UAD 3.6 / URAR Appendix F-1 — Reference Guide v1.4 (GSE Uniform Mortgage Data Program)

UAD 3.6 / URAR Appendix F-1 — Reference Guide v1.4 (GSE Uniform Mortgage Data Program)

Effective 2026-11-02 · publisher's stamp for this provision

This document relates to the Uniform Mortgage Data Program®, an effort undertaken jointly by Freddie Mac and Fannie Mae at the direction of the Federal Housing Finance Agency. © 2026 Fannie Mae and Freddie Mac. Trademarks of the respective owners. Uniform Appraisal Dataset (UAD) Specification Issued by Fannie Mae and Freddie Mac Appendix F-1: URAR Reference Guide Document Version 1.4 March 10, 2026 . Uniform Appraisal Dataset Revision History Appendix F-1: URAR Reference Guide Page 2 of 378 Version 1.4 Revision History This chapter shows revisions to this document since its initial publication on March 29, 2023. Version 1.4 (Published March 10, 2026) Version 1.4 (Published March 10, 2026) Reference Guide Chapter Change # Revision Description Various 2026-007 Clarified that when Roof Observable is Yes, it does not display (8.033, 22.08.12, 22.08.26). 2026-017 Updated the image caption requirement for the following to align with Appendix A-1: • Report Field IDs: 4.017, 4.025, 4.032, 4.034, 4.039, 4.059, 4.063, 4.022, 8.014, 8.048, 10.033, 18.012, 18.014, 25.052, 9.022, 9.023, 10.032, 12.004, 17.017, 9.003. • Subsections: Dwelling Exterior Exhibits, Dwelling Exterior: Noncontinuous Finished Area, Assignment Information Exhibits, Disaster Mitigation Exhibits, Energy Efficient and Green Features Exhibits, Cost Approach Exhibits, Reconciliation Exhibits, Supplemental Information Exhibits. • Overview: Key Concepts – Photos and Images: ‘Is there an Additional Caption’ column in Identifying and Describing Photos and Images 2026-043 • Removed the Note regarding Site Condos (3.015, 1.020, 4.006). • Removed the reference to the previously cited Site Condo example under the ‘Land with Dwelling’ enumeration of APN Description. 2026-055 Updated the examples included in the ‘Definition / Additional Guidance’ column for Floor Number (10.018, 22.07.03, 22.07.20, 23.03.07, 23.03.31). 2026-002 Updated the allowable values for Data Source (4.110, 10.009, 18.005, 19.001, 21.001, 21.011, 21.005, 21.011, 22.01.18, 23.02.04, 24.010, 25.045) to align with Appendix A-1. Overview 2026-002 Updated the Report Field IDs in Defects, Damages, Deficiencies to exclude references to the static text fields. 03 Subject Property 2026-004 Clarified the definition of Attached properties in Attachment Type (3.004). 2026-002 Clarified that the Ownership Rights gray bar displays when the property is not in a cooperative, to align with Appendix B-1. 04 Site 2026-044 Clarified the definitions for the allowable values of Access Depth (4.037). 2026-046 Clarified the ‘Definition / Additional Guidance’ column for Broadband Internet Available (4.067). 2026-002 Updated the ‘When to Include’ column for Comment (4.029) in Information for each Site Influence. 08 Dwelling Exterior 2026-010 Updated the ‘When to Include’ column for Remaining Economic Life (8.018) and Commentary on Remaining Economic Life (8.020) as requested by FHA. 10 Unit Interior 2026-002 Clarified the ‘Definition / Additional Guidance’ column for Ceiling Height (10.045). 12 Outbuilding 2026-008 Added statement to reference published guidelines when determining whether an outbuilding is considered real property. 2026-047 Updated the snippet under Detail subsection to align with Appendix C-1. 12 Vehicle Storage 2026-056 Updated the ‘When to Include’ column for Vehicle Storage Defects Exist (13.004) in Apparent Defects, Damages, Deficiencies (Vehicle Storage) to align with Appendix A-1. 18 Project Information 2026-011 Added ‘Television or Internet Services’ to Common Amenities / Services (18.012) to align with Appendix A-1. 2026-002 Clarified the ‘Definition / Additional Guidance’ column for Mandatory Monthly Fees (18.011). 19 Subject Listing Information 2026-006 Clarified the calculation for Days on Market (19.007). 22 Sales Comparison Approach 2026-051 Clarified the ‘When to Include for each Comparable’ and ‘Definition / Additional Guidance’ columns for Outbuilding Considered Real Property (12.002). 2026-063 Updated the ‘Report Label’, ‘When Row Displays’, and ‘When to Include for each Comparable’ columns for Transfer Terms (22.01.24), Site Influence (Location) (22.03.13, 22.03.42), Property Rights Appraised (22.01.09, 22.01.39), Construction Method (22.05.09, 22.05.35), Manufactured Home Width (22.05.10, 22.05.37), Floor Number (22.07.03, 22.07.20), Unfinished Area Below Grade (22.07.13, 22.07.40), Finished Area Below Grade (Nonstandard) (22.07.12, 22.07.38), Unfinished Area Above Grade (22.07.10, 22.07.34), Finished Area Above Grade (Nonstandard) (22.07.09, 22.07.32), and Contract Price (22.01.22, 22.01.04, 22.15.06, 22.15.03, 22.15.06). 2026-064 Updated the ‘When to Include for each Comparable’ column for Financing Type (22.01.26). 2026-063 Updated the ‘When Row Displays’ and ‘Definition / Additional Guidance’ columns for Site Size (22.03.02, 22.03.20). Uniform Appraisal Dataset Revision History Appendix F-1: URAR Reference Guide Page 3 of 378 Version 1.4 Version 1.4 (Published March 10, 2026) Reference Guide Chapter Change # Revision Description 23 Rental Information 2026-027 Updated the snippet in Cells Displaying a Dash to align with Appendix C-1. 25 Cost Approach 2026-033 Updated the allowable values and added a note in the ‘Definition / Additional Guidance’ column for Cost Service Quality Rating (25.053) to align with Appendix A-1. 2026-020 Clarified the rounding for Area Type Cost (25.008, 25.027), Physical Depreciation (25.011, 25.029), Functional Depreciation (25.013, 25.031), and External Depreciation (25.015, 25.033) to align with Appendix A-1. 2026-053 Updated the ‘When to Include’ column for Cost Approach Commentary (25.057) to align with Appendix A-1. 2026-057 Updated the Report Field ID for Manufactured Home Delivery, Installation, and Setup to align with Appendix C-1. 29 Certifications and Scope of Work 2026-045 Clarified the requirement for reporting prior services performed by the Supervisory Appraiser under Notes in Additional Supervisory Appraiser Certifications (29.061, 29.062). Appendix 3: Reporting of Square Footage 2026-002 Renamed the section from Appendix 3: ANSI Examples to Appendix 3: Reporting of Square Footage and the associated subsections. Updated the snippets in Example 3A. Version 1.3 (Published June 10, 2025) Version 1.3 (Published June 10, 2025) Reference Guide Chapter Change # Revision Description Various 2025-030 Clarifications to align with ANSI, including reporting ANSI Declarations and nonstandard area. • Clarified the ‘Definition / Additional Guidance’ column for Measurement Standard (7.001) and Sketch Commentary (7.003). • Clarified definitions for Above Grade Finished Area (Nonstandard) (10.004) and Below Grade Finished Area (Nonstandard) (10.007) to include areas accessed through unfinished areas. • Added Examples 2 and 3: Areas Without Direct Interior Access for reporting below grade areas without interior access from a unit. 2025-031 Clarified that Condition Status is only applicable for some features in Dwelling Exterior and Unit Interior. • Updated guidance on Condition Status for Recommended Action in Dwelling Exterior (8.060) and Unit Interior (10.060). • Removed reference to Condition Status for Recommended Action in Site (4.104) and Outbuilding (12.024). 