing Year Built, where the vendor has included the subject property information for all dwellings). • Combined for all dwellings in one row. Example: The Gross Building Finished Area and Noncontinuous Finished Area rows reflect the total area across all dwellings. These are both reflected as “Sales Grid Only” in the “Supplement - Approaches to Value Grids” spreadsheet. o TotalFinishedAreaOfAllLivingUnitsIncludingADUAreaMeasure (UID:1800.0184, FID: 22.05.04), which must be directly input for the subject property if the row is included (Figure 22-11). Figure 22 - 11 Energy Efficient and Green Features The Energy Efficient and Green Features subsection displays only when relevant to the analysis. Energy Efficient and Green Features is the third of four subsections that has an overall adjustment at the section header level. There are 3 defined rows in this subsection. ➢ No rows are required (Always) ➢ No rows are conditionally required (If Applicable) Page 303 Appendix B-1: URAR Implementation Guide v1.4 ➢ 3 rows may be provided (If Relevant) Figure 22 - 12 Unit(s) The Unit(s) subsection always displays in the Sales Comparison Approach section. It repeats for each living unit including ADUs. In the XML, PROPERTY_UNIT is under IMPROVEMENT where: • ImprovementType = "Dwelling” (for ADUs or non-ADUs – AccessoryDwellingUnitIndicator can be “true” or “false”) • ImprovementType = "Outbuilding" AND OutbuildingRealPropertyIndicator = "true" AND AccessoryDwellingUnitIndicator = "true" Unit(s) is the fourth of six subsections that has adjustments at the row level. (Figure 22 - 13) There are 14 defined rows in this subsection. ➢ 5 rows are required (Always) ➢ 2 rows are conditionally required (If Applicable) ➢ 4 rows are conditionally required (If Applicable), or may be provided (If Relevant) ➢ 3 rows may be provided (If Relevant) ➢ Additional rows may be added to this section (Example: Basement Access in Figure 22-14) Page 304 Appendix B-1: URAR Implementation Guide v1.4 Figure 22 - 13 Figure 22 - 14 Quality and Condition (Ratings: 1-6, 1 is highest) The Quality and Condition subsection always displays in the Sales Comparison Approach section. This subsection has 3 parts: • Exterior Quality and Condition • Interior Quality and Condition • ADU Quality and Condition Quality and Condition is the only subsection that has no adjustments. Adjustments are made at the Overall Quality and Condition subsection level. Page 305 Appendix B-1: URAR Implementation Guide v1.4 ImprovementComponentTypeOtherDescription In the Quality and Condition subsection, Other Exterior or Interior Features may be brought into the sales comparison grid from the Dwelling Exterior or Unit Interior sections, respectively. Each additional item ImprovementComponentTypeOtherDescription (UID Subject - 0300.0056; UID Comparable - 1800.0181) must be delivered and displays as the row header and must be included in the COMPARABLE_ADJUSTMENT container for the subject and each comparable. Each Other Feature must be unique. • Exterior Quality (FID: 22.08.07) • Exterior Condition (FID: 22.08.14) • Interior Quality (FID: 22.09.08) • Interior Condition (FID: 22.09.15) • ADU Interior Quality (FID: 22.10.07) • ADU Interior Condition (FID: 22.10.14) A description must be provided using ImprovementComponentQualitySummaryDescription (UID Subject - 1800.0293; UID Comp - 1800.0146) for each comparable and the subject. Exterior Quality and Condition The Exterior Quality and Condition subsection header displays when Homeowner Responsible for all Exterior Maintenance of Dwellings – HomeownerResponsibleForExteriorMaintenanceIndicator (UID: 0100.0046, FID: 3.016) = “true” for the subject property (ValuationUseType (UID: 0100.0043, FID: Not on report) = “Subject”). Note: For properties with multiple dwellings, exterior quality and condition repeats for each dwelling and starts with the Structure ID row in bold text. (Figure 22 - 15) Page 306 Appendix B-1: URAR Implementation Guide v1.4 Figure 22 - 15 There are 11 defined rows in Exterior Quality and Condition. ➢ 3 rows are conditionally required (If Applicable) – with the same conditionality as the Exterior Quality and Condition gray bar ➢ 8 rows may be provided (If Relevant) ➢ Additional rows may be added Interior Quality and Condition Interior Quality and Condition always displays and repeats in the sales comparison approach for each unit. • For a single-family, only one unit displays in the sales grid and Structure ID and Unit ID are not applicable. • For properties with multiple units, the interior quality and condition information repeats for each unit. • Accessory Dwelling Units (ADUs) are addressed separately in the following subsection. There are 11 defined rows in Interior Quality and Condition. ➢ 2 rows are required (Always) ➢ 1 row is conditionally required (If Applicable) Page 307 Appendix B-1: URAR Implementation Guide v1.4 ➢ 8 rows may be provided (If Relevant) ➢ Additional rows may be added ADU Quality and Condition The ADU Interior Quality and Condition subsection displays on the sales comparison approach if the subject or any comparable(s) have an ADU. There are 11 defined rows in ADU Interior Quality and Condition. ➢ 2 rows are required (Always) ➢ 1 row is conditionally required (If Applicable) ➢ 8 rows may be provided (If Relevant) ➢ Additional rows may be added Overall Quality and Condition (Ratings: 1-6, 1 is highest) The Overall Quality and Condition subsection always displays in the Sales Comparison Approach section. It represents the reconciliation of all the interior and exterior quality and condition information included in the sales comparison grid. Overall Quality and Condition is the fifth of six subsections that has adjustments at the row level. There are 2 defined rows in this subsection. ➢ 2 rows are required (Always) ➢ No rows are conditionally required (If Applicable) ➢ No additional rows may be provided Figure 22 - 16 Page 308 Appendix B-1: URAR Implementation Guide v1.4 Property Amenities The Property Amenities subsection displays only when relevant to the analysis in the Sales Comparison Approach. The Property Amenities subsection displays on the sales comparison grid when relevant to analysis and conclusions. If no supporting rows are selected, the subsection does not display. AmenityCategoryType groups similar amenities together for inclusion as individual line entries in the sales comparison grid. When an Amenity Category (row) is included, all amenities in that category populate for the subject property. If the Amenity Category is not included, none of the amenities for the category populate for the subject property. • Outdoor Accessories • Outdoor Living • Water Features • Whole Home • Miscellaneous Property Amenities is the sixth of six subsections that has adjustments at the row level. There are 5 defined rows in this subsection. ➢ No rows are required (Always) ➢ No rows are conditionally required (If Applicable) ➢ 5 rows may be provided (If Relevant) Figure 22 - 17 Page 309 Appendix B-1: URAR Implementation Guide v1.4 Vehicle Storage The Vehicle Storage subsection always displays in the Sales Comparison Approach section. Vehicle Storage is the last of the four subsections that has an adjustment at the section header level. • When AdditionalComparisonLineItemIdentifier is provided, ComparableAdjustmentType (UID: 1800.0318, FID: Not on report) must be delivered as SalesComparableAdditionalNonAdjustableComparisonItem for each additional row within Vehicle Storage. There is 1 defined row in this subsection. ➢ 1 row is required (Always) ➢ No rows are conditionally required (If Applicable) ➢ No rows may be provided (If Relevant) ➢ Additional rows may be provided Figure 22 - 18 Outbuilding (ADU and vehicle storage are not included in Finished Area, Unfinished Area, or room counts) The Outbuilding subsection displays in the Sales Comparison Approach section when there is at least one ImprovementType (UID: 0300.0009, FID: 22.07.02) = “Outbuilding” AND OutbuildingRealPropertyIndicator (UID: 0300.0024, FID: 12.002) = "true" AND OutbuildingType (UID: 0300.0025, FID: 26.042) <> “StandaloneADU” for the subject or any comparable. Standalone ADUs are addressed in the Units subsection of the Sales Comparison Approach and do not display here. Outbuilding is the only subsection that has an adjustment at the row sub-header level for each instance of Outbuilding Type. (Figure 22 - 5) • When an AdditionalComparisonLineItemIdentifier is provided, ComparableAdjustmentType (UID: 1800.0318, FID: Not on report) must be delivered as SalesComparableAdditionalNonAdjustableComparisonItem for each additional row within Outbuilding. Page 310 Appendix B-1: URAR Implementation Guide v1.4 There are 11 defined rows in this subsection. ➢ No rows are required (Always) ➢ 1 row is conditionally required (If Applicable) ➢ 10 rows may be provided (If Relevant) ➢ Additional rows may be provided Summary The Summary subsection always displays in the Sales Comparison Approach section. Summary is the last subsection in the sales comparison grid and has no adjustments. There are 10 defined rows in this subsection. ➢ 5 rows are required (Always) ➢ 4 rows are conditionally required (If Applicable) ➢ 1 row may be provided (If Applicable), or may be provided (If Relevant) Figure 22 - 19 Page 311 Appendix B-1: URAR Implementation Guide v1.4 Indicated Value by Sales Comparison Approach The Indicated Value by Sales Comparison Approach sub-header always displays in the Summary subsection. Indicated Value - ValueIndicatedBySalesComparisonAmount (UID: 1300.0006, FID: 22.15.15) always displays when SalesComparisonApproachIndicator = "true". Reconciliation of Sales Comparison Approach The Reconciliation of the Sales Comparison Approach subsection always displays when SalesComparisonApproachIndicator = "true". − SalesComparisonCommentDescription (UID: 1800.0278, FID: 22.16.01) Additional Properties Analyzed Not Used The Additional Properties Analyzed Not Used subsection displays when relevant: • Initially, for the appraiser to provide additional context to the reader, or • As part of any reconsideration process Properties noted in this subsection have @ValuationUseType = "PropertyAnalyzedNotUsed". Page 312 Appendix B-1: URAR Implementation Guide v1.4 Sales Comparison Map The Sales Comparison Map displays when SalesComparisonApproachIndicator = "true". − ImageCategoryType (UID: 1400.0915, FID: Not on report) = “SalesComparableMap” (does not display) Sales Comparison Approach Exhibits The Sales Comparison Approach Exhibits subsection is where the larger images of the thumbnails of the comparables display. Additional images may also be provided. Sales Comparison Approach: Additional Properties Analyzed Not Used Report Field ID Report Label Unique ID MISMO Data Point Name Display Rules 22.17.01 # 1900.0017 PropertyOrdinalNumber Display when @ValuationUseType = "PropertyAnalyzedNotUsed" 22.17.02 Property Address 1900.0001 AddressLineText 1900.0018 AddressUnitDesignatorType 1900.0002 AddressUnitIdentifier 1900.0003 CityName 1900.0004 PostalCode 1900.0005 StateCode 22.17.04 Status 1900.0007 ListingStatusType 22.17.03 Sale Date 1900.0013 OwnershipTransferDate Display when ListingStatusType = "Settled Sale" AND Exists 22.17.05 Reason Not Used 1900.0011 ReasonPropertyNotUsedType Display when @ValuationUseType = "PropertyAnalyzedNotUsed" 22.17.06 Comment 1900.0009 AdditionalPropertyAnalyzedNotUsedText Page 313 Appendix B-1: URAR Implementation Guide v1.4 Comparable Photos • Images for the comparable properties are delivered in the instance of PROPERTY where @ValuationUseType (UID: 1800.0084, FID: Not on report) = “SalesComparable” of the instance of the PROPERTY container representing the relevant comparable property. o (E.g., image data associated with sales comparable #1 must be included in the instance of the PROPERTY container with ValuationUseType= ”SalesComparable” and PropertyOrdinalNumber= 1.) • In Sales Comparison Approach Exhibits, display “Comparable #” followed by the ordinal number - PropertyOrdinalNumber (UID: 1800.0192, FID: 22.01.16) in bold font. Additional Images • Any additional images provided must be delivered using ImageCategoryType (UID: 1400.0638, FID: 22.19.01.1) = “SalesComparisonApproachExhibit”. • An image caption should be included using ImageCaptionCommentDescription (UID: 1400.0640, FID: 22.19.01.2). Reference Key Concept - Image Data for detailed guidance on the various ways images are handled in the URAR. Sales Comparison Approach – Arcrole Relationships Arcrole relationships, establishes "relationships" or linkages in the XML data file that may be visually obvious on the URAR Report. In the XML data, specific instances of data points or containers must be connected to properly represent the information. • Containers or datapoints to be linked are identified using "xlink:label.” • The RELATIONSHIP container holds the xlink:arcrole, xlink:from, and xlink:to attributes that describe the data relationships. Page 314 Appendix B-1: URAR Implementation Guide v1.4 PROPERTY_UNIT to PROPERTY_UNIT When a comparable property has an adjustment for an item from the living unit, the PROPERTY_UNIT container from the comparable should be linked to the subject's instance of the PROPERTY_UNIT container to which it was compared. From Appendix D-1: 2- to 4-Unit Sample Scenario: When the subject property or a sales comparable has more than 1 unit, identification of which comparable unit(s) are being compared to which subject unit(s) is done using an arcrole. Unique ID Parent Container MISMO Attribute Name Supported Attribute Enumerations 1800.0360 RELATIONSHIP @xlink:arcrole urn:fdc:mismo.org:2009:residential/PROPERTY_UNIT_IsComparableFor_PROPERTY_UNIT 1800.0361 RELATIONSHIP @xlink:from PROPERTY_UNIT_n 1800.0362 RELATIONSHIP @xlink:to PROPERTY_UNIT_n 3900.0157 PROPERTY_UNIT @xlink:label PROPERTY_UNIT_n 3900.0119 PROPERTY_UNIT @xlink:label PROPERTY_UNIT_n The PROPERTY_UNIT container from the comparable property is linked to the subject's instance of the PROPERTY_UNIT container to which it was compared. In Figure 22 - 20, unit 2 of sales comparable #3, located in building 1 was compared with subject’s unit 2, located in building 2. An arcrole connects these 2 units as shown below. Unit 2 of sales comparable#3 has xlink:label Subject’s unit 2 located in building 2 has xlink:label as shown below. Page 315 Appendix B-1: URAR Implementation Guide v1.4 The containers are linked with an arcrole: DATA_SOURCE to PROPERTY When the data source is associated with a sales comparable, provide the relationship that joins to the applicable instance of PROPERTY where the ValuationUseType = "SalesComparable". Unique ID Parent Container MISMO Attribute Name Supported Attribute Enumerations 1800.0374 RELATIONSHIP @xlink:arcrole urn:fdc:mismo.org:2009:residential/DATA_SOURCE_IsDataSourceFor_PROPERTY 1800.0375 RELATIONSHIP @xlink:from DATA_SOURCE_n 1800.0376 RELATIONSHIP @xlink:to PROPERTY_n 1800.0084 PROPERTY @xlink:label PROPERTY_n 0700.0124 DATA_SOURCE @xlink:label DATA_SOURCE_n Refer to the section Arcrole/Data Relationships in the MISMO XML Version 3.6 chapter for additional information. Page 316 Appendix B-1: URAR Implementation Guide v1.4 23 Rental Information The Rental Information section includes information about the factors that influence rent and generate other income for the subject property and its rental comparables. This section provides space for commentary and exhibits. Page 317 Appendix B-1: URAR Implementation Guide v1.4 The Rental Information section displays when RentScheduleIndicator (UID: 1000.0031, FID: Not on report) = "true". A subject property unit (including an ADU) is included in the Rental Information section when UnitIncludedInRentScheduleIndicator (UID: 0700.0065, FID: Not on report) = "true". When there is an Income Approach included in the appraisal, Rental Information must be included. Rent Schedule The Rent Schedule subsection always displays when the Rental Information section displays. It contains information about the subject property only. Subject Property Rental Information The Subject Property Rental Information subsection always displays when the Rental Information section displays. • For each subject property unit where UnitIncludedInRentScheduleIndicator (UID: 0700.0065, FID: Not on report) = “true”, a new row displays in the table. The Unit Identifier (FID: 23.01.01) displays as the row header. • The column headings in the table always display. Page 318 Appendix B-1: URAR Implementation Guide v1.4 Rental Information: Subject Property Rental Information Report Field ID Report Label Unique ID MISMO Data Point Name Display Rules 23.01.01 No label 0700.0114 UnitIdentifier When populated, redisplays from 10.002 23.01.02 Currently Rented 2000.0093 UnitRentedIndicator Must display 23.01.03 Occupancy 0700.0070 UnitOccupancyType Redisplays from 10.020 23.01.04 Monthly Rent 2000.0089 UnitMonthlyActualRentAmount Must display When UnitRentedIndicator = “false”, this must be delivered as 0. 23.01.05 Month-to-Month 2000.0087 MonthToMonthLeaseIndicator Display when UnitRentedIndicator = "true" 23.01.06 Lease Start 2000.0086 LeaseStartDate Display when MonthToMonthLeaseIndicator = "false" and Exists 23.01.07 Rent Control 2000.0088 RentControlStatusType Must display 23.01.08 Rent Concessions 2000.0085 FinancialRentalConcessionIndicator Display when UnitRentedIndicator = "true" 23.01.09 Utilities/Services Included 2000.0090 UnitChargesIncludeUtilitiesIndicator Display when UnitRentedIndicator = "true" 23.01.10 Furnished 2000.0091 UnitFurnishedIndicator Display when UnitRentedIndicator = "true" 23.01.11 Description of Rent Control and Impact to Value/Marketability 2000.0030 RentControlDescription Display when RentControlStatusType (UID: 2000.0088, FID: 23.01.07) = "true" for any unit in the table. A description of rent control for the subject property (overall, not for each unit). Actual Income (Monthly) and Opinion of Market Income (Monthly) The Actual Income (Monthly) and Opinion of Market Income (Monthly) follow the same layout. The left side collects actual information for each unit and the right side displays the opinion of market. Page 319 Appendix B-1: URAR Implementation Guide v1.4 • Rent o Unit Identifier displays for each subject property unit included in the rent schedule. • Other Real Property Rental Income o An Other Real Property Rental Income row displays for the actual income and opinion of market income. o Subtotal • Subtotals for actual and estimated income are captured in RENTAL_INFORMATION_SUMMARY_DETAIL. o Total • Totals for the actual and the opinion of market income are captured in RENTAL_INFORMATION_SUMMARY_DETAIL. Rental Information: Actual Income & Opinion of Market Income Report Field ID Report Label Unique ID MISMO Data Point Name Display Rules Actual Income (Monthly) Rent 23.01.12 No label 0700.0114 UnitIdentifier Redisplays from 10.002 and 23.01.01, when exists 23.01.13 No label 2000.0089 UnitMonthlyActualRentAmount Redisplays from 23.01.04 Must display, deliver as zero if the unit is not currently rented 23.01.14 Subtotal 2000.0032 TotalMonthlyActualRentAmount Must display Calculated: The sum of UnitMonthlyActualRentAmount (UID: 2000.089, FID: 23.01.13) for all units in the Rental Information section. Other Real Property Rental Income 23.01.15 No label 2000.0022 AdditionalRentalIncomeType Always displays 23.01.16 No label 2000.0024 MonthlyActualAdditionalIncomeAmount Always displays Note: Must be 0 if AdditionalRentalIncomeType is “None” 23.01.17 Subtotal 2000.0031 TotalMonthlyActualAdditionalIncomeAmount Always displays Calculated: The sum of MonthlyActualAdditionalIncomeAmount (UID: 2000.024, FID: 23.01.16) for all instances of AdditionalRentalIncomeType 23.01.18 Total 2000.0033 TotalMonthlyActualIncomeAmount Always displays Calculated: TotalMonthlyActualRentAmount (UID: 2000.0032, FID: 23.01.14) + TotalMonthlyActualAdditionalIncomeAmount (UID: 2000.0031, FID: 23.01.17) Opinion of Market Income (Monthly) Rent 23.01.19 No label 0700.0114 UnitIdentifier Redisplays from 10.002 and 23.01.01, when exists Page 320 Appendix B-1: URAR Implementation Guide v1.4 Rental Information: Actual Income & Opinion of Market Income Report Field ID Report Label Unique ID MISMO Data Point Name Display Rules 23.01.20 No label 2000.0092 UnitMonthlyMarketRentAmount Redisplays from 23.03.23 Must display 23.01.21 Subtotal 2000.0035 TotalMonthlyMarketRentAmount Must display Calculated: The sum of UnitMonthlyMarketRentAmount (UID: 2000.092, FID: 23.01.20) for all units in the Rental Information section. Note: If the Income Approach is included in the report, also displays in 24.022 Other Real Property Rental Income 23.01.22 No label 2000.0022 AdditionalRentalIncomeType Always displays 23.01.23 No label 2000.0025 MonthlyEstimatedAdditionalIncomeAmount Always displays Note: Must be 0 if AdditionalRentalIncomeType is “None” 23.01.24 Subtotal 2000.0034 TotalMonthlyEstimatedAdditionalIncomeAmo unt Always displays Calculated: The sum of MonthlyEstimatedAdditionalIncomeAmount (UID: 2000.025, FID: 23.01.23) for all instances of AdditionalRentalIncomeType 23.01.25 Total 2000.0036 TotalMonthlyEstimatedIncomeAmount Always displays Calculated: TotalMonthlyMarketRentAmount (UID: 2000.0035, FID: 23.01.21) + TotalMonthlyEstimatedAdditionalIncomeAmount (UID: 2000.0034, FID: 23.01.24) Figure 23 - 1 Page 321 Appendix B-1: URAR Implementation Guide v1.4 Comparable Rental Properties The Comparable Rental Properties subsection always displays when the Rental Information section displays. It includes a thumbnail photo and information about the subject property and each rental comparable. • Each comparable rental represents a unit and not necessarily the entire comparable property. • A comparable rental unit can be compared to more than one subject property unit. Page 322 Appendix B-1: URAR Implementation Guide v1.4 The Comparable Rental Properties subsection displays in a grid with the Subject Property and up to 5 rental comparables Comparable # - PropertyOrdinalNumber (UID: 2000.0078, FID: 23.02.02). (Figure 23 - 2) If there are more than 5 rental comparables, display another grid with Comparables 6 - 10, 11 - 15, etc. Figure 23 - 2 Page 323 Appendix B-1: URAR Implementation Guide v1.4 Subject Property Information Subject property information in this subsection represents the subject property overall, regardless of how many units are included in Rental Information. Rental Information: Comparable Rental Properties – Subject Property Information Report Field ID Report Label Unique ID MISMO Data Point Name Display Rules 23.02.01.1 No label 1400.0619 ImageCategoryType A thumbnail of the property photo for the subject property always displays here. It is delivered with ImageCategoryType = “PropertyPhoto”. The subject property photo does not re-display in Rental Information Exhibits. 23.02.01 No label 0100.0007 AddressLineText Redisplays from 3.000 1200.0052 AddressUnitDesignatorType Redisplays from 3.000 IF AddressUnitIdentifier Exists 0100.0008 AddressUnitIdentifier Redisplays from 3.000 IF Exists 0100.0009 CityName Redisplays from 3.000 0100.0012 StateCode Redisplays from 3.000 0100.0011 PostalCode Redisplays from 3.000 Comparable Property Information Information about each comparable rental unit displays once, regardless of how many times a comparable rental unit is used in the Comparable Rental Analysis subsection (rental grids). Comparables in this subsection are displayed in Comparable # order. • Information about each comparable rental unit displayed in this section must be provided in a separate instance of the PROPERTY container. • Each instance of the PROPERTY container must include both a “ValuationUseType” and a “PropertyOrdinalNumber”. o “ValuationUseType” attribute must be populated as “RentalComparable”. o “PropertyOrdinalNumber” in PROPERTY/COMPARABLE/COMPARABLE_DETAIL must be populated with a unique, positive, whole number that is displayed next to “Comparable #” on the report. Page 324 Appendix B-1: URAR Implementation Guide v1.4 o A combination of these 2 data elements is used to uniquely identify a comparable rental unit. • When there is more than one unit in a property and both units are used as a comparable, details about each of these units must be provided in a separate instance of the PROPERTY container using a unique value for the “PropertyOrdinalNumber”. For example, in the above snippet, comparable #4 and #5 are 2 units in the same property. Therefore, information about each of these units (information displayed in Comparable Rental Properties subsection and Comparable Rental Analysis subsection) must be provided in a separate instance of the PROPERTY container. Rental Information: Comparable Rental Properties – Comparable Property Information Report Field ID Report Label Unique ID MISMO Data Point Name Display Rules 23.02.03.01 No label 1400.0651 ImageCategoryType A thumbnail of the property photo for the comparable unit displays when provided. It is delivered with ImageCategoryType = “PropertyPhoto”. When applicable, photo redisplays in Rental Information Exhibits. 23.02.02 Comparable # 2000.0078 PropertyOrdinalNumber Always displays. Numbered sequentially beginning at 1. Redisplays in 23.03.24 when the comparable unit is compared to a subject property unit. 23.02.03 No label 2000.0061 AddressLineText Always displays 2000.0117 AddressUnitDesignatorType Display when AddressUnitIdentifier Exists 2000.0062 AddressUnitIdentifier Display if exists 2000.0063 CityName Always displays 2000.0065 StateCode 2000.0064 PostalCode 23.02.04 Data Source: 0700.0125 DataSourceType Always displays Separate multiple data sources with “|” 1800.0347 DataSourceIdentifier Display when DataSourceType = “MLS” OR if Exists Display DataSourceType and DataSourceIdentifier in the same cell. Separate multiple data sources with “|” 23.02.05 Lease Start Date: 2000.0038 LeaseStartDate Display if exists 23.02.06 Actual Rent: 2000.0041 UnitMonthlyActualRentAmount Always displays Page 325 Appendix B-1: URAR Implementation Guide v1.4 Comparable Rental Analysis The Comparable Rental Analysis subsection displays when the Rental Information section displays. It includes all subject property units with UnitIncludedInRentScheduleIndicator (UID: 0700.0065, FID: Not on report) = "true". Page 326 Appendix B-1: URAR Implementation Guide v1.4 Unit to Unit Comparison The Comparable Rental Analysis grid reflects a unit-to-unit comparison instead of a property-to-property comparison. Comparable units must be provided for each subject unit that is included in the Rental Information section (UnitIncludedInRentScheduleIndicator (UID: 0700.0065, FID: Not on report) is “true”). • Each comparable represents a unit and not necessarily the entire property. o The Comparable # - PropertyOrdinalNumber (UID: 2000.0078, FID: 23.02.02, 23.03.24) references the comparable unit in the Comparable Rental Properties subsection, and not the column order in the grid. o A comparable unit may be compared to more than one subject unit. Identification of which comparable unit(s) are being compared to which subject unit(s) is done using an arcrole (for details see Rental Information – Arcrole Relationship). • Each subject property unit in Rental Information (UnitIncludedInRentScheduleIndicator (UID: 0700.0065, FID: Not on report) = "true"): o Has its own “rental grid”, to reflect the unit-to-unit comparison. o Can have between 3 and 7 comparable units per subject property unit. • Each subject property unit in Rental Information (UnitIncludedInRentScheduleIndicator (UID: 0700.0065, FID: Not on report) = "true"): o Has its own “rental grid” to reflect the unit-to-unit comparison. o Can have between 3 and 7 comparable units per subject property unit. The display varies depending on how many subject property units are displaying in Rental Information, and how many comparables each subject property unit has. Example 1: One Subject Unit with 4 Rental Comparables (Figure 23 - 3) If there is one subject unit in Rental Information with 3 rental comparable units: • Display the subject unit and the 4 rental comparable units in a single grid. • Display Comp #s in numerical order. Page 327 Appendix B-1: URAR Implementation Guide v1.4 Figure 23 - 3 Page 328 Appendix B-1: URAR Implementation Guide v1.4 Example: Multiple Subject Units, each with 3 Rental Comparables (Figure 23 - 4) If there are multiple subject units in Rental Information, each with 3 rental comparables: • Display 2 grids (2 subject units and their rental comparable units) going across the page. (Figure 23 - 4) ▪ Display additional grids (additional subject property units and their rental comparable units) underneath. ▪ Display applicable Comp #s for each subject property units in numerical order. Figure 23 - 4 Page 329 Appendix B-1: URAR Implementation Guide v1.4 Units with more than 3 Rental Comparables (Figure 23 - 5) If any unit in Rental Information has between 4 and 7 rental comparables: • Display each subject property unit and its comparable units in a single grid. • If there are multiple units in Rental Information, display the next subject unit’s grid underneath. • Display applicable Comp #s for each subject property unit in numerical order. Example: • Comp #s used in this example are the PropertyOrdinalNumber (UID: 2000.0078, FID: 23.02.02, 23.03.24) from the Comparable Rental Properties subsection. • 2 subject units in Rental Information, each with the maximum of 7 rental comparables. • There are 9 rental comparables overall, 7 compared to each subject property unit. (Figure 23 - 4) o Comps 1, 2, 5, 8, and 9 are used for both subject property units ▪ Comps 3 and 6 are only used for Unit 1 ▪ Comps 4 and 7 are only used for Unit 2. Page 330 Appendix B-1: URAR Implementation Guide v1.4 Figure 23-5 Page 331 Appendix B-1: URAR Implementation Guide v1.4 Heading at the top of each Comparable Rental Analysis The heading at the top of each rental comparison grid provides context as to the subject property unit and its associated rental comparable units. Rental Information: Comparable Rental Analysis – Column Heading at the top of each Rental Comparison Grid Report Field ID Report Label Unique ID MISMO Data Point Name Display Rules 23.03.01 Subject 0700.0114 UnitIdentifier If populated, redisplays from 23.01.01, 23.01.12, and 23.01.19. 