2025-032 Updated the definition of Noncontinuous Finished Area to include above grade areas only. • Clarified that noncontinuous finished area is not included in the Area Breakdown for Unit Interior. • Clarified definition of Total Gross Building Finished Area for Property (22.05.04, 22.05.25, 24.003). • Removed reference to nonstandard finished area from Noncontinuous Finished Area (22.05.05, 22.05.27). • Clarified that noncontinuous finished area is reported in the Dwelling(s) subsection and not in Unit(s) (22.07.09, 22.07.32, 22.07.10, 22.07.34). • Updated definition in Appendix 1: Glossary. 2025-037 Changed references to “basement” to “below grade area” where applicable, to align with ANSI. • Updated the ‘Definition / Additional Guidance’ column (8.012, 10.017, 13.003, 22.05.04-22.05.25, 24.003-24.014). • Updated the definition for Cellar Door in Below Grade Exterior Access. • Updated text in Appendix 3: Reporting of Square Footage and Appendix 4: Detached Garage Examples. 2025-046 Updated the ‘When to Include for each Comparable’ and ‘Definition / Additional Guidance’ columns to clarify that if a comparable data source has an identifier, it must be reported on the URAR (4.110, 22.01.18, 23.02.04, 24.010, 25.045). Overview 2025-025 Key Concepts - Photos and Images: Clarified that images must be sized properly. 02 Assignment Information 2025-038 Clarified the ‘Definition / Additional Guidance’ column for Property Valuation Method (2.004), including the requirement of the Uniform Property Dataset (UPD) for hybrid appraisals. Also updated the definition of Property Data Report here and in Appendix 1: Glossary 04 Site 2025-047 Updated the ‘Definition / Additional Guidance’ column for Other in the Site Influence table to include Place of Worship as an example. 2025-023 Clarified the ‘Definition / Additional Guidance’ column for Broadband Internet Available (4.067). 2025-033 Corrected the ‘When to Include’ and ‘Definition / Additional Guidance’ columns for Utility Shared (4.072, 4.078, 4.084, 4.090, 4.096) to align with Appendix A-1. Uniform Appraisal Dataset Revision History Appendix F-1: URAR Reference Guide Page 4 of 378 Version 1.4 Version 1.3 (Published June 10, 2025) Reference Guide Chapter Change # Revision Description 08 Dwelling Exterior 2025-035 Clarified the ‘Definition / Additional Guidance’ column for Year Built (8.010). 2025-043 Updated the ‘Definition / Additional Guidance’ column for 3D Technology in the Construction Method table. 2025-024 Updated snippet for Apparent Defects, Damages, Deficiencies (Dwelling Exterior). 09 Manufactured Home 2025-048 Clarified the ‘Definition / Additional Guidance’ column for Manufactured Home Width (9.005) for multi-story single-width homes. 2025-005 Corrected the ‘When to Include’ column for Invoice(s) Appear Reasonable (9.024). 14 Subject Property Amenities 2025-002 Corrected snippet for Amenity Examples in Subject Property Amenities and Sales Comparison Approach to align with sample scenarios and iGuide. 18 Project Information 2025-002 Corrected the ‘When to Include’ column for Project Special Assessment Amount (18.072). 20 Sales Contract 2025-002 Corrected the Report Field ID for Sales Contract Analysis (20.011). 22 Sales Comparison Approach 2025-002 Corrected the ‘Allowable Answers / Format’ column: • Additional Row in the Unit(s) subsection (22.07.14, 22.07.44) • Amenity Type for Outdoor Accessories (22.12.01, 22.12.06) • Amenity Type for Outdoor Living (22.12.02, 22.12.08) • Amenity Type for Water Features (22.12.03, 22.12.10) • Amenity Type for Whole Home (22.12.04, 22.12.12) • Amenity Type for Miscellaneous (22.12.05, 22.12.14) Clarified the ‘Definition / Additional Guidance’ column: • Amenity Count for Whole Home (22.12.04, 22.12.12) 2025-042 Corrected text in Water Frontage with Private Access and corrected the ‘When to Include for each Comparable’ column for Property Has Private Access Rights to the Body of Water to align with Appendix A-1. 24 Income Approach 2025-015 Corrected the Grayed Out Cells snippet for Proximity to Subject less than one mile. 2025-002 Clarified the ‘Definition / Additional Guidance’ column for Gross Monthly Rent (24.007-24.019). 26: Reconciliation 2025-038 Clarified the ‘Definition / Additional Guidance’ column for Effective Date of Appraisal (26.011). 2025-053 Corrected the REO snippet for Examples: Client Requested Conditions to remove Contract Price. 2025-002 Corrected the ‘Definition / Additional Guidance’ column for Reconciliation of Market Value (26.019). 29 Certifications and Scope of Work 2025-036 See Appendix C-1 for all possible Certifications and Scope of Work text that may display. Appendix 3: ANSI Examples 2025-011 Example 1: Corrected the Unit Interior snippet to display Below Grade Exterior Access as Walk Up, and added example of Sales Comparison Approach. Appendix 4: Detached Garage Examples 2025-007 Corrected display of negative dollar amounts for Total Depreciation in Cost Approach (Depreciated Cost - Outbuilding) snippets. Version 1.2 (Published September 17, 2024) Version 1.2 (Published September 17, 2024) Reference Guide Chapter Change # Revision Description Various 2024-034 The metric system is not used for interior measurements. It can only be reported for the following, and has been removed from all other data points. • Site Size (4.000, 4.112, 22.03.02, 22.03.20, 23.03.08, 23.03.32, 25.047) • Parcel Size (4.007) • Water Frontage Total Length (4.031, 22.04.04, 22.04.09) • Distance from Property (4.026) • Proximity to Subject (22.01.19, 23.03.25, 24.011) Updated allowable answers to clarify that only U.S. customary units (e.g., square feet) can be reported for the following: 8.015, 8.016, 8.047, 10.003, 10.004, 10.005, 10.006, 10.007, 10.008, 10.028, 10.032, 12.005, 12.006, 12.011, 12.013, 13.003, 14.004, 22.05.04, 22.05.25, 22.05.05, 22.05.27, 22.05.12, 22.05.41, 22.05.13, 22.05.43, 22.07.08, 22.07.30, Uniform Appraisal Dataset Revision History Appendix F-1: URAR Reference Guide Page 5 of 378 Version 1.4 Version 1.2 (Published September 17, 2024) Reference Guide Chapter Change # Revision Description 22.07.09, 22.07.32, 22.07.10, 22.07.34, 22.07.11, 22.07.36, 22.07.12, 22.07.38, 22.07.13, 22.07.40, 22.13.01, 22.13.05, 22.14.02, 22.14.16, 22.14.03, 22.14.17, 22.14.04, 22.14.18, 22.14.05, 22.14.19, 23.03.13, 23.03.37, 24.003, 24.014, 25.007, 25.025 Overview 2024-002 Key Concepts - Defining the Property: Corrected Report Field ID for Unit is an ADU (10.011). 2024-039 Key Concepts - Impact: Clarified the ‘Definition / Additional Guidance’ column for Neutral impacts. 2024-037 Key Concepts - Photos and Images: Corrected photo requirements for vehicle storage. Header and Footer 2024-028 Updated date in footer to September 2024. 01 Summary 2024-021 Updated allowable answers for Market Value Condition (1.009), the ‘Definition / Additional Guidance’ and ‘Allowable Answers/Format’ columns for Final Value Condition Statement (1.002), and the ‘When to Include’ and ‘Definition / Additional Guidance’ columns for As Is Overall Condition Rating (1.082). 