23.03.24 # 2000.0078 PropertyOrdinalNumber For each rental comparable being compared to the subject unit, redisplays from 23.02.02. Display comparables in numerical order, left to right. Rows in Comparable Rental Analysis Reference “Supplement – Approaches to Value Grids” spreadsheet for more information. Comparison to Subject Unit Some features (rows) in Comparable Rental Analysis require a comparison to the subject unit (Similar, Superior, Inferior) instead of reporting the specific characteristics of the comparable unit. (Figure 23 - 3) These are noted in “Supplement – Approaches to Value Grids”, (Rental Comp Grid tab), with a checkmark in column G. • Project Common Amenities/Services • Site Influence • View from Unit • Vehicle Storage | Spaces • Overall Comparison to Subject Rental Analysis Commentary The Rental Analysis Commentary subsection displays when the Rental Information section is included. Any commentary must use ValuationCommentText (UID: 2000.0047, FID: 23.04.01) and ValuationAnalysisCategoryType (UID: 2000.0048, FID: 23.04.01) = “ComparableRental”. Page 332 Appendix B-1: URAR Implementation Guide v1.4 Rental Information Exhibits The Rental Information Exhibits subsection displays when the Rental Information section is included in the report. All text must display above the image in bold font. Map of Rental Comparables A map showing the subject property and all rental comparables must be provided and is delivered in the instance of PROPERTY where @ValuationUseType (UID: 0100.0043, FID: Not on report) = “SubjectProperty”. • The map must be delivered using ImageCategoryType (UID: 1400.0638, FID: 23.05.01.1) = “RentalComparableMap”. When it displays within the Rental Information Exhibits subsection the caption “Map of Rental Comparables” displays above the map in bold font. ▪ The Rental Comparable Map may also be combined with other maps and displayed as one map in the Sales Comparison Approach section. Page 333 Appendix B-1: URAR Implementation Guide v1.4 Photos of Rental Comparables Images for the comparable properties are delivered in the instance of PROPERTY where @ValuationUseType (UID: 2000.0094, FID: Not on report) = “RentalComparable” and display in this subsection with the Comparable # - PropertyOrdinalNumber (UID: 2000.0078 FID: 23.05.03) in bold. The thumbnails from the Comparable Rental Properties subsection (FID: 23.02.02) are redisplayed, when provided, in addition to any other comparable photos provided. • Images of comparable properties must be delivered using ImageCategoryType (UID: 1400.0651, FID: Not on report) = “PropertyPhoto”. • When a comparable property has multiple images with the ImageCategoryType = “PropertyPhoto”, only one displays as the thumbnail in the Comparable Rental Properties subsection (FID: 23.02.02). Page 334 Appendix B-1: URAR Implementation Guide v1.4 Additional Exhibits • Any additional images provided for the Rental Information section must be delivered using ImageCategoryType (UID: 1400.0638, FID: 23.05.02.1) = “RentalInformationExhibit”. • An image caption may be included using ImageCaptionCommentDescription (UID: 1400.0640, FID: 23.05.02.2), and displays above the image in bold. Rental Information – Arcrole Relationships Arcrole relationships, establishes "relationships" or linkages in the XML data file that may be visually obvious on the URAR Report. In the XML data, specific instances of data points or containers must be connected to properly represent the information. • Containers or datapoints to be linked are identified using "xlink:label.” • The RELATIONSHIP container holds the xlink:arcrole, xlink:from, and xlink:to attributes that describe the data relationships. Rental Comparable - Overall Property Information Data Source When the data source is associated with a rental comparable, provide the relationship that joins the applicable instance of PROPERTY where the ValuationUseType = "RentalComparable". Unique ID Parent Container MISMO Attribute Name Supported Attribute Enumerations 2000.0109 RELATIONSHIP @xlink:arcrole urn:fdc:mismo.org:2009:residential/DATA_SOURCE_IsDataSourceFor_PROPERTY 2000.0110 RELATIONSHIP @xlink:from DATA_SOURCE_n 2000.0111 RELATIONSHIP @xlink:to PROPERTY_n 0700.0124 DATA_SOURCE @xlink:label DATA_SOURCE_n 2000.0094 PROPERTY @xlink:label PROPERTY_n Page 335 Appendix B-1: URAR Implementation Guide v1.4 RENTAL_INFORMATION to RENTAL_INFORMATION Rental Grid - Identifies the comparable rental unit being compared to the subject rental unit - When the subject property has a living unit included in the rent schedule, the RENTAL_INFORMATION container from the comparable should be linked (via Arc Role) to the RENTAL_INFORMATION container of the subject unit to which it was compared. Unique ID Parent Container MISMO Attribute Name Supported Attribute Enumerations 1400.0216 RELATIONSHIP @xlink:arcrole urn:fdc:mismo.org:2009:residential/RENTAL_INFORMATION_IsComparableFor_RENTAL_INFORMATION 1400.0217 RELATIONSHIP @xlink:from RENTAL_INFORMATION_n 1400.0218 RELATIONSHIP @xlink:to RENTAL_INFORMATION_n 2000.0027 RENTAL_INFORMATION @xlink:label RENTAL_INFORMATION_n 2000.0060 RENTAL_INFORMATION @xlink:label RENTAL_INFORMATION_n • For each living unit of the subject property that was included in the rent schedule, the comparables instance of the RENTAL_INFORMATION container should be linked to the RENTAL_INFORMATION container of the subject property unit to which it was compared. Such an arcrole will provide identification of which comparable unit(s) are being compared to which subject unit(s). • When a given comparable unit is compared to more than one subject unit, the XML must contain multiple instances of the RENTAL_INFORMATION container (one instance for each comparison) within a single instance of the PROPERTY container. For example, if a given comparable unit was compared with 4 units of the subject property, then 4 instances of the RENTAL_INFORMATION container must be delivered in the same instance of the PROPERTY container representing the comparable unit. Each instance of the RENTAL_INFORMATION container from the comparable instance of the PROPERTY container must be linked to the associated subject unit to which it was compared as explained below. ▪ In Figure 23 - 4, Comparable #1 is used as a comparable unit for Subject Unit 1 and Subject Unit 2. In such a scenario, a single instance of the PROPERTY container (representing Comparable #1) must be delivered with two instances of the RENTAL_INFORMATION container, as shown below. Page 336 Appendix B-1: URAR Implementation Guide v1.4 • The RENTAL_INFORMATION container (with xlink:label="RENTAL_INFORMATION_RENTCOMP1_SUBJECTUNIT1") was compared to Subject Unit 1 (with xlink:label="RENTAL_INFORMATION_BLDG1_UNIT1”) located in building 1. The arcrole must establish the relationship between Comparable #1 and Subject Unit 1 as follows. <RELATIONSHIP xlink:arcrole = "urn:fdc:mismo.org:2009:residential/RENTAL_INFORMATION_IsComparableFor_RENTAL_INFORMATION" xlink:from = "RENTAL_INFORMATION_RENTCOMP1_SUBJECTUNIT1" xlink:to = "RENTAL_INFORMATION_BLDG1_UNIT1"/> • The RENTAL_INFORMATION container ( in Comparable #1) with xlink:label="RENTAL_INFORMATION_RENTCOMP1_SUBJECTUNIT2" was compared to Subject Unit 2 (with xlink:label="RENTAL_INFORMATION_BLDG2_UNIT2”) located in building 2. The arcrole must establish the relationship between Comparable #1 and Subject Unit 2 as follows. <RELATIONSHIP xlink:arcrole = "urn:fdc:mismo.org:2009:residential/RENTAL_INFORMATION_IsComparableFor_RENTAL_INFORMATION" xlink:from = "RENTAL_INFORMATION_RENTCOMP1_SUBJECTUNIT2" xlink:to = "RENTAL_INFORMATION_BLDG2_UNIT2"/> Page 337 Appendix B-1: URAR Implementation Guide v1.4 24 Income Approach The Income Approach section includes information about Gross Rent Multiplier (GRM) comparables, market rent, and the Gross Rent Multiplier. This section provides space for additional commentary and exhibits. Page 338 Appendix B-1: URAR Implementation Guide v1.4 This section contains the following subsections (gray bars) that always display: • Gross Rent Multiplier Comparables • Indicated Value by Income Approach • Income Approach Commentary • Income Approach Exhibits The section displays when IncomeApproachIndicator (UID: 1000.0030, FID: Not on report) = "true". When there is an Income Approach included in the appraisal, Rental Information section is required. Gross Rent Multiplier Comparables The Gross Rent Multiplier Comparables subsection provides detailed information about the comparable properties used to determine the Gross Rent Multiplier for the subject property – GrossRentMultiplierFactorNumber (UID: 1200.0003, FID: 24.023). • There must be at least 3 GRM comparables. • A thumbnail must display for each GRM comparable. • Display the subject property column and 3 GRM comparables in one grid. • When there are more than 3 GRM comparables, the row headers and the Subject Property columns repeat, followed by “Comparable #” repeating as necessary for additional comparables. (Figure 24 - 1) Page 339 Appendix B-1: URAR Implementation Guide v1.4 Figure 24 - 1 Reference “Supplement – Approaches to Value Grids” spreadsheet for more information about the rows in the GRM comparison grid. Indicated Value by Income Approach The Indicated Value by Income Approach subsection always displays when the Income Approach section is included. Indicated Value by Income Approach Report Field ID Report Label Unique ID MISMO Data Point Name Display Rules 24.022 Total Monthly Market Rent 2000.0035 TotalMonthlyMarketRentAmount Always displays Note: Also displays in 23.01.21 24.023 x Gross Rent Multiplier 1200.0003 GrossRentMulitplierFactorNumber Always displays This number must be > 0 24.024 = Indicated Value by Income Approach 1200.0004 ValueIndicatedByIncomeApproachAmount Always displays Calculated: TotalMonthlyMarketRentAmount x GrossRentMulitplierFactorNumber Income Approach Commentary The Income Approach Commentary subsection always displays when the Income Approach section is included. Comments must use IncomeAnalysisCommentDescription (UID: 1200.0007, FID: 24.025). Page 340 Appendix B-1: URAR Implementation Guide v1.4 Income Approach Exhibits The Income Approach Exhibits subsection always displays when Income Approach section is included. All text must display above the image in bold font. Map of GRM Comparables A map showing the subject property and all GRM comparables must be provided and is delivered in the instance of PROPERTY where @ValuationUseType (UID: 0100.0043, FID: Not on report) = “SubjectProperty”. • The map must be delivered using ImageCategoryType (UID: 1400.0638, FID: 24.026.1) = “GrossRentMultiplierComparableMap”. When it displays in the Income Approach Exhibits subsection the caption “Map of GRM Comparables” displays above the map in bold font. ▪ The Map of GRM Comparables may also be combined with other maps and displayed as one map in the Sales Comparison Approach section. Page 341 Appendix B-1: URAR Implementation Guide v1.4 Photos of GRM Comparables Photos of the comparable properties are delivered in the instance of PROPERTY where @ValuationUseType (UID: 2000.0016, FID: Not on report) = “GrossRentMultiplierComparable” and display in this subsection with the Comparable # - PropertyOrdinalNumber (UID: 1200.0028, FID: 24.008) in bold. The thumbnails from the Gross Rent Multiplier Comparables subsection (FID: 24.009.1) are redisplayed, in addition to any other comparable photos provided. • Images of comparable properties must be delivered using ImageCategoryType (UID: 1400.0870, FID: Not on report) = “PropertyPhoto”. • When a caption is provided in ImageCaptionCommentDescription (UID: 1400.0640, FID: 24.009.2), it displays above the image. Page 342 Appendix B-1: URAR Implementation Guide v1.4 • When a comparable property has multiple images with the ImageCategoryType = “PropertyPhoto” only one displays as the thumbnail in the Gross Rent Multiplier Comparables subsection (FID: 24.009.1). Additional Exhibits • Any additional images provided for the Income Approach section must be delivered using ImageCategoryType (UID: 1400.0638, FID: 24.027.1) = “IncomeApproachExhibit”. • An image caption may be included using ImageCaptionCommentDescription (UID: 1400.0640, FID: 24.027.2), and displays above the image in bold. Income Approach – Arcrole Relationships Arcrole relationships, establishes "relationships" or linkages in the XML data file that may be visually obvious on the URAR Report. In the XML data, specific instances of data points or containers must be connected to properly represent the information. • Containers or datapoints to be linked are identified using "xlink:label.” • The RELATIONSHIP container holds the xlink:arcrole, xlink:from, and xlink:to attributes that describe the data relationships. DATA_SOURCE to PROPERTY When the data source is associated with a gross rent multiplier comparable, provide the relationship that joins to the applicable instance of PROPERTY where the ValuationUseType = "GrossRentMultiplierComparable". Unique ID Parent Container MISMO Attribute Name Supported Attribute Enumerations 1200.0044 RELATIONSHIP @xlink:arcrole urn:fdc:mismo.org:2009:residential/DATA_SOURCE_IsDataSourceFor_PROPERTY 1200.0045 RELATIONSHIP @xlink:from DATA_SOURCE_n 1200.0046 RELATIONSHIP @xlink:to PROPERTY_n 2000.0016 PROPERTY @xlink:label PROPERTY_n 0700.0124 DATA_SOURCE @xlink:label DATA_SOURCE_n Page 343 Appendix B-1: URAR Implementation Guide v1.4 25 Cost Approach The Cost Approach section includes cost estimates of the land value, cost of constructing dwellings and outbuildings, and the appropriate amount of depreciation. This section provides space for additional commentary and exhibits. Page 344 Appendix B-1: URAR Implementation Guide v1.4 Page 345 Appendix B-1: URAR Implementation Guide v1.4 The Cost Approach section displays when CostApproachIndicator (UID: 1000.0027, FID: Not on report) = “true”. Indicated Value by Cost Approach The Indicated Value by Cost Approach subsection is a summary of the cost approach. The fields are populated based on data in the subsections that follow. They are not directly entered by the appraiser. The Indicated Value by Cost Approach subsection displays when the Cost Approach section is included. (Figure 25 - 1) • Indicated Value by Cost Approach - ValueIndicatedByCostApproachAmount (UID: 1300.0001, FID: 25.000) o Displays in the subsection header Calculated: Depreciated Cost of Dwellings + Depreciated Cost of Outbuildings + As-Is Value of Other Site Improvements + Opinion of Site Value • Depreciated Cost of Dwellings - DepreciatedCostDwellingsTotalAmount (UID: 1100.0026, FID: 25.001) o Total depreciation for all dwellings ▪ Calculated: Sum of ImprovementEstimatedTotalCostAmount (UID: 1100.0053, FID: 25.018) for all dwellings • Depreciated Cost of Outbuildings - DepreciatedCostOutbuildingsTotalAmount (UID: 1100.0027, FID: 25.002) Page 346 Appendix B-1: URAR Implementation Guide v1.4 o Total depreciation for all outbuildings ▪ Do not display when there are no outbuildings ▪ Calculated: Sum of ImprovementEstimatedTotalCostAmount (UID: 1100.0084, FID: 25.036) for all outbuildings in the Cost Approach. • As Is Value of Site Improvements – SiteOtherImprovementsAsIsAmount (UID: 1100.0032, FID: 25.003) o Deliver even if the value is zero • Opinion of Site Value - SiteEstimatedValueAmount (UID: 1100.0030, FID: 25.004) o Deliver even if the value is zero Figure 25 - 1 Depreciated Cost – Dwelling – [Structure Identifier] The Depreciated Cost – Dwelling subsection displays when CostApproachIndicator = "true". Page 347 Appendix B-1: URAR Implementation Guide v1.4 Dwelling • When Dwellings Containing Units - DwellingCount (UID: 0100.0056, FID: 3.007) = 1 o The subsection header displays as Depreciated Cost – Dwelling Structure Identifier • When Dwellings Containing Units - DwellingCount (UID: 0100.0056, FID: 3.007) > 1: o The subsection header displays as Depreciated Cost – Dwelling – [Structure Identifier] ▪ Structure Identifier - StructureIdentifier (UID: 0300.0101, FID: 25.005) when applicable, re-displays, from Structure Identifier (UID: 0300.0101, FID: 8.000) from the Dwelling Exterior section o The dwellings must be linked through an arcrole Replacement or Reproduction Cost for Each Dwelling Information displays for each dwelling (Figure 25 - 2): Page 348 Appendix B-1: URAR Implementation Guide v1.4 • Area Type - ReplacementOrReproductionCostAreaType (UID: 1100.0042, FID: 25.006) - this indicates the area to reproduce or replace. The selection made from the enumerated list will become the row header. o Each area indicated displays on a separate row. o If multiple areas, display the area with the highest dollar amount first. • Area Size - ReplacementOrReproductionCostAreaMeasure (UID: 1100.0039, FID: 25.007) is required for each area type and displays in the center column before “@”. o This value must include the unit of measure (Sq. Ft.) – UnitOfMeasureType. • Replacement or Reproduction Cost per Unit of Measure - PricePerAreaAmount (UID: 1100.0040, FID: 25.008) is after “@” and indicates the cost per square foot • Area Type Cost - ReplacementOrReproductionCostAmount (UID: 1100.0041, FID: 25.009) is the total cost for the line item. o Calculated: Area Size - ReplacementOrReproductionCostAreaMeasure (UID: 1100.0039, FID: 25.007) multiplied by Replacement or Reproduction Cost per Unit of Measure - PricePerAreaAmount (UID: 1100.0040, FID: 25.008) Figure 25 - 2 Page 349 Appendix B-1: URAR Implementation Guide v1.4 Depreciated Cost - Dwelling • The itemized depreciation (6 data points) or the total depreciation is required for each dwelling (Figure 25 - 3): o Itemized depreciation (percent and dollar amount) - Physical Depreciation o DepreciationPhysicalAmount (UID: 1100.0050, FID: 25.011) • Calculated: DepreciationPhysicalPercent * The sum of all occurrences of ReplacementOrReproductionCostAmount • Mutually exclusive with total depreciation. If not 0, display as a negative number and round to the nearest dollar o DepreciationPhysicalPercent (UID: 1100.0051, FID: 25.010) • Deliver (even if the value is zero) as a positive number in the following format: nn.## (e.g., a value of 25.10 represents 25.10%). - Functional Depreciation o DepreciationFunctionalAmount (UID: 1100.0048, FID: 25.013) • Calculated: DepreciationFunctionalPercent * The sum of all occurrences of ReplacementOrReproductionCostAmount • Mutually exclusive with total depreciation. If not 0, display as a negative number and round to the nearest dollar. o DepreciationFunctionalPercent (UID: 1100.0049, FID: 25.012) Page 350 Appendix B-1: URAR Implementation Guide v1.4 • Deliver (even if the value is zero) as a positive number in the following format: nn.## (e.g., a value of 25.10 represents 25.10%). - External Depreciation o DepreciationExternalAmount (UID: 1100.0046, FID: 25.015) • Calculated: DepreciationExternalPercent * The sum of all occurrences of ReplacementOrReproductionCostAmount • Mutually exclusive with total depreciation. If not 0, display as a negative number, and round to the nearest dollar. o DepreciationExternalPercent (UID: 1100.0047, FID: 25.014) • Deliver (even if the value is zero) as a positive number in the following format: nn.## (e.g., a value of 25.10 represents 25.10%). o Total Depreciation - DepreciationTotalAmount (UID: 1100.0045, FID: 25.016) • Mutually exclusive with physical depreciation, external depreciation, and functional depreciation. Deliver even if the value is zero. If not 0, display as a negative number, and round to the nearest dollar. o This is an aggregate number representing the sum of physical, functional, and external depreciation. • Manufactured Home Delivery Installation and Setup - ManufacturedHomeInstallationCostAmount (UID: 1100.0038, FID: 25.017) displays o When CostApproachIndicator = "true" AND (ConstructionMethodType = "Manufactured" OR OutbuildingType = “ManufacturedHome”) o Cannot be delivered as zero. • Total – Display ImprovementEstimatedTotalCostAmount (UID: 1100.0053, FID: 25.018) when CostApproachIndicator = "true" o Calculated for the dwelling as follows: ((sum of all 'ReplacementOrReproductionCostAmount') + 'ManufacturedHomeInstallationCostAmount' (if applicable) - ((DepreciationPhysicalAmount + DepreciationFunctionalAmount + DepreciationExternalAmount) or DepreciationTotalAmount)) Page 351 Appendix B-1: URAR Implementation Guide v1.4 Figure 25 - 3 Remaining Economic Life and Effective Age for Dwelling Display “years” following the number. • Remaining Economic Life - EstimatedRemainingEconomicLifeYearsCount (UID: 0300.0041, FID: 25.019) displays o When (ImprovementType = "Dwelling" AND CostApproachIndicator = "true") • Commentary on Remaining Economic Life - EstimatedRemainingEconomicLifeDescription (UID: 0300.0040, FID: 25.021) displays o When EstimatedRemainingEconomicLifeYearsCount < 30 OR Exists ▪ If not provided, do not display • Effective Age displays as a range or a single number. EffectiveAgeYearsCount is mutually exclusive with EffectiveAgeRangeHighYearsCount and EffectiveAgeRangeLowYearsCount. o Display the Age Range ▪ EffectiveAgeRangeHighYearsCount (UID: 0300.0037, FID: 25.020) ▪ EffectiveAgeRangeLowYearsCount (UID: 0300.0038, FID: 25.020) ▪ When (ImprovementType = "Dwelling" AND CostApproachIndicator = "true" AND EffectiveAgeYearsCount is not provided) o Display the Age ▪ EffectiveAgeYearsCount (UID: 0300.0039, FID: 25.020) Page 352 Appendix B-1: URAR Implementation Guide v1.4 ▪ When (ImprovementType = "Dwelling" AND CostApproachIndicator = "true" AND EffectiveAgeRangeHighYearsCount is not provided AND EffectiveAgeRangeLowYearsCount is not provided) • Commentary on Effective Age - EffectiveAgeDescription (UID: 0300.0036, FID: 25.022) may be provided o Display when (ImprovementType = "Dwelling" AND CostApproachIndicator (UID: 1000.0027, FID: Not on report) = “true” AND Exists) OR (ImprovementType = "Dwelling" AND CostApproachIndicator = "false" AND GovernmentAgencyAppraisalIndicator = "true") ▪ If not provided, do not display Depreciated Cost - Outbuilding - [Outbuilding Type] The Depreciated Cost - Outbuilding subsection displays when CostApproachIndicator = "true" AND ImprovementType = "Outbuilding" AND OutbuildingRealPropertyIndicator (UID: 0300.0024, FID: 12.002) = “true”. Outbuilding Type • Outbuilding Type - OutbuildingType (UID: 0300.0025, FID: 25.023) displays in the subsection header. o The table repeats for each outbuilding. o Outbuilding Type is defined, when applicable, in the Outbuilding section. o The outbuilding must be linked through an arcrole. Replacement or Reproduction Cost for Each Outbuilding Information displays for each outbuilding: • Area Type - ReplacementOrReproductionCostAreaType (UID: 1100.0060, FID: 25.024) - this indicates the area to reproduce or replace. The selection made from the enumerated list will become the row header. o Each area indicated displays on a separate row. o If multiple areas, display the area with the highest dollar amount first. Page 353 Appendix B-1: URAR Implementation Guide v1.4 Note: While not an enumerated value, display Garage as an option for Area Type. In the XML the ReplacementOrReproductionCostAreaType = “Other” and ReplacementOrReproductionCostAreaTypeOtherDescription = “Garage”. • Area Size - ReplacementOrReproductionCostAreaMeasure (UID: 1100.0057, FID: 25.025) is required for each area type and displays in the center column before “@”. o This value must include the unit of measure (Sq. Ft.) – UnitOfMeasureType • Replacement or Reproduction Cost per Unit of Measure - PricePerAreaAmount (UID: 1100.0058, FID: 25.026) is after “@” and indicates the cost per square foot. • Area Type Cost - ReplacementOrReproductionCostAmount (UID: 1100.0059, FID: 25.027) is the total cost for the line item. o Calculated: Area Size - ReplacementOrReproductionCostAreaMeasure (UID: 1100.0057, FID: 25.025) multiplied by Replacement or Reproduction Cost per Unit of Measure - PricePerAreaAmount (UID: 1100.0058, FID: 25.026) Depreciated Cost – Outbuilding • The itemized depreciation (6 data points) or the total depreciation is required for each dwelling: o Itemized depreciation (percent and dollar amount) - Physical Depreciation o DepreciationPhysicalAmount (UID: 1100.0089, FID: 25.029) • Calculated: DepreciationPhysicalPercent * The sum of all occurrences of ReplacementOrReproductionCostAmount • Mutually exclusive with total depreciation. If not 0, display as a negative number and round to the nearest dollar. o DepreciationPhysicalPercent (UID: 1100.0090, FID: 25.028) Page 354 Appendix B-1: URAR Implementation Guide v1.4 • Deliver (even if the value is zero) as a positive number in the following format: nn.## (e.g., a value of 25.10 represents 25.10%). - Functional Depreciation o DepreciationFunctionalAmount (UID: 1100.0087, FID: 25.031) • Calculated: DepreciationFunctionalPercent * The sum of all occurrences of ReplacementOrReproductionCostAmount • Mutually exclusive with total depreciation. If not 0, display as a negative number and round to the nearest dollar. o DepreciationFunctionalPercent (UID: 1100.0088, FID: 25.030) • Deliver (even if the value is zero) as a positive number in the following format: nn.## (e.g., a value of 25.10 represents 25.10%). - External Depreciation o DepreciationExternalAmount (UID: 1100.0085, FID: 25.033) • Calculated: DepreciationExternalPercent * The sum of all occurrences of ReplacementOrReproductionCostAmount • Mutually exclusive with total depreciation. If not 0, display as a negative number and round to the nearest dollar. o DepreciationExternalPercent (UID: 1100.0086, FID: 25.032) • Deliver (even if the value is zero) as a positive number in the following format: nn.## (e.g., a value of 25.10 represents 25.10%). - Total Depreciation - DepreciationTotalAmount (UID: 1100.0091, FID: 25.034) dollar amount o Mutually exclusive with physical depreciation, external depreciation, and functional depreciation. Deliver even if the value is zero. If not 0, display as a negative number, and round to the nearest dollar. • This is an aggregate number representing the sum of physical, functional, and external depreciation. Page 355 Appendix B-1: URAR Implementation Guide v1.4 • Manufactured Home Delivery Installation and Setup - ManufacturedHomeInstallationCostAmount (UID: 1100.0083, FID: 25.035) displays when o CostApproachIndicator = "true" AND ConstructionMethodType = "Manufactured" - Cannot be delivered as 0. • Total – Display ImprovementEstimatedTotalCostAmount (UID: 1100.0084, FID: 25.036) when CostApproachIndicator = "true" AND ImprovementType = "Outbuilding". o Calculated for the outbuilding as follows: ((sum of all 'ReplacementOrReproductionCostAmount') + 'ManufacturedHomeInstallationCostAmount' (if applicable) - ((DepreciationPhysicalAmount + DepreciationFunctionalAmount + DepreciationExternalAmount) or DepreciationTotalAmount)) As-Is Value of Site Improvements The As-Is Value of Site Improvements subsection displays when Amount - SiteImprovementAsIsCostAmount (UID: 1100.0035, FID: 25.038) is not null. • Site Improvements can be itemized as individual amounts and descriptions or provided as an aggregate amount and description. • Description - SiteImprovementDescription (UID: 1100.0036, FID: 25.037) must be provided for each Amount - SiteImprovementAsIsCostAmount (UID: 1100.0035, FID: 25.038). (Figure 25 - 4) o When sent individually each instance of amount and description will appear on separate lines in the table. o Cannot be delivered as zero. • Total - SiteOtherImprovementsAsIsAmount (UID: 1100.0032, FID: 25.003, 25.039) o Calculated: The sum of all SiteImprovementAsIsCostAmount (UID: 1100.0035, FID: 25.038) o Cannot be delivered as zero. Page 356 Appendix B-1: URAR Implementation Guide v1.4 Figure 25 - 4 Site Value The Site Value subsection displays when CostApproachIndicator (UID: 1000.0027, FID: Not on report) = “true”. When this subsection displays, Opinion of Site Value – SiteEstimatedValueAmount (UID: 1100.0030, FID: 25.004, 25.041) and Primary Site Valuation Method – SiteValuationMethodType (UID: 1100.0033, FID: 25.040) are required. Opinion of Site Value – SiteEstimatedValueAmount (UID: 1100.0030, FID: 25.004, 25.041) displays even if the value is zero. When Primary Site Valuation Method – SiteValuationMethodType (UID: 1100.0033, FID: 25.040) = “SalesComparison” AND @ValuationUseType = “LandComparable” then the following displays for each comparable (Figure 25 - 5): Page 357 Appendix B-1: URAR Implementation Guide v1.4 • Address or APN must be provided. If both are provided, both should be delivered in the data and displayed on the report. o When Assessor Parcel Number (APN) - ParcelIdentifier (UID: 1100.0017, FID: 25.046) is null, Address is required. ▪ # - PropertyOrdinalNumber (UID: 1100.0015, FID: 25.042) ▪ Address - AddressLineText (UID: 1100.0005, FID: 25.043) ▪ Address - CityName (UID: 1100.0007, FID: 25.043) ▪ Address - PostalCode (UID: 1100.0009, FID: 25.043) ▪ Address - StateCode (UID: 1100.0010, FID: 25.043) ▪ County - CountyName (UID: 1100.0008, FID: 25.044) o When Address - AddressLineText (UID: 1100.0005, FID: 25.043) is null, Assessor Parcel Number (APN) is required. ▪ If ParcelIdentificationType (UID: 1100.0016, FID: 25.046) = "AssessorUnformattedIdentifier", provide Assessor Parcel Number (APN) - ParcelIdentifier (UID: 1100.0017, FID: 25.046) • Data Source – Add type data point DataSourceIdentifier (UID: 1800.0347, FID: 25.045) o Display Data Source o When an Identifier is provided, display after the data source. (E.g., MLS 1234567) o If there are multiple data sources, separate each with “|”. (E.g., MLS 1234567 | Assessor Record) • Site Size - LotSizeAreaMeasure (UID: 1100.0020, FID: 25.047) o Follow display rules for LotSizeAreaMeasure (UID: 1500.0093, FID: 4.000) • Sale Date - OwnershipTransferDate (UID: 1100.0018, FID: 25.048) • Price - OwnershipTransferTransactionAmount (UID: 1100.0019, FID: 25.049) Reconciliation of Site Value - SiteEstimatedValueCommentDescription (UID: 1100.0031, FID: 25.050) is required when CostApproachIndicator (UID: 1000.0027, FID: Not on report) = “true” OR SiteValueIndicator (UID: 1000.0033, FID: Not on report) = “true”. Page 358 Appendix B-1: URAR Implementation Guide v1.4 Figure 25 - 5 General Description The General Description subsection always displays. Page 359 Appendix B-1: URAR Implementation Guide v1.4 Cost Approach: General Description Report Field ID Report Label Unique ID MISMO Data Point Name Display Rules 25.051 Cost Type 1100.0024 CostAnalysisType Displays when CostApproachIndicator = “true” 25.052 Cost Data Source 0700.0125 DataSourceType Display Data Source followed by the Identifier When DataSourceType = “CostService”, do not display (display DataSourceName instead) (Figure 25 - 6) 1100.0066 DataSourceName Display when @ValuationUseType = “SubjectProperty” AND CostApproachIndicator = “true” AND DataSourceType = “CostService” Note: Allowable answers may be provided that are not included in the enumerations listed in Appendix A-1. 25.053 Quality Rating 1100.0067 DataSourceQualityRatingCode Display when @ValuationUseType = “SubjectProperty” AND CostApproachIndicator = “true” AND DataSourceType = “CostService” Note: Allowable answers may be provided that are not included in the enumerations listed in Appendix A-1. 25.054 Effective Date 1100.0065 DataSourceEffectiveDate Display when @ValuationUseType = “SubjectProperty” AND CostApproachIndicator = “true” AND (DataSourceType = “BuilderOrDeveloper” OR “CostService” OR “CostSurvey” OR “Other”) 25.055 Cost Method 1100.0025 CostMethodType Display when CostApproachIndicator = “true” 25.056 Depreciation Method 1100.0028 DepreciationMethodType Display when CostApproachIndicator = “true” Figure 25 - 6 Page 360 Appendix B-1: URAR Implementation Guide v1.4 Cost Approach Commentary The Cost Approach Commentary subsection always displays when the Cost Approach section is included. Comments must use CostAnalysisCommentDescription (UID: 1100.0023, FID: 25.057). Cost Approach Exhibits The Cost Approach Exhibits subsection displays only when images are provided. All text must display above the image in bold font. Map of Land Comparable A map showing the subject property and land comparables may be provided and is delivered in the instance of PROPERTY where @ValuationUseType (UID: 0100.0043, FID: Not on report) = “SubjectProperty”. • When provided, the map must be delivered using ImageCategoryType (UID: 1400.0638, FID: 25.59.1) = “LandComparableMap” and displays with the caption “Map of Land Comparables”. Additional Exhibits • Any additional images included must be delivered using ImageCategoryType (UID: 1400.0638, FID: 25.058.1) = “CostApproachExhibit”. • An image caption should be included using ImageCaptionCommentDescription (UID: 1400.0640, FID: 25.058.2). Cost Approach – Arcrole Relationships Arcrole relationships, establishes "relationships" or linkages in the XML data file that may be visually obvious on the URAR Report. In the XML data, specific instances of data points or containers must be connected to properly represent the information. • Containers or datapoints to be linked are identified using "xlink:label.” • The RELATIONSHIP container holds the xlink:arcrole, xlink:from, and xlink:to attributes that describe the data relationships. There are three arcrole relationships supported in the Cost Approach section. • IMPROVEMENT_COST_AND_DEPRECIATED_VALUE to IMPROVEMENT Page 361 Appendix B-1: URAR Implementation Guide v1.4 • DATA_SOURCE to PROPERTY • DATA_SOURCE to COST_APPROACH IMPROVEMENT_COST_AND_DEPRECIATED_VALUE to IMPROVEMENT When the subject property has an improvement included in the cost approach, the IMPROVEMENT_COST_AND_DEPRECIATED_VALUE container should be linked to the subject instance of the IMPROVEMENT container to which the replacement/reproduction costs apply. Unique ID Parent Container MISMO Attribute Name Supported Attribute Enumerations 1400.0255 RELATIONSHIP @xlink:arcrole urn:fdc:mismo.org:2009:residential/IMPROVEMENT_COST_AND_DEPRECIATED_VALUE_IsAssociatedWith_ IMPROVEMENT 1400.0256 RELATIONSHIP @xlink:from IMPROVEMENT_COST_AND_DEPRECIATED_VALUE_n 1400.0257 RELATIONSHIP @xlink:to IMPROVEMENT_n 0300.0003 IMPROVEMENT @xlink:label IMPROVEMENT_n 1100.0037 IMPROVEMENT_COST_AND_ DEPRECIATED_VALUE @xlink:label IMPROVEMENT_COST_AND_DEPRECIATED_VALUE_n The cost and depreciated value of an improvement must be linked to the relevant improvement. The XML below illustrates 3 instances of this relationship. Page 362 Appendix B-1: URAR Implementation Guide v1.4 Page 363 Appendix B-1: URAR Implementation Guide v1.4 Page 364 Appendix B-1: URAR Implementation Guide v1.4 Page 365 Appendix B-1: URAR Implementation Guide v1.4 Land Comparables to Data Source Report Section: Cost Approach Arcrole Explanation Unique ID Parent Container MISMO Attribute Name Supported Attribute Enumerations DATA_SOURCE to PROPERTY – When the data source is associated with a land comparable, provide the relationship that joins to the applicable instance of PROPERTY where the ValuationUseType = “LandComparable”. 1100.0075 RELATIONSHIP @xlink:arcrole urn:fdc:mismo.org:2009:residential/DATA_SOURCE_IsDataSou rceFor_PROPERTY 1100.0076 RELATIONSHIP @xlink:from DATA_SOURCE_n 1100.0077 RELATIONSHIP @xlink:to PROPERTY_n 1100.0055 PROPERTY @xlink:label PROPERTY_n 0700.0124 DATA_SOURCE @xlink:label DATA_SOURCE_n Page 366 Appendix B-1: URAR Implementation Guide v1.4 Replacement or Reproduction Cost Data Source to cost approach Report Section: Cost Approach Arcrole Explanation Unique ID Parent Container MISMO Attribute Name Supported Attribute Enumerations DATA_SOURCE to COST_APPROACH - Replacement or Reproduction Cost Data Source. When the data source is associated with a subject property, provide the relationship that joins to the applicable instance of COST_APPROACH where the ValuationUseType = "SubjectProperty". 1100.0078 RELATIONSHIP @xlink:arcrole urn:fdc:mismo.org:2009:residential /DATA_SOURCE_IsDataSourceFor_ COST_APPROACH 1100.0079 RELATIONSHIP @xlink:from DATA_SOURCE_n 1100.0080 RELATIONSHIP @xlink:to COST_APPROACH_n Page 367 Appendix B-1: URAR Implementation Guide v1.4 Report Section: Cost Approach Arcrole Explanation Unique ID Parent Container MISMO Attribute Name Supported Attribute Enumerations 1100.0074 COST_APPROACH @xlink:label COST_APPROACH_n 0700.0124 DATA_SOURCE @xlink:label DATA_SOURCE_n Refer to the section Arcrole/Data Relationships in the MISMO XML Version 3.6 chapter for additional information. Page 368 Appendix B-1: URAR Implementation Guide v1.4 26 Reconciliation The Reconciliation section includes information about the different approaches to value, market value conditions, the final opinion of market value, reporting of client requested conditions (if any), and an overall reconciliation of value. This section also contains a summary of all identified defects, damages, and deficiencies, and provides space for additional commentary and exhibits. Page 369 Appendix B-1: URAR Implementation Guide v1.4 The Reconciliation section always displays. Approaches to Value The Approaches to Value subsection always displays. When a value is not indicated for an approach, a Reason for Exclusion displays in the table. (Figure 26 - 1) When Sales Comparison Approach is not developed, the only supported enumeration for the Reason for Exclusion - ValuationApproachExclusionReasonType (UID: 1300.0007, FID: 26.001) = “Other”. The text describing the reason for exclusion must be delivered using ValuationApproachExclusionReasonTypeOtherDescription (UID: 1300.0008, FID: 26.001). Reconciliation: Approaches to Value Report Field ID Report Label Unique ID MISMO Data Point Name Display Rules Sales Comparison Approach 26.000 Indicated Value 1300.0006 ValueIndicatedBySalesComparisonAmount Display when SalesComparisonApproachIndicator = "true" 26.001 Reason for Exclusion 1300.0007 ValuationApproachExclusionReasonType When SalesComparisonApproachIndicator = "false" − Provide ValuationApproachExclusionReasonType = “Other” AND ValuationApproachExclusionReasonTypeOtherDescription 1300.0008 ValuationApproachExclusionReasonTypeOtherDescription Income Approach 26.002 Indicated Value 1200.0004 ValueIndicatedByIncomeApproachAmount Display when IncomeApproachIndicator = "true" 26.003 Reason for Exclusion 1300.0004 ValuationApproachExclusionReasonType Display when IncomeApproachIndicator = "false" When multiple reasons are provided display as stacked. 1300.0005 ValuationApproachExclusionReasonTypeOtherDescription Display when ValuationApproachExclusionReasonType = "Other" When multiple reasons are provided display as stacked. Cost Approach 26.004 Indicated Value 1300.0001 ValueIndicatedByCostApproachAmount Display when CostApproachIndicator = "true" 26.005 Reason for Exclusion 1300.0002 ValuationApproachExclusionReasonType Display when CostApproachIndicator = "false" When multiple reasons are provided display as stacked. 1300.0003 ValuationApproachExclusionReasonTypeOtherDescription Display when ValuationApproachExclusionReasonType = "Other" When multiple reasons are provided display as stacked. Page 370 Appendix B-1: URAR Implementation Guide v1.4 Figure 26 - 1 Appraisal Summary The Appraisal Summary subsection always displays. However, there are fields within this subsection that may not display. Reconciliation: Appraisal Summary Report Field ID Report Label Unique ID MISMO Data Point Name Display Rules 26.006 Contract Price 0600.0008 SalesContractAmount Display when SalesContractReviewedIndicator = "true" Redisplay from Sales Contract section. 26.007 Opinion of Market Value 1300.0017 OpinionOfValueAmount Always displays 26.074 26.075 [Static text] Not on report N/A When ProjectLegalStructureType = "Cooperative" OR “Condop”: (Figure 26 - 2) − Display (Cooperative Interest) in parenthesis on the right. − Display text in italics below Market Value Condition: The market value represents the cooperative interest. The cooperative interest is the equity portion that is over and above the pro rata share of the blanket mortgage(s). 26.008 Pro Rata Share Calculation Method 1300.0033 LineOfCreditProRataShareSelectionMethodType Display when (ProjectLegalStructureType = "Cooperative" OR "Condop") AND ProjectBlanketFinancingIndicator = "true" AND LineOfCreditIndicator = "true" For this to display, at least one lien must have LineOfCreditIndicator = “true” 26.009 Market Value Condition 1300.0010 PropertyValuationConditionalConclusionType Always displays Page 371 Appendix B-1: URAR Implementation Guide v1.4 Reconciliation: Appraisal Summary Report Field ID Report Label Unique ID MISMO Data Point Name Display Rules − When multiple conditions are provided, display as stacked on separate lines. − Cannot be delivered as "AsIs" when any DefectItemRecommendedActionType <> "None". 26.010 Reasonable Exposure Time 1300.0013 MarketingOrExposureDaysCount Always displays The data must be provided in 1 of 2 ways: − a single number followed by “days”, (e.g., 45 days) OR − two numbers indicating a range with the low and high numbers separated by “-“ and followed by “days” (e.g., 30-60 days). 1300.0014 1300.0015 MarketingOrExposureHighRangeDaysCount MarketingOrExposureLowRangeDaysCount 26.011 Effective Date of Appraisal 1300.0012 AppraisalReportEffectiveDate Always displays 26.012 FHA REO Insurability Level 1300.0020 FHA_REOInsurabilityLevelCode Display when GovernmentAgencyAppraisalIndicator = "true" AND GovernmentAgencyAppraisalType = "FHA" AND ValuationAssignmentType = "REO" 26.013 Final Value Condition Statement See Final Value Condition Statement for display rules. Page 372 Appendix B-1: URAR Implementation Guide v1.4 Figure 26 - 2 Final Value Condition Statement The Final Value Condition Statement is a text field, which is created based on the valid value(s) of Market Value Condition. • Market Value Condition - PropertyValuationConditionalConclusionType (UID: 1300.0010, FID: 26.009) Note: When Market Value Condition – PropertyValuationConditionalConclusionType = “AsIs”, the Final Value Condition Statement does not display. Start with the text, “This appraisal is made” Reconciliation: Final Value Condition Statement If Market Value Condition is… Display Text Subject to Completion Per Plans subject to completion per plans and specifications on the basis of a hypothetical condition that the improvements have been completed Subject to Inspection subject to the itemized list of required inspections below based on the extraordinary assumption that the condition or deficiency does not require alteration or repair Page 373 Appendix B-1: URAR Implementation Guide v1.4 Reconciliation: Final Value Condition Statement If Market Value Condition is… Display Text Subject to Repair subject to the itemized list of repairs recommended below on the basis of a hypothetical condition that the repairs or alterations have been completed in a professional manner Subject to Completion Per Plans/Inspection/Repair When PropertyValuationConditionalConclusionType (UID: 1300.0010, FID: 26.009) = "SubjectToCompletionPerPlans" OR "SubjectToInspection" OR "SubjectToRepair":