2024-002 Corrected the ‘When Displayed in Summary Section’ column for Subject Site Owned in Common (1.020). 02 Assignment 2024-002 Corrected typo in Lender, Client, and AMC: The client is the party who engages an appraiser. 04 Site 2024-029 Corrected the ‘When to Include’ column for Access to Property Typical for the Market (4.023). 07 Sketch 2024-047 Clarified the ‘Definition / Additional Guidance’ for Measurement Standard (7.001). 10 Unit Interior 2024-008 Corrected the ‘When to Include’ column for Above Grade Finished Area (Nonstandard) (10.004) and Below Grade Finished Area (Nonstandard) (10.007). 2024-042 Clarified that the “Unfinished” row does not display In Level and Room Detail if Unfinished Area of Level is 0 (10.031). 2024-013 Clarified the ‘When to Include’ column for Number of Rooms (10.033). 2024-032 Updated the ‘Definition / Additional Guidance’ column for Accessibility Feature Comment (10.051). 13 Vehicle Storage 2024-037 Corrected photo requirements for Vehicle Storage Type (13.001). 2024-025 Updated the ‘Definition / Additional Guidance’ column for Number of Parking Spaces (13.002) and Vehicle Storage Area (13.003). 14 Subject Property Amenities 2024-045 Clarified that more than one Amenity Feature (14.004) may be selected. 17 Market 2024-024 Deleted Property Value Trend (17.020). 18 Project Information 2024-048 Updated guidance for when there are multiple instances of the same Common Amenity or Service (18.012). 2024-002 Simplified language for when rows display in the Project Factors table. • Developer/Sponsor in Control (18.064) Unit Special Assessments (18.072) 2024-005 Updated guidance for reporting Single Entity Ownership of Multiple Units (18.087) and Single Entity Ownership of Multiple Shares (18.088). 22 Sales Comparison Approach 2024-026 Clarified the meaning of “If Applicable” vs. “If Relevant” rows in How Rows Display in the Sales Comparison Grid. 2024-038 Updated the ‘Definition / Additional Guidance’ column for Contract Date and Sale Date adjustments (22.01.31, 22.01.33). 2024-026 Clarified the ‘When Row Displays’ column for Site Size (22.03.02, 22.03.20). 2024-030 Clarified that the appraiser must provide Gross Building Finished Area (22.05.04) when the subject is a 2- to 4-unit property. 2024-031 Corrected the ‘Origin of Subject Property Information’ column for Efficiency Rating (22.06.03). 2024-045 Clarified that more than one Amenity Feature (22.12.03, 22.12.10) may be selected. 2024-025 Updated the ‘Definition / Additional Guidance’ column for Dedicated Parking Spaces and Vehicle Storage Area (22.13.01, 22.13.05). 23 Rental Information 2024-026 Clarified the meaning of “If Applicable” vs. “If Relevant” rows in How Rows Display in the Rental Comparison Grid. 24 Income Approach 2024-026 Clarified the meaning of “If Applicable” vs. “If Relevant” rows in How Rows Display in the GRM Comparison Grid. 2024-030 Clarified that the appraiser must provide Gross Building Finished Area for the subject property (24.003) if the row is included in the GRM comp grid. 25 Cost Approach 2024-022 Clarified the ‘Definition / Additional Guidance’ column for Cost Service Provider (25.052) to align with UAD Spec. 26 Reconciliation 2024-006 Deleted ‘Relocation’ from Examples: Client Requested Conditions. Uniform Appraisal Dataset Revision History Appendix F-1: URAR Reference Guide Page 6 of 378 Version 1.4 Version 1.2 (Published September 17, 2024) Reference Guide Chapter Change # Revision Description 2024-021 Updated allowable answers for Market Value Condition (26.009), deleted Final Value Condition Description (26.013), and updated the ‘Definition / Additional Guidance’ column for Final Value Condition Statement (26.013). Updated allowable answers for Value Condition (26.014) and updated Examples: Client Requested Conditions. Updated the ‘When to Include’ and ‘Definition / Additional Guidance’ column for As Is Overall Condition Rating (26.071). 27 Revision History 2024-043 Added the Reconsideration of Value subsection (27.003-27.006) and updated Revision History guidance and Examples. Appendix 1: Glossary 2024-021 Updated allowable answers for Market Value Condition. Version 1.1 (Published December 12, 2023) Version 1.1 (Published December 12, 2023) Reference Guide Chapter Change # Revision Description Various 2023-045 Clarified requirements when there is more than one unit (Units Excluding ADUs is more than 1). Overview 2023-007 Corrected the list of legacy appraisal forms being replaced by the URAR. 2023-008 URAR Section Organization: Clarified Unit Interior and Manufactured Home section display. 2023-037 URAR Section Organization and Photos and Images: Corrected typo in the Overall Quality and Condition section name. 2023-014 Document Conventions: Clarified that green rows in Reference Guide tables are applicable only to FHA, VA, or USDA appraisals. 2023-011 2023-047 Example of Field Names in the Reference Guide: Corrected report sample, updated table for Vehicle Storage Attachment Type. 2023-013 2023-019 Photos and Images: Clarified photo requirements for view, encroachments, rooms in ADUs and outbuildings, and water frontage with private access. Header and Footer 2023-061 Updated date in footer to December 2023. 01 Summary 2023-037 Corrected display rules for Market Value Condition (1.009), and updated Report Field ID in Cost to Repair Reporting Options to 1.083. 2023-025 Unit Identifier (1.047, 1.062): Clarified example. 02 Assignment Information 2023-014 Government Agency Appraisal (Not on Report): Corrected display rules. 2023-068 Clarified that only one contact can be the Client (2.010/2.011). 2023-003 Updated Report Label for reference to Supervisory Appraiser Certifications. 2023-015 Corrected Report Label for Exterior Inspection Method (2.021-2.036) and Interior Inspection Method (2.022-2.037). 2023-037 Clarified the ‘Definition / Additional Guidance’ column for ID (2.025, 2.040, 2.050), and corrected references to ASC and the ASC National Registry. 03 Subject Property 2023-058 Updated the ‘Definition / Additional Guidance’ column for Neighborhood Name (3.003). 2023-045 Dwellings Containing Units (3.007): Clarified that format is a number. 04 Site 2023-069 Clarified that commercial space in project buildings is addressed in Project Information. 2023-050 Zoning Compliance (4.034): Updated definition for Legal Nonconforming. 2023-019 4.034: Clarified that photos are required for all water frontage with private access. 2023-013 4.039: Clarified that photos are required for all views that impact value or marketability. 2023-013 4.059: Clarified that photos or images of encroachments are not required. 08 Dwelling Exterior 2023-040 Corrected display rules and added examples for Converted Area (8.012-8.013). 2023-037 Corrected Report Field ID 8.035 to match sample from Appendix C-1. 09 Manufactured Home 2023-063 Added example of a manufactured home that is an ADU (outbuilding). 2023-066 Updated allowable answers for Manufactured Home Width (9.005). 2023-037 Updated sample for manufactured homes that are ADUs to match Appendix C-1. 