UAD 3.6 / URAR Appendix B-1 — Implementation Guide v1.4 (GSE Uniform Mortgage Data Program) — 2. Followed by “Display Text” for the corresponding market value condition.
2. Followed by “Display Text” for the corresponding market value condition. a. If there are multiple market value conditions, each “Display Text” is separated by “, and”
UAD 3.6 / URAR Appendix B-1 — Implementation Guide v1.4 (GSE Uniform Mortgage Data Program) — 4. Add a final sentence, “This might have affected the assignment results.”
4. Add a final sentence, “This might have affected the assignment results.” Examples Example of a singular market value: Subject to Completion Per Plans This appraisal is made subject to completion per plans and specifications on the basis of a hypothetical condition that the improvements have been completed. This might have affected the assignment results. Example of two market values: Subject to Completion Per Plans and Subject to Repair This appraisal is made subject to completion per plans and specifications on the basis of a hypothetical condition that the improvements have been completed, and subject to the itemized list of repairs recommended below on the basis of a hypothetical condition that the repairs or alterations have been completed in a professional manner. This might have affected the assignment results. Client Requested Conditions Page 374 Appendix B-1: URAR Implementation Guide v1.4 The Client Requested Conditions subsection displays when AdditionalClientRequestedConditionsIndicator (UID: 1300.0019, FID: Not on report) = "true". (Figure 26 - 3) Reconciliation: Client Requested Conditions Report Field ID Report Label Unique ID MISMO Data Point Name Display Rules 26.014 Value Condition 1300.0022 PropertyValuationConditionalConclusionType Display when AdditionalClientRequestedConditionsIndicator = "true" 26.015 Marketing or Exposure Time 1300.0026 MarketingOrExposureTimeType 26.016 Duration 1300.0023 MarketingOrExposureDaysCount Display when AdditionalClientRequestedConditionsIndicator = "true" The data must be provided in 1 of 2 ways: − a single number followed by “days”, (e.g., 45 days) OR − two numbers indicating a range with the low and high numbers separated by “-“ and followed by “days” (e.g., 30-60 days). 1300.0024 1300.0025 MarketingOrExposureHighRangeDaysCount MarketingOrExposureLowRangeDaysCount 26.017 Alternate Opinion of Value 1300.0027 AdditionalOpinionOfValueAmount Display when AdditionalClientRequestedConditionsIndicator = "true" 26.018 Requested Condition Commentary 1300.0029 AdditionalClientRequestedConditionsCommentDescript ion Figure 26 - 3 Page 375 Appendix B-1: URAR Implementation Guide v1.4 Reconciliation of Market Value The Reconciliation of Market Value subsection always displays. Comments are required and must be delivered using ValuationReconciliationSummaryCommentDescription (UID: 1300.0021, FID: 26.019). If multiples, display on a separate row in the table. Apparent Defects, Damages, Deficiencies The Apparent Defects, Damages, Deficiencies subsection displays when at least one defect, damage or deficiency is indicated in the report. All defects, damages, and deficiencies for the appraisal are redisplayed in the Reconciliation section, along with cost to repair, if applicable. Figure 26 - 3 Page 376 Appendix B-1: URAR Implementation Guide v1.4 Estimated Cost to Repair • When CostToRepairType (UID: 3900.0001 FID: Not on report) = “itemized” (Figure 26 - 4) o Display the column Estimated Cost to Repair and the Total Cost DefectCostToRepairTotalAmount (UID: 3900.0002, FID: 26.070) ▪ Calculated: The sum of all occurrences of DefectItemEstimatedCostToRepairAmount ▪ Right-justify label Total Cost and the amount • When CostToRepairType (UID: 3900.0001 FID: Not on report) = “TotalCost” (Figure 26 - 5) o Display the label Total Estimated Cost of Items Recommended for Repair and DefectCostToRepairTotalAmount (UID: 3900.0002, FID: 26.072) below the table. o Do not display the column Estimated Cost to Repair and Total Cost amount. • When CostToRepairType (UID: 3900.0001 FID: Not on report) = “None” (Figure 26 - 6) o Do not display the column Estimated Cost to Repair and Total Cost amount or the label Total Estimated Cost of Items Recommended for Repair. When one or more of the following indicators are “true”: • SiteDefectsExistIndicator (UID: 1500.0178, FID: 4.099) • DwellingExteriorDefectsExistIndicator (UID: 3900.0097, FID: 8.055) • UnitInteriorDefectsExistIndicator (UID: 3900.0107, FID: 10.055) • OutbuildingDefectsExistIndicator (UID: 0300.0111, FID: 12.019) • VehicleStorageDefectsExistIndicator (UID: 3200.0021, FID: 13.004) • SubjectPropertyAmenitiesDefectsExistIndicator (UID: 0200.0053, FID: 14.005) The Apparent Defects, Damages, Deficiencies table displays and display static text in italics (FID: 26.020), “The items listed below represent the As Is condition as of the effective date of this report” displays above the table. Page 377 Appendix B-1: URAR Implementation Guide v1.4 Reconciliation: Apparent Defects, Damages, Deficiencies Table Feature Location Description Affects Soundness or Structural Integrity Recommended Action Estimated Cost to Repair The details (Feature, Location, Description, Affects Soundness or Structural Integrity, Recommended Action) for Apparent Defects, Damages, Deficiencies in Reconciliation are redisplayed from the related report section. Display sections within the table in the following order (as applicable). - Site - Dwelling Exterior (all defects for each dwelling) - Unit Interior (repeat Unit Interior for each living unit, with defects, in Dwelling) - Outbuilding (all defects for each Outbuilding) - Unit Interior (repeat Unit Interior for each ADU, with defects, in Outbuilding) - Vehicle Storage - Subject Property Amenities Display a separate row for each apparent defect, damage, or deficiency. If the same Feature has multiple, display each on a separate row. The Estimated Cost to Repair column displays when CostToRepairType = “Itemized” - An amount must be provided for each item with DefectItemRecommendedActionType = “Repair”. - Sum all amounts and display at bottom of the column with label Total Cost − Do not display column on report if Cost to Repair Method <> “Itemized” Page 378 Appendix B-1: URAR Implementation Guide v1.4 Figure 26 - 4 Figure 26 - 5 Page 379 Appendix B-1: URAR Implementation Guide v1.4 Figure 26 - 6 When all the following indicators are “false”, then “None” displays below the subsection header (gray bar), and the Apparent Defects, Damages, Deficiencies table does not display. (Figure 26 - 7): • SiteDefectsExistIndicator (UID: 1500.0178, FID: 4.099) • DwellingExteriorDefectsExistIndicator (UID: 3900.0097, FID: 8.055) • UnitInteriorDefectsExistIndicator (UID: 3900.0107, FID: 10.055) • OutbuildingDefectsExistIndicator (UID: 0300.0111, FID: 12.019) • VehicleStorageDefectsExistIndicator (UID: 3200.0021, FID: 13.004) • SubjectPropertyAmenitiesDefectsExistIndicator (UID: 0200.0053, FID: 14.005) When “None” displays below the subsection header (gray bar), the Apparent Defects, Damages, Deficiencies table does not display. (Figure 26 - 7) Page 380 Appendix B-1: URAR Implementation Guide v1.4 Figure 26 - 7 As Is Overall Condition Rating When NewConstructionIndicator = "false" AND (PropertyValuationConditionalConclusionType = "SubjectToCompletionPerPlans" OR "SubjectToRepair") • Display As Is Overall Condition Rating – PropertyAsIsConditionRatingCode (UID: 1300.0034, FID: 26.071) and display static text in italics “Existing condition of the property as of the effective date of this appraisal, excluding all required repairs, alterations, or inspections” in italics below label As Is Overall Condition Rating. Reconciliation Exhibits The Reconciliation Exhibits subsection displays only when images are provided. All text must display above the image in bold font. • Any images provided must be delivered using ImageCategoryType (UID: 1400.0638, FID: 26.035.1) = “ReconciliationExhibit”. • An image caption should be included using ImageCaptionCommentDescription (UID: 1400.0640, FID: 26.035.2). <IMAGE> <ImageCaptionCommentDescription>Descriptive caption for exhibit.</ImageCaptionCommentDescription> <ImageCategoryType>ReconciliationExhibit</ImageCategoryType> <ImageLocationIdentifier>zip://location/ReconciliationExhibit.jpg</ImageLocationIdentifier> <MIMETypeIdentifier>image/jpeg</MIMETypeIdentifier> </IMAGE> Page 381 Appendix B-1: URAR Implementation Guide v1.4 27 Revision History The Revision History section summarizes revisions after the original appraisal was sent to the client. The original version will never display this section. Each subsequent version with material changes may include this section. The Revision History section displays only if the information is provided. Revision History Table Report Field ID Report Label Unique ID MISMO Data Point Name Display Rules 27.001 URAR Section 4000.0001 RevisionCategoryType Display when RevisionCategoryType is provided. 27.000 Revision Date 4000.0002 RevisionDate Display when RevisionCategoryType Exists. 27.002 Description 4000.0003 RevisionText Display when RevisionCategoryType Exists. Page 382 Appendix B-1: URAR Implementation Guide v1.4 Figure 27 - 1 Reconsideration of Value The Reconsideration of Value subsection displays when ReconsiderationOfValueIndicator (UID: 4000.0004, FID: Not on report) = “true”. The ReconsiderationOfValueIndicator is always required. • When “false”, the Reconsideration of Value subsection is not included. • When “true”, the Reconsideration of Value subsection displays, and additional information must be provided. Note: The enumeration "LenderInitiated" is a value added to the subschema only. This value is not supported by the GSEs and is only included as a potential future need by lenders. Revision History – Reconsideration of Value Report Field ID Report Label Unique ID MISMO Data Point Name Display Rules When ReconsiderationOfValueIndicator (UID: 4000.0004, FID: Not on report) = "true"… Not on report Reconsideration of Value 4000.0004 ReconsiderationOfValueIndicator Does not display This field is required 27.003 Type 4000.0006 ReconsiderationOfValueRequestedByType Always displays “Borrower-Initiated” 27.004 Date 4000.0007 ReconsiderationOfValueResultDate Always displays 27.005 Result 4000.0008 ReconsiderationOfValueResult Always displays 27.006 Reconsideration of Value Commentary 4000.0005 ReconsiderationOfValueCommentDescription Always displays Page 383 Appendix B-1: URAR Implementation Guide v1.4 Figure 27 - 2 Page 384 Appendix B-1: URAR Implementation Guide v1.4 28 Supplemental Information The Supplemental Information section provides a place for additional exhibits to be included in the appraisal report that did not specifically relate to any other section. The Supplemental Information Exhibits subsection displays when additional exhibits are provided. • Any supplemental images provided must be delivered using ImageCategoryType (UID: 1400.0638, FID: 28.000.1) = “SupplementalExhibit”. • An image caption should be included using ImageCaptionCommentDescription (UID: 1400.0640, FID: 28.000.2). <IMAGE> <ImageCaptionCommentDescription>Descriptive caption for exhibit.</ImageCaptionCommentDescription> <ImageCategoryType> SupplementalExhibit</ImageCategoryType> <ImageLocationIdentifier>zip://location/ProjectInformationExhibit.jpg</ImageLocationIdentifier> <MIMETypeIdentifier>image/jpeg</MIMETypeIdentifier> </IMAGE> Page 385 Appendix B-1: URAR Implementation Guide v1.4 29 Certifications and Scope of Work The Certifications and Scope of Work sections always display on the PDF. They will not be delivered in the XML unless there is a datapoint that provides space for commentary (e.g., Additional Scope of Work, Additional Intended User, Description of Prior Services, etc.). Scope of Work The Scope of Work subsection always displays. Page 386 Appendix B-1: URAR Implementation Guide v1.4 Report Field ID Scope of Work Text Text Conditionality 29.000 This appraisal report is subject to the following scope of work, intended use, intended user, definition of market value, statement of assumptions and limiting conditions, and certifications. Modifications, additions or deletions to the definition of market value or assumptions and limiting conditions are not permitted. The appraiser may expand the scope of work to include any additional research or analysis necessary based on the complexity of this appraisal assignment. Modifications or deletions to Intended Use, Intended User and the certifications are also not permitted. However, additional Intended Use, Intended User, and certifications that do not constitute material alterations to this appraisal report, such as those required by law or those related to the appraiser’s continuing education or membership in an appraisal organization, are permitted. Always displays Scope of Work Always displays 29.001 The scope of work for this assignment is based on the applicable assignment elements, including: the client and any other intended users, the intended use, the definition of market value that follows, the effective date, the subject property and its relevant characteristics, and the applicable assignment conditions. The appraiser must, at a minimum: (1) obtain and review adequate and reliable information for the subject property; (2) research, verify, and analyze adequate and reliable data for the subject market area including data for each comparable property reported; and (3) report his or her analyses, opinions, and conclusions in this appraisal report. Always displays Additional Scope of Work – ValuationAdditionalScopeOfWorkIndicator (UID: 2200.0062, FID: Not on report) • If “true” o Display sub-header: Additional Scope of Work (FID: 29.002) o Display in italics below sub-header: Additional Scope of Work cannot be contrary to the original Scope of Work. o Display the text from ValuationScopeOfWorkDescription (UID: 2200.0003, FID: 29.003) and deliver in XML. • If “false” o Do not display Intended Use The Intended Use subsection always displays. Page 387 Appendix B-1: URAR Implementation Guide v1.4 Report Field ID Intended Use Text Text Conditionality 29.004 The intended use of the opinions and conclusions contained in this appraisal report is for the intended user to evaluate the property that is the subject of this appraisal for a mortgage finance transaction or related activities. Always displays 29.005 The intended use of the appraisal is solely to assist FHA in assessing the risk of the Property securing the FHA- insured Mortgage (24 CFR § 200.145(b)). Display when GovernmentAgencyAppraisalType = "FHA" AND ValuationAssignmentType = "Purchase" OR "Refinance" When ValuationIntendedUseDescription (UID: 2200.0005, FID: 29.007) is provided AND GovernmentAgencyAppraisalIndicator = "true" • Display sub-header: Additional Intended Use (FID: 29.006) • Display in italics below sub-header: Additional Intended Use cannot be contrary to the original Intended Use. • Display the text from ValuationIntendedUseDescription (UID: 2200.0005, FID: 29.007) and deliver in XML. Page 388 Appendix B-1: URAR Implementation Guide v1.4 Intended User The Intended User subsection always displays. Additional Intended Users – ValuationAdditionalIntendedUserIndicator (UID: 2200.0037, FID: Not on report) • If “true” o Display sub-header: Additional Intended Users (FID: 29.010) o Display in italics below sub-header: Additional Intended Users cannot be contrary to the original Intended User. o Display the text from ValuationAdditionalIntendedUserDescription (UID: 2200.0004, FID: 29.011) and deliver in XML. • If “false” Report Field ID Intended User Text Text Conditionality 29.008 The intended user of this appraisal report is the lender/client. Always displays 29.009 FHA and the Mortgagee are the intended users of this appraisal report. Display descriptive text when GovernmentAgencyAppraisalType = "FHA" AND ValuationAssignmentType = "Purchase" OR "Refinance" The USDA and any other identified lender/client are intended users of this report. Display descriptive text when GovernmentAgencyAppraisalType = “USDA” The VA is also an intended user of this appraisal report. Display descriptive text when GovernmentAgencyAppraisalType = “VA” Page 389 Appendix B-1: URAR Implementation Guide v1.4 o Do not display Definition of Market Value The Definition of Market Value subsection always displays. Report Field ID Definition of Market Value Text Text Conditionality 29.012 The most probable price that a property should bring in a competitive and open market under all conditions requisite to a fair sale with the buyer and seller each acting prudently and knowledgeably, and assuming the price is not affected by undue stimulus. Implicit in this definition is the consummation of a sale as of a specified date and the passing of title from seller to buyer under conditions whereby: (1) buyer and seller are typically motivated; (2) both parties are well informed or well advised, and each acting in what he or she considers his or her own best interest; (3) a reasonable time is allowed for exposure in the open market; (4) payment is made in terms of cash in U.S. dollars or in terms of financial arrangements comparable thereto; and (5) the price represents the normal consideration for the property sold unaffected by special or creative financing or sales concessions* granted by anyone associated with the sale. Always displays 29.013 *Adjustments to the comparables must be made for special or creative financing or sales concessions. No adjustments are necessary for costs that are normally paid by sellers as a result of tradition or law in a market area; these costs are readily identifiable because the seller pays these costs in virtually all sales transactions. Special or creative financing adjustments can be made to the comparable property by comparisons to financing terms offered by a Always displays Page 390 Appendix B-1: URAR Implementation Guide v1.4 Statement of Assumptions and Limiting Conditions The Statement of Assumptions and Limiting Conditions subsection always displays. third-party institutional lender that is not already involved in the property or transaction. Any adjustment should not be calculated on a mechanical dollar-for-dollar cost of the financing or concession, but the dollar amount of any adjustment should approximate the market’s reaction to the financing or concessions based on the appraiser’s judgment. Page 391 Appendix B-1: URAR Implementation Guide v1.4 Report Field ID Statement of Assumptions and Limiting Conditions Text Display Rules 29.014 The appraiser assumes that the title is good and marketable unless he or she becomes aware of information to the contrary. Always displays 29.015 If the appraiser has included a sketch or floor plan in this appraisal report, it shows the approximate dimensions and is included only to assist the reader in visualizing the property and understanding the appraiser’s determination of its size. Always displays 29.016 The appraiser has relied on data provided by third parties in this appraisal report. Such data may include, but is not limited to, floor plans, flood maps, multiple listing real estate services, tax assessment records, public land records, satellite imagery, virtual street views, property data services, surveys, engineering reports, and property data aggregations. After examination of the data and data sources, the appraiser has used only the data he or she considers reliable. The appraiser assumes there are no material omissions in the data relied upon and makes no guarantees, express or implied, regarding their accuracy. If the source date is prior to the effective date of the appraisal, the appraiser assumes the property characteristics and supporting information have not changed in the interim. Always displays 29.017 The appraiser will not be required to give testimony or appear in court because he or she made an appraisal of the property in question, unless specific arrangements to do so have been made beforehand, or as otherwise required by law. Always displays 29.018 The appraiser has noted in this appraisal report any adverse conditions (such as needed repairs, deterioration, the presence of hazardous wastes, toxic substances, etc.) that the appraiser became aware of during the development of this appraisal. Unless otherwise stated in this appraisal report, the appraiser has no knowledge of any hidden or unapparent physical deficiencies or adverse conditions of the property (such as, but not limited to, needed repairs, deterioration, the presence of hazardous wastes, toxic substances, adverse environmental conditions, etc.) that would make the property less valuable, and assumes that there are no such conditions and makes no guarantees or warranties, express or implied. The appraiser will not be responsible for any such conditions that do exist or for any engineering or testing that might be required to discover whether such conditions exist. Because the appraiser is not an expert in the field of environmental hazards, this appraisal report must not be considered as an environmental assessment of the property. Always displays 29.019 The FHA Appraiser does not guarantee that the Property is free from defects. The appraisal establishes the value of the Property for mortgage insurance purposes only. Display when GovernmentAgencyApp raisalType = "FHA" AND ValuationAssignmentTy pe = "Purchase" OR "Refinance" Certifications Appraiser Certifications The Appraiser Certifications subsection always displays. Page 392 Appendix B-1: URAR Implementation Guide v1.4 Report Field ID Cert # Certifications Text Display Rules Appraiser Certifications Always displays 29.020 The Appraiser certifies and agrees that: Always displays 29.021 1 I have no present or prospective interest in the property that is the subject of this report, or relationship with the present or prospective owners or occupants of the subject property, or other parties involved in this transaction. Always displays 29.022 2 I performed this assignment without bias with respect to the parties involved in this transaction, the property that is the subject of this report, or the demographics of the area where the property is located. Always displays 29.023 3 I am aware of and have complied with all applicable laws and regulations including antidiscrimination laws, rules, and requirements that apply to the appraiser and to the assignment. Always displays 29.024 4 I did not base any part of my appraisal on the actual or perceived race, color, religion, sex (including sexual orientation or gender identity), age (other than as applicable for legally age-restricted communities), marital status, disability, familial status, or national origin of the present or prospective owners or occupants of either the subject property or properties in the area of the subject property or on any other basis prohibited by the Fair Housing Act or the Equal Credit Opportunity Act, or any other basis prohibited by law. Always displays 29.025 5 I stated in this appraisal report my own personal, unbiased, and professional analyses, opinions, and conclusions, which are subject only to the assumptions and limiting conditions in this appraisal report. Always displays 29.026 6 I have, at a minimum, developed and reported this appraisal in accordance with the scope of work requirements stated in this appraisal report. Always displays 29.027 7 I meet the credential requirements for this assignment as of the date of this appraisal report and have knowledge and experience in appraising this type of property in this market area. Always displays 29.028 8 I am aware of, and have access to, the necessary and appropriate public and private data sources, such as multiple listing services, tax assessment records, public land records, and other such data sources for the area in which the property is located. Always displays 29.029 9 I obtained the information, estimates, and opinions furnished by other parties and expressed in this appraisal report from reliable sources that I believe to be true and correct. Always displays 29.030 10 I personally performed an onsite inspection of the interior and exterior areas of the subject property. I reported the readily observable condition of the improvements in factual, specific terms. I identified and reported any known physical deficiencies that could affect the soundness or structural integrity of the property. Display when ValuationReportInspectionCerti ficationType = “InteriorAndExterior” I personally performed an inspection of the exterior areas of the subject property from at least the street. I reported the readily observable condition of the improvements in factual, specific terms. I reported any known physical deficiencies that could affect the soundness or structural integrity of the property. Display when ValuationReportInspectionCerti ficationType = “Exterior” I did not personally perform an onsite inspection of the subject property as part of this appraisal assignment. I reported the condition of the improvements in factual, specific terms, relying on subject property information data sources I considered reliable. I reported any known physical deficiencies that could affect the soundness or structural integrity of the property. Display when ValuationReportInspectionCerti ficationType = “NoPhysicalInspection” Page 393 Appendix B-1: URAR Implementation Guide v1.4 Report Field ID Cert # Certifications Text Display Rules 29.031 11 I performed this appraisal in accordance with the requirements of the Uniform Standards of Professional Appraisal Practice that were adopted and promulgated by the Appraisal Standards Board of The Appraisal Foundation and that were in place at the time this appraisal report was transmitted. Always displays 29.032 12 Using information available in the normal course of business, I researched, verified, analyzed, and reported on any current agreement for sale for the subject property, any offering for sale of the subject property in the twelve months prior to the effective date of this appraisal, and the prior sales of the subject property for a minimum of three years prior to the effective date of this appraisal. Always displays 29.033 13 Using information available in the normal course of business, I researched, verified, analyzed, and reported on the prior sales of the comparable sales for a minimum of one year prior to the date of sale of the comparable sale. Always displays 29.034 14 I based my valuation on the available properties that are most similar to the subject property. Always displays 29.035 15 I have not used comparable sales that were the result of combining a land sale with the contract purchase price of a home that has been built or will be built on the land. Always displays 29.036 16 I have identified the differences between the subject and comparable properties, analyzed the market reaction to those differences, and reflected those differences in the analysis. Always displays 29.037 17 To the extent possible, I verified, from a disinterested source, all information in this report that was provided by parties who have a financial interest in the sale or financing of the subject property. Always displays 29.038 18 I have taken into consideration the factors that have an impact on value with respect to the subject property, and its location, including its proximity to adverse influences in the development of my opinion of market value. I have noted in this appraisal report any adverse conditions (such as, but not limited to, needed repairs, deterioration, the presence of hazardous wastes, toxic substances, adverse environmental conditions, etc.) that I became aware of during the development of this appraisal. I have considered these adverse conditions in my analysis of the property value and have reported on the effect of the conditions on the value and marketability of the subject property. Always displays 29.039 19 I have not knowingly withheld any significant information from this appraisal report and, to the best of my knowledge, all statements and information in this appraisal report are true and correct. Always displays 29.040 20 My employment and/or compensation for performing this appraisal or any future or anticipated appraisals was not conditioned on any agreement or understanding, written or otherwise, that I would report (or present analyses supporting) a predetermined specific value, a predetermined minimum value, a range or direction in value, a value that favors the cause of any party, or the attainment of a specific result or occurrence of a specific subsequent event (such as approval of a pending mortgage loan application). Always displays 29.041 21 I personally prepared all conclusions and opinions about the real estate that were set forth in this appraisal report. No one provided significant real property appraisal assistance. Display when the Assignment section indicates PartyRoleType <> "SignificantRealPropertyApprai salAssistance" for any Contacts Page 394 Appendix B-1: URAR Implementation Guide v1.4 Report Field ID Cert # Certifications Text Display Rules I personally prepared conclusions and opinions about the real estate that were set forth in this appraisal report. [Contact Name(s)] provided significant real property appraisal assistance in the development of this report. I certify that any individual so named is qualified to perform the assistance. Display when the Assignment section indicates PartyRoleType = “SignificantRealPropertyApprai salAssistance" for one or more Contacts 29.042 21 [Contact Name(s)] Display when the Assignment section indicates PartyRoleType = "SignificantRealPropertyApprai salAssistance" For each party: - FirstName and LastName are Required. - Deliver MiddleName or SuffixName when provided. - Separate multiple names with 'and'. 