10 Unit Interior 2023-017 Updated introduction to clarify treatment of detached garages. Uniform Appraisal Dataset Revision History Appendix F-1: URAR Reference Guide Page 7 of 378 Version 1.4 Version 1.1 (Published December 12, 2023) Reference Guide Chapter Change # Revision Description 2023-025 Clarified the ‘Definition / Additional Guidance’ column for Unit Identifier (10.002). 2023-039 Updated requirements for Floor Number (10.018). 2023-069 Clarified that commercial space in project buildings is addressed in Project Information. 2023-063 Added example for Non-Residential Use and Live/Work Space in Unit (10.026-10.028) 2023-037 Clarified that the rooms in the Kitchen and Bathroom Detail table (10.037) redisplay from the Level and Room Detail table. 2023-016 Corrected the ‘When to Include’ column for Time Frame (10.039). 12 Outbuilding 2023-037 Updated introduction to use the term “structure” instead of “improvement”, and corrected introduction to Mechanical System Details For Outbuilding Containing ADU(s). 12 Outbuilding (Continued) 2023-017 2023-059 Outbuilding Type: Removed Detached Garage, added ADU/Garage, updated definition for Barn and Standalone ADU, and expanded guidance for when Other is used. (12.001). 2023-012 Included static text above the table in the Apparent Defects, Damages, Deficiencies example. 2023-063 Added example of a manufactured home that is not real property. 13 Vehicle Storage 2023-017 Updated introduction to clarify treatment of detached garages. 2023-037 Corrected typo in allowable answers for Parking Space Assignment Type (13.002). 2023-047 Added images to clarify definitions for Vehicle Storage Attachment Type (13.003). Removed Other as an allowable answer. 14 Subject Property Amenities 2023-037 Corrected typo in the ‘Definition / Additional Guidance’ column for Recommended Action (14.010). 17 Market 2023-001 Removed the “Under Review” watermark. 2023-031 Deleted Property Conforms to Surrounding Area (17.000), Property Nonconforming Reason (17.001), and Description (17.002). Changed Report Label for 17.003 to Market Area Boundary, and updated definitions and additional guidance throughout the Market section accordingly. Updated ‘Definition/Additional Guidance’ for Property Value Trend (17.019). 2023-037 Corrected Report Field IDs 17.017-17.024 to match sample from Appendix C-1. 18 Project Information 2023-064 Clarified ‘Definition/Additional Guidance’ for Units Sold (18.007), Units for Sale (18.008), and Units Rented (18.009). 2023-037 Added sample showing Report Field IDs for Project Blanket Financing (18.028-18.063) 2023-018 Clarified additional cases when “None” displays in the Project Factors table (18.069, 18.073). 22 Sales Comparison Approach 2023-038 Clarified that Number of ADUs on Property (Not on Report) is required for sales comparables. 2023-006 Clarified that Units in Structure (Not on Report) is required for sales comparables for dwellings and outbuildings. 2023-025 Clarified requirements for Unit Identifier (22.07.01, 22.07.17, 22.09.02, 22.09.18). 2023-039 Updated requirements for Floor Number (22.07.03, 22.07.20). 2023-045 Dwellings Containing Units (Not on Report): Clarified that format is a number. 2023-032 Removed Other as an allowable answer for Vehicle Storage Attachment Type (22.13.01, 22.13.05) 2023-037 Corrected typo in the Outbuilding subsection name. 2023-017 Standalone ADUs and ADU/Garages do not display in the Outbuilding subsection. Clarified display rules for Outbuilding rows, and redisplay of Outbuilding Type for subject and comps. 23 Rental Information 2023-037 Corrected typo in Notes for Include Unit in Rent Schedule 2023-020 Corrected the ‘When to Include’ column for Utilities / Services Included (23.01.09) and Furnished (23.01.10). 2023-028 Clarified that Structure Type (Not on Report) is required for each rental comparable unit. 2023-039 Updated requirements for Floor Number (23.03.07, 23.03.31). 2023-059 Comparable Weight: Clarified definition for No Weight in the rental grid (23.03.48). 25 Cost Approach 2023-017 Area Type for outbuilding (25.024): Deleted Attached Garage and Built-in Garage, added Garage. Uniform Appraisal Dataset Revision History Appendix F-1: URAR Reference Guide Page 8 of 378 Version 1.4 Version 1.1 (Published December 12, 2023) Reference Guide Chapter Change # Revision Description 2023-021 Changed the ‘When to Include’ column for Cost Service Quality Rating (25.053). 26 Reconciliation 2023-062 Clarified that if Market Value Condition (26.009) is As Is, no other conditions can be applied. 2023-037 Corrected typo for Cost to Repair Reporting Method (Itemized). 29 Certifications and Scope of Work 2023-003 Appraiser Cert 21: Clarified 29.041 and 29.042 to be Contact Name(s). Use Additional Supervisory Appraiser Certifications (29.062) to report prior services. 2023-037 Corrected references to ASC and the ASC National Registry. Appendix 1: Glossary 2023-034 2023-059 Updated definitions for Accessory Dwelling Unit (ADU), and Wear and Tear. Appendix 4: Detached Garage Examples 2023-017 New appendix showing examples of detached garages and how they are reported in the URAR. Uniform Appraisal Dataset Table of Contents Appendix F-1: URAR Reference Guide Page 9 of 378 Version 1.4 Table of Contents Revision History ...................................................................................................................................................................................... 2 Table of Contents .................................................................................................................................................................................... 9 Introduction.......................................................................................................................................................................................... 10 Overview .............................................................................................................................................................................................. 11 Header and Footer ................................................................................................................................................................................ 25 01 Summary.......................................................................................................................................................................................... 26 02 Assignment Information ................................................................................................................................................................... 34 03 Subject Property .............................................................................................................................................................................. 47 04 Site .................................................................................................................................................................................................. 56 05 Disaster Mitigation ........................................................................................................................................................................... 86 06 Energy Efficient and Green Features ................................................................................................................................................. 88 07 Sketch .............................................................................................................................................................................................. 92 08 Dwelling Exterior .............................................................................................................................................................................. 93 09 Manufactured Home ...................................................................................................................................................................... 117 10 Unit Interior ................................................................................................................................................................................... 126 11 Functional Obsolescence ................................................................................................................................................................ 149 12 Outbuilding .................................................................................................................................................................................... 151 13 Vehicle Storage .............................................................................................................................................................................. 162 14 Subject Property Amenities ............................................................................................................................................................ 167 15 Overall Quality and Condition ........................................................................................................................................................ 173 16 Highest and Best Use ...................................................................................................................................................................... 176 17 Market ........................................................................................................................................................................................... 178 18 Project Information ........................................................................................................................................................................ 183 19 Subject Listing Information ............................................................................................................................................................ 202 20 Sales Contract ................................................................................................................................................................................ 205 21 Prior Sale and Transfer History ....................................................................................................................................................... 208 22 Sales Comparison Approach ........................................................................................................................................................... 214 23 Rental Information ......................................................................................................................................................................... 283 24 Income Approach ........................................................................................................................................................................... 305 25 Cost Approach ................................................................................................................................................................................ 314 26 Reconciliation ................................................................................................................................................................................ 326 27 Revision History ............................................................................................................................................................................. 338 28 Supplemental Information ............................................................................................................................................................. 341 29 Certifications and Scope of Work ................................................................................................................................................... 342 Appendix 1: Glossary .......................................................................................................................................................................... 349 Appendix 2: Condition and Quality Rating Definitions ......................................................................................................................... 351 Appendix 3: Reporting of Square Footage ........................................................................................................................................... 354 Appendix 4: Detached Garage Examples ............................................................................................................................................. 365 Uniform Appraisal Dataset Introduction Appendix F-1: URAR Reference Guide Page 10 of 378 Version 1.4 Introduction The Uniform Appraisal Dataset (UAD) is a standardized industry dataset for appraisal information that is transmitted electronically through the Uniform Collateral Data Portal® (UCDP®). At the direction of the Federal Housing Finance Agency (FHFA), Fannie Mae and Freddie Mac (the government-sponsored enterprises or GSEs) jointly developed the first UAD in 2010 using the Mortgage Industry Standards Maintenance Organization (MISMO®) Reference Model 2.6, providing consistent data standards for the loans the GSEs purchase. The dataset is being updated to reflect changes to the appraisal industry, address future appraisal needs, and facilitate ongoing digitization in the appraisal process and the mortgage industry. In the legacy UAD, standardized data was the key to evaluating risk at a macro level. The new dataset will build on this advancement by: • Creating consistent enumerated fields. • Keeping the related data together in each section for an easy-to-read report. • Reducing subjectivity to enhance impartiality through discrete data versus free-form text. • Having conditionality drive what sections appear on the final output, eliminating the need for multiple forms to support different property and assignment types. The updated UAD will help the appraiser more accurately report the characteristics of the subject property and comparables, be more scalable and flexible than the legacy forms, help appraisers comply with the Uniform Standards of Professional Appraisal Practice (USPAP), and better define the Scope of Work. In addition, appraisal data is currently submitted to the GSEs using the MISMO Reference Model 2.6, which is outdated and no longer supported by MISMO. As part of this update, the UAD will conform to the latest MISMO Reference Model (3.6). Uniform Appraisal Dataset Overview Appendix F-1: URAR Reference Guide Page 11 of 378 Version 1.4 Overview The primary purpose