29.043 22 I have not authorized anyone to make a change to any item in this appraisal report; therefore, any change made to this appraisal is unauthorized and I will take no responsibility for it. Always displays 29.044 23 I identified the lender/client in this appraisal report who is the individual, organization, or agent for the organization that ordered and will receive this appraisal report. Always displays 29.045 24 I am aware that any disclosure or distribution of this appraisal report or any of its contents by me or by the lender/client may be subject to certain laws and regulations. Further, I am also subject to the provisions of the Uniform Standards of Professional Appraisal Practice that pertain to disclosure or distribution by me. Always displays Page 395 Appendix B-1: URAR Implementation Guide v1.4 Report Field ID Cert # Certifications Text Display Rules 29.046 25 The lender/client may disclose or distribute this appraisal report to: the borrower; another lender at the request of the borrower; the mortgagee or its successors and assigns; mortgage insurers; government sponsored enterprises; other secondary market participants; data collection or reporting services; professional appraisal organizations; any department, agency, or instrumentality of the United States; and any state, the District of Columbia, or other jurisdictions. Any of the foregoing persons or entities who receive this appraisal report may choose to store, copy, reproduce, analyze, use and distribute the data in the appraisal report for internal or external purposes without having to obtain the appraiser's or supervisory appraiser's (if applicable) consent. Consent must be obtained before this appraisal report may be disclosed or distributed to any other party (including, but not limited to, the public through advertising, public relations, news, sales, or other media). A person or entity who receives a copy of an appraisal report does not become an intended user, unless the appraiser identifies such person as an intended user. The appraiser and supervisory appraiser (if applicable) shall have no liability for any use of this appraisal report not related to the mortgage finance transaction and related activities for which this appraisal report was prepared. Always displays 29.047 26 The borrower, another lender at the request of the borrower, the mortgagee or its successors and assigns, mortgage insurers, government sponsored enterprises, and other secondary market participants may choose to rely on this appraisal report as part of any mortgage finance transaction that involves any one or more of these parties. A person or entity who receives a copy of an appraisal report does not become an intended user, unless the appraiser identifies such person as an intended user. The appraiser and supervisory appraiser (if applicable) shall have no liability for any use of this appraisal report not related to the mortgage finance transaction and related activities for which this appraisal report was prepared. Always displays 29.048 27 If this report was transmitted as an “electronic record” containing my “electronic signature,” as those terms are defined in applicable federal and/or state laws (excluding audio and video recordings), or a facsimile transmission of this report containing a copy or representation of my signature, I agree that my electronic signature has the same force and effect as my manual handwritten signature, and that the report is enforceable and valid as a paper version of this report would be if delivered containing my manual handwritten signature. Always displays 29.049 28 Any intentional or negligent misrepresentation(s) contained in this appraisal report may result in civil liability and/or criminal penalties including, but not limited to, fine or imprisonment or both under the provisions of Title 18, United States Code, Section 1001, et seq., or similar state laws. Always displays 29.050 29 I have not performed any service regarding the subject property within the three years preceding the agreement to perform this assignment. Display when AppraiserPriorServicesPerform edIndicator = "false" I have performed services regarding the subject property within the three years preceding the agreement to perform this assignment. Display when AppraiserPriorServicesPerform edIndicator = "true" Description of Prior Services - AppraiserPriorServicesPerformedDescription (UID: 2200.0016, FID: 29.051) is required when AppraiserPriorServicesPerformedIndicator = "true". This must be delivered in the XML if it exists. Page 396 Appendix B-1: URAR Implementation Guide v1.4 When Additional Appraiser Certifications – AppraiserAdditionalCertificationIndicator (UID: 2200.0034, FID: Not on report) • “true” o Display sub-header: Additional Appraiser Certifications (FID: 29.052) o Display in italics below sub-header: Additional Appraiser Certifications cannot be contrary to the original Appraiser Certifications. o Deliver ValuationAdditionalCertificationIncludedByType = “Appraiser” o Display the text from ValuationAdditionalCertificationText (UID: 2200.0013, FID: 29.053) and deliver in XML. ▪ Additional certifications are numbered starting at 1. • “false” o Do not display Supervisory Appraiser Certifications Report Field ID Cert # Certifications Text Display Rules 29.054 Supervisory Appraiser Certifications Display when PartyRoleType = "AppraiserSupervisor" 29.055 The Supervisory Appraiser certifies and agrees that: 29.056 1 I have no present or prospective interest in the property that is the subject of this report, or relationship with the present or prospective owners or occupants of the subject property, or other parties involved in this transaction. 29.057 2 I performed this assignment without bias with respect to the parties involved in this transaction, the property that is the subject of this report, or the demographics of the area where the property is located. Page 397 Appendix B-1: URAR Implementation Guide v1.4 Report Field ID Cert # Certifications Text Display Rules 29.058 3 I am aware of and have complied with all applicable laws and regulations including antidiscrimination laws, rules, and requirements that apply to the appraiser and to the assignment. 29.059 4 I directly supervised the appraiser for this appraisal assignment, have read the appraisal report, and agree with the appraiser’s analyses, opinions, statements, conclusions, and the appraiser’s certification. 29.060 5 The assignment information regarding the scope of inspection by the Supervisory Appraiser is correct. 29.071 6 I accept full responsibility for the contents of this appraisal report including, but not limited to, the appraiser’s analyses, opinions, statements, conclusions, and the appraiser’s certification. 29.072 7 The appraiser identified in this appraisal report is either a subcontractor or an employee of the supervisory appraiser (or the appraisal firm), is qualified to perform this appraisal, and is acceptable to perform this appraisal under the applicable law. 29.073 8 This appraisal report complies with the Uniform Standards of Professional Appraisal Practice that were adopted and promulgated by the Appraisal Standards Board of The Appraisal Foundation and that were in place at the time this appraisal report was transmitted. 29.074 9 If this report was transmitted as an “electronic record” containing my “electronic signature,” as those terms are defined in applicable federal and/or state laws (excluding audio and video recordings), or a facsimile transmission of this report containing a copy or representation of my signature, I agree that my electronic signature has the same force and effect as my manual handwritten signature, and that the report is enforceable and valid as a paper version of this report would be if delivered containing my manual handwritten signature. When PartyRoleType = AppraiserSupervisor (UID: 2200.0085, FID: Not on report), AppraiserSupervisorAdditionalCertificationIndicator (UID: 2200.0035, FID: Not on report) must always be “true” to acknowledge Prior Services by the Supervisory Appraiser. • Display sub-header: Additional Supervisory Appraiser Certifications (FID: 29.061) • Display in italics below sub-header: Additional Supervisory Appraiser Certifications cannot be contrary to the original Supervisory Appraiser Certifications. • Deliver ValuationAdditionalCertificationIncludedByType = “AppraiserSupervisor” • Acknowledgement of Prior Services displays as Additional Supervisory Appraiser Certification • Display the text from ValuationAdditionalCertificationText (UID: 2200.0013, FID: 29.062) and deliver in XML. o Additional certifications are numbered starting at 1. Page 398 Appendix B-1: URAR Implementation Guide v1.4 Signature The Signature subsection always displays. There can be multiple signatures on the report. Every valuation report must contain a PartyRoleType = "Appraiser" and/or "AppraiserSupervisor". Signature Report Field ID Report Label Unique ID MISMO Data Point Name Display Rules 29.063 [Role] 2400.0056 PartyRoleType When PartyRoleType = "Appraiser" or "AppraiserSupervisor" display “Appraiser” first and, when applicable, “Supervisory Appraiser” below the appraiser (Figure 29 - 1) 29.065 [Contact name(s)] 2400.0041 2400.0042 2400.0043 2400.0044 FirstName LastName MiddleName SuffixName FirstName and LastName always display. MiddleName and SuffixName display when provided. 29.066 Date of Signature and Report 2200.0002 ExecutionDate When PartyRoleType = "Appraiser" OR "AppraiserSupervisor" 29.067 Level 2400.0051 AppraiserLicenseType When PartyRoleType = "Appraiser" OR "AppraiserSupervisor" 29.068 ID 2400.0054 LicenseIdentifier When PartyRoleType = "Appraiser" OR "AppraiserSupervisor" AND AppraiserLicenseType <> "None" 29.069 State 2400.0055 LicenseIssuingAuthorityStateCode When PartyRoleType = "Appraiser" OR "AppraiserSupervisor" AND AppraiserLicenseType <> "None" 29.070 Expires 2400.0053 LicenseExpirationDate When PartyRoleType = "Appraiser" OR "AppraiserSupervisor" AND AppraiserLicenseType <> "None" Page 399 Appendix B-1: URAR Implementation Guide v1.4 Figure 29 - 1 Certifications – Arcrole Relationships Arcrole relationships, establishes "relationships" or linkages in the XML data file that may be visually obvious on the URAR Report. In the XML data, specific instances of data points or containers must be connected to properly represent the information. • Containers or datapoints to be linked are identified using "xlink:label.” • The RELATIONSHIP container holds the xlink:arcrole, xlink:from, and xlink:to attributes that describe the data relationships. SIGNATORY to ROLE - Provide the relationship that joins the SIGNATORY container to the PARTY container representing the appraiser or supervisory appraiser. One RELATIONSHIP container is required for each PARTY that has signed the valuation report. Appraiser Unique ID Parent Container MISMO Attribute Name Supported Attribute Enumerations 1400.0342 RELATIONSHIP @xlink:arcrole urn:fdc:mismo.org:2009:residential/SIGNATORY_IsAssociatedWith_ROLE 1400.0343 RELATIONSHIP @xlink:from SIGNATORY_n 1400.0344 RELATIONSHIP @xlink:to ROLE_n 2200.0001 SIGNATORY @xlink:label SIGNATORY_n 2400.0045 ROLE @xlink:label ROLE_n Page 400 Appendix B-1: URAR Implementation Guide v1.4 Supervisory Appraiser Unique ID Parent Container MISMO Attribute Name Supported Attribute Enumerations 2200.0092 RELATIONSHIP @xlink:arcrole urn:fdc:mismo.org:2009:residential/SIGNATORY_IsAssociatedWith_ROLE 2200.0093 RELATIONSHIP @xlink:from SIGNATORY_n 2200.0094 RELATIONSHIP @xlink:to ROLE_n 2200.0153 SIGNATORY @xlink:label SIGNATORY_n 2200.0079 ROLE @xlink:label ROLE_n Every party that signs the report is represented in the data using an arcrole. The Appraiser and Appraiser Supervisor signatures displayed in Figure 29 - 1, are represented in the sample XML to illustrate how the data is delivered. Page 401 Appendix B-1: URAR Implementation Guide v1.4
Operationalizing UAD 3.6 / URAR Appendix B-1 — Implementation Guide v1.4 (GSE Uniform Mortgage Data Program)
This is verbatim, source-snapshotted regulator text from the Claude for Compliance open corpus. To turn a rule like this into compliance work product: gap-analyze your policies and procedures (P&Ps) against these requirements to surface stale, conflicting, or missing provisions; operationalize any change with a ready-to-run update kit; and produce audit-ready evidence — every step grounded only in the regulator’s own words, never invented.
To work from the whole rulebook rather than this one page: download the corpus — every register on this site, verbatim, each with its source snapshot and effective date — then follow the methodology. It asks your assistant to answer only from the downloaded text, cite the register id and effective date it used, and tell you when the corpus does not cover something instead of filling the gap from memory. Running it locally also means no one sees which regulations you are looking at.
Source of record: https://claudeforcompliance.com/regs/uad-3-6-implementation-guide/
· register uad-3-6-implementation-guide · Claude for Compliance. Free to read and download;
see regulatory updates and methodology.