of Appendix F-1: URAR Reference Guide is to provide guidance on how to enter information and how the data will be displayed in the Uniform Residential Appraisal Report (URAR). The URAR is a dynamic report, output as a PDF document, that replaces the following legacy forms: Legacy Appraisal Form Name Fannie Mae Form Freddie Mac Form Uniform Residential Appraisal Report 1004 70 Uniform Residential Appraisal Report (Desktop) 1004 Desktop 70D Uniform Residential Appraisal Report (Hybrid) 1004 Hybrid 70H Individual Condominium Unit Appraisal Report 1073 465 Individual Condominium Unit Appraisal Report (Desktop) 1073 Desktop 465D Individual Condominium Unit Appraisal Report (Hybrid) 1073 Hybrid 465H Exterior-Only Inspection Individual Condominium Unit Appraisal Report 1075 466 Exterior-Only Inspection Residential Appraisal Report 2055 2055 Manufactured Home Appraisal Report 1004C 70B Individual Cooperative Interest Appraisal Report 2090 - Exterior-Only Individual Cooperative Interest Appraisal Report 2095 - Small Residential Income Property Appraisal Report 1025 72 Single Family Comparable Rent Schedule 1007 1000 URAR Section Organization The URAR is a dynamic report with sections (black tabs) that vary based on information provided in the appraisal. This table shows the sections of the URAR and when they display or repeat. For more information about a section, reference the appropriate chapter in this document. URAR Section Organization Section # Section Name (Black Tab) Always Displays When Section Displays When Section Displays Multiple Times 1 Summary √ 2 Assignment Information √ 3 Subject Property √ 4 Site √ 5 Disaster Mitigation When there are disaster mitigation features 6 Energy Efficient and Green Features When there are known renewable energy components, building certifications, or efficiency ratings 7 Sketch √ 8 Dwelling Exterior √ For properties with multiple dwellings, the section repeats for each dwelling. 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. Uniform Appraisal Dataset Overview Appendix F-1: URAR Reference Guide Page 12 of 378 Version 1.4 URAR Section Organization Section # Section Name (Black Tab) Always Displays When Section Displays When Section Displays Multiple Times 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 more than one unit, or properties with ADU(s), the section repeats for each unit or ADU. 11 Functional Obsolescence √ 12 Outbuilding When there is an outbuilding on the property For properties with multiple outbuildings, the section repeats for each outbuilding. 13 Vehicle Storage √ 14 Subject Property Amenities √ 15 Overall Quality and Condition √ 16 Highest and Best Use √ 17 Market √ 18 Project Information When the property is in a project (condominium, condop, cooperative) or in a PUD 19 Subject Listing Information √ 20 Sales Contract When there is an active sales contract 21 Prior Sale and Transfer History √ 22 Sales Comparison Approach When applicable Note: Although the majority of appraisals include the Sales Comparison Approach, there are cases where this section would not be included. 23 Rental Information When applicable 24 Income Approach When applicable 25 Cost Approach When applicable 26 Reconciliation √ 27 Revision History When applicable 28 Supplemental Information When applicable 29 Certifications and Scope of Work, which includes the Certifications black tab √ Table Column Headings In this document, tables are used to define the fields in the URAR. Column headings are as follows: • Report Field ID: A red number identifying the specific location of the field on the URAR. • Report Label: The name of the field as shown on the URAR. • When to Include: The conditionality for when the information is required, expressed in business terms. o Examples: Always required, Required if there is more than one unit, If relevant, If applicable, If available o Note: When information is required is not always the same as when it displays. • Allowable Answers / Format o Examples: Yes | No, Free-form, Number, Choose allowable answer(s) from a list or table Uniform Appraisal Dataset Overview Appendix F-1: URAR Reference Guide Page 13 of 378 Version 1.4 • Definition / Additional Guidance: The definition in business terms, including notes and examples, a list of allowable answers, and additional guidance. o Note: Allowable answers with complex definitions are in a separate table. The Summary and Reconciliation sections redisplay information from other sections and therefore have additional columns: • When Displayed in Summary Section o Examples: Always displays, If applicable, When there are property restrictions • Origin of Information (Section): The section, Field Name, and Report Field ID from which the Summary or Reconciliation information populates The grids in Sales Comparison Approach, Rental Information, and Income Approach have additional columns. • When Row Displays o Examples: Always, If relevant, If applicable, Required if New Construction for the subject property is Yes o Note: When a row displays is not always the same as when subject or comparable information is required. • When to Include for each Comparable: When the information is required for each comparable. • Origin of Subject Property Information: The section, Field Name, and Report Field ID for subject property information that populates the grid, or an indication that the information does not populate from other sections and that the appraiser must enter information for the subject property. • Adjustable Row: Whether or not the row is adjustable. Document Conventions The following fonts and colors are used in this document: • Section names (black tabs) and subsections (gray bars, tables, or groupings of related information) are bold. • Report Field ID: A red number identifies the specific location of the field on the URAR. o The number starts with the section number, as shown in URAR Section Organization. For example, fields displaying in the Subject Property section start with 3. o Not on Report indicates that the information is included in the data but does not display. o Specific Report Field IDs for photos and images are not indicated in the Reference Guide. Refer to the iGuide or UAD Spec for more information. • Green rows in tables in the Reference Guide represent information that is applicable only to FHA, VA, or USDA appraisals. • Field Names in the Reference Guide use business terminology and are in italics. o Field Names provide additional clarity to the Report Label, and express conditionality (“When to include”) in business terms. o Field Names in the Reference Guide are similar to, but not the same as, the MISMO Data Point Name in the iGuide and UAD Spec. Uniform Appraisal Dataset Overview Appendix F-1: URAR Reference Guide Page 14 of 378 Version 1.4 Example of Field Names in the Reference Guide In this example, the Report Label “Detail” includes these field names, depending on Vehicle Storage Type. • For the Driveway: o Driveway Surface Material is Asphalt • For the Garage: o Vehicle Storage Attachment Type is Attached o Vehicle Storage Area is 626 sq. ft. Vehicle Storage – Information for each Vehicle Storage Type Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 13.003 Detail Required if Vehicle Storage Type is Carport or Garage Choose an allowable answer from table (Vehicle Storage Attachment Type) Vehicle Storage Attachment Type: The way in which the indicated vehicle storage is attached to the dwelling. • Attached • Built-in (including below grade garages) • Detached 13.003 Detail Required if Vehicle Storage Type is Carport or Garage Number of square feet Vehicle Storage Area Note: For detached garages that include other uses (ADUs or additional areas), only report area that is specific to the vehicle storage. 13.003 Detail Required if Vehicle Storage Type is Driveway or Shared Driveway Choose an allowable answer from the Definition / Additional Guidance column Driveway Surface Material: The predominant driveway surface material. • Asphalt • Brick • Concrete • Cobblestone • Dirt • Gravel • Other (Describe) Key Concepts Defining the Property Using the new UAD, data - not a form number - drives the property type. The property type is determined using characteristics of the property, which provides flexibility and removes the conflict between atypical properties and a form number. This chapter provides a summary of the key data points that determine property type. Reference the indicated Report Field ID for more information. Uniform Appraisal Dataset Overview Appendix F-1: URAR Reference Guide Page 15 of 378 Version 1.4 Units and ADUs Defining the Property (Units and ADUs) Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 3.005 Units Excluding ADUs Always required Number Number of separate living units on the subject property, not counting any ADUs. ADUs are entered in a separate field (3.006) but are considered in the overall unit count. Examples: • A single-family property (with or without an ADU) is reported as 1 unit in this field. • A three-unit property (with or without an ADU) is reported as 3 units in this field. 3.006 Accessory Dwelling Units Always required Number Number of ADUs on Subject Property Notes: • Enter zero (0) if there are no ADUs on the property. • ADUs may be in the dwelling, attached to the dwelling, or associated with a separate building (outbuilding). 10.011 ADU Always required Yes | No Unit is an ADU: Indicates whether the unit is considered an accessory dwelling unit. Notes: • If Number of ADUs on Subject Property 3.006 is zero, this question does not display. • If Number of ADUs on Subject Property is 1 or more, this question displays in each instance of Unit Interior to identify which unit is the ADU. PUD, Project, and Site Owned in Common Defining the Property (PUD, Project, and Site Owned in Common) Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 3.010 Planned Unit Development (PUD) Always required Yes | No Property in a PUD Indicates whether the property is in a PUD. A PUD is a subdivision that consists of common property and improvements that are owned and maintained by a homeowners association (HOA) for the benefit and use of the individual PUD unit owners. A unit owner in the PUD has title to a residential property (parcel and dwelling) and an interest in the HOA that owns or manages the common areas and facilities of the PUD. 3.011 3.012 3.013 Condominium Cooperative Condop Always required Yes | No Property in a Project • Yes (the property is in a condominium, cooperative, or condop) • No (the property is not in a condominium, cooperative, or condop) 3.011 3.012 3.013 Condominium Cooperative Condop Required if Property in a Project is Yes Condominium, Cooperative, or Condop Project Legal Structure 3.015 Subject Site Owned in Common Always required Yes | No Site Owned in Common: Indicates whether land associated with the property is owned by an association, such as a condominium project, cooperative, or condop. • Yes (the land supporting the dwelling is commonly owned through an association such as a condo, co-op or condop). • No (the homeowner owns or leases the land sole and separate from another entity). Uniform Appraisal Dataset Overview Appendix F-1: URAR Reference Guide Page 16 of 378 Version 1.4 Attachment Type, Structure Design, and Construction Method Defining the Property: Attachment Type, Structure Design, and Construction Method Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 3.004 Attachment Type Always required Attached or Detached Whether the residential dwelling has a common wall or other direct physical connection with another dwelling or structure that has a different legal description. 8.002 Structure Design Required if Attachment Type is Attached Choose an allowable answer from 8.002 The type of structural design when properties are connected (e.g. high-rise, townhouse, semi-detached). 8.011 Construction Method Required if Structure Design is not High-rise, Mid-rise, or Low-rise Choose one or more allowable answers from 8.011 Examples include manufactured and site-built. Types of Structures A structure is defined as a building with a foundation, walls, and a roof, designed to protect from the weather, which can be a dwelling or an outbuilding. The selection of Structure Type drives the display of the Dwelling Exterior and Outbuilding sections. • If Structure Type is Dwelling, Dwelling Exterior displays. • If Structure Type is Outbuilding, Outbuilding displays. Note: Do not include amenities such as gazebos, outdoor kitchens, or other site improvements that are not outbuildings as “structures”. These are reported in the Subject Property Amenities section. Structure Type Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance Not on Report Dwelling Exterior or Outbuilding (black tab) Always required for each building on the property Choose an allowable answer from table (Structure Type) • Dwelling • Outbuilding Structure Type Allowable Answer Definition / Additional Guidance Dwelling Any building containing living unit(s) designed to be used as residence(s). A portion of the dwelling may also contain ADU(s). Outbuilding A building other than the dwelling (e.g., barn, shed, bunkhouse, or standalone ADU). A portion of the outbuilding may contain ADUs or other finished space. An ADU not attached to the residence is considered to be an outbuilding. Units and ADUs All living units and ADUs are considered a “unit”: • A living unit or ADU in a dwelling, or • An ADU within or attached to an outbuilding, or • A standalone ADU that is the outbuilding Reference the Unit Interior section for information about each unit. Uniform Appraisal Dataset Overview Appendix F-1: URAR Reference Guide Page 17 of 378 Version 1.4 Impact (Adverse, Beneficial, or Neutral) Impact is reported as discrete data in the sections listed below. Impact Allowable Answer Definition / Additional Guidance Adverse The market reaction has a negative impact on the property’s value or marketability. Beneficial The market reaction has a positive impact on the property’s value or marketability. Neutral No measurable market impact on the property’s value or marketability. Note: Neutral does not mean equal to other properties. For example, if the subject and all comparables have the same view, that does not necessarily mean that Impact is Neutral. • Site o Zoning (4.012) o Site Influence (4.028) o View and Impact to Value/Marketability (4.041) o Site Features and Impact to Value/Marketability (4.045, 4.048, 4.052, 4.056, 4.060, 4.064) o Private Utility Impact in Utilities and Impact to Value/Marketability (4.073, 4.079, 4.085, 4.091, 4.097) • Energy Efficient and Green Features o Energy Efficient and Green Features Impact to Value/Marketability (6.014) • Project Information o Project Factors and Impact to Value/Marketability (18.074 – 18.083) Defects, Damages, Deficiencies The appraiser must report any significant items and associate any defect, damage, or deficiency with the most appropriate section of the URAR. These defects, damages, and deficiencies are items that: • Rise to the level of recommending repair, replacement, or inspection by an individual with expertise in the industry, or • Negatively affect the integrity / composition of the site itself, or • Negatively affect the soundness or structural integrity of the improvements to the site, or • Measurably impact the marketability or value of the property, or • Require completion Any other items that do not require repair, replacement, or inspection may also be reported using the Recommended Action of None. Defects, Damages, and Deficiencies are captured as discrete data in the following sections: • Site (4.100-4.104) • Dwelling Exterior (8.056-8.060) • Unit Interior (10.056-10.060) • Outbuilding (12.020-12.024) • Vehicle Storage (13.005-13.009) • Subject Property Amenities (14.006-14.010) Uniform Appraisal Dataset Overview Appendix F-1: URAR Reference Guide Page 18 of 378 Version 1.4 All Defects, Damages, and Deficiencies are displayed in Reconciliation (26.021-26.069), and those requiring action are displayed in Summary (1.033-1.080). Commentary and Free-form Comments Section commentary must be entered in the most appropriate section: • Assignment Information and Scope of Work Commentary (2.061) • Subject Property Commentary (3.032) • Site Commentary (4.116) • Disaster Mitigation Commentary (5.001) • Energy Efficient and Green Features Commentary (6.016) • Sketch Commentary (7.003) • Dwelling Exterior Commentary (8.061) • Manufactured Home Commentary (9.026) • Unit Interior Commentary (10.061) • Functional Obsolescence Commentary (11.001) • Outbuilding Commentary (12.025) • Vehicle Storage Commentary (13.010) • Subject Property Amenities Commentary (14.011) • Reconciliation of Overall Quality and Condition (15.010) • Highest and Best Use Commentary (16.005) • Market Commentary (17.023) • Project Information Commentary (18.095) • Analysis of Subject Property Listing History (19.011) • Sales Contract Analysis (20.011) • Analysis of Prior Sale and Transfer History of Subject Property (21.006) • Analysis of Prior Sale and Transfer History of Comparable Sales (21.012) • Reconciliation of Sales Comparison Approach (22.16.01) • Rental Analysis Commentary (23.04.01) • Income Approach Commentary (24.025) • Cost Approach Commentary (25.057) • Reconciliation of Market Value (26.019) In addition, there are tables and subsections that include space for comments or descriptions. Concise comments should be entered instead of typing in “see below”. Photos and Images All photos and images display in the appropriate section of the URAR, and with the exception of the following, display in the Exhibits subsection. • A large photo displays at the top of these sections: o Summary o Dwelling Exterior o Outbuilding Uniform Appraisal Dataset Overview Appendix F-1: URAR Reference Guide Page 19 of 378 Version 1.4 • Legal Description image, if applicable, displays in the Legal Description subsection of Subject Property (3.031) • A thumbnail of the subject property and each comparable (Property Photo) displays: o At the top of the sales grid in Sales Comparison Approach (22.01) o In the Comparable Rental Properties subsection of Rental Information (23.02) o At the top of the GRM comp grid in Income Approach (24.000) Identifying and Describing Photos and Images The appraiser must identify each photo or image from the list in the table below. • For most photos or images, there is a predefined caption or gray bar that automatically displays. • Depending on the photo or image, o An additional caption may be provided to further identify the photo or image, or o There is no additional caption. Example: Sales Comparison Map is a gray bar and does not require an additional caption. • The table below indicates when photos are required per the URAR Reference Guide. o Examples: ▪ A large photo (“Property Photo”) must be displayed at the top of the Summary section. ▪ Photos are required for all physical defects, damages, and deficiencies. o Reference published guidelines by the GSEs, government agencies, or other identified secondary market participants for specific guidance as to when a photo or image is required. Notes: • The same photo can be identified and displayed in more than one section. • Images must be sized properly to display the content and maintain the aspect ratio. • Reference the iGuide and UAD Spec for details about how photos are handled in the UAD dataset. o Specific Report Field IDs for photos and images are not indicated in the Reference Guide. Refer to the iGuide or UAD Spec for more information. Section # Section Name (Black Tab) Photo or Image (Predefined Caption or Gray Bar) Is there an Additional Caption (Free-form Text)? Is the Photo or Image Required? Additional Guidance 1 Summary Yes Large photo at the top of the section (identified as Property Photo) 2 Assignment Information Assignment Information Exhibits May be provided to further identify the photo or image 3 Subject Property Legal Description May be provided to further identify the image If Legal Description 3.031 is not provided See 3.031 Subject Property Exhibits May be provided to further identify the photo or image Photos or images related to the Subject Property section that are not specified above. 4 Site Non-Residential Use Include the type of non- residential use, location, and any other descriptive information as appropriate If Non-Residential Uses on Property 4.017 is Yes See 4.017 Property Access (Street Scene) May be provided to further identify the photo or image Yes See 4.020 4 Site (Continued) Site Influence Include the site influence type and any other descriptive information as appropriate See 4.025 Uniform Appraisal Dataset Overview Appendix F-1: URAR Reference Guide Page 20 of 378 Version 1.4 Section # Section Name (Black Tab) Photo or Image (Predefined Caption or Gray Bar) Is there an Additional Caption (Free-form Text)? Is the Photo or Image Required? Additional Guidance Permanent Waterfront Feature Include the waterfront feature type(s) and any other descriptive information as appropriate See 4.032 Water Frontage Include the water frontage type(s) and any other descriptive information as appropriate If there is water frontage with private access. See 4.034 View Include the view type and any other descriptive information as appropriate Photos are required of all views that impact value or marketability. See 4.039 Encroachment Include the encroachment type and any other descriptive information as appropriate See 4.059 Site Characteristic Include the site characteristic type and any other descriptive information as appropriate See 4.063 Map of Land Comparables May be provided to further identify the image Apparent Defects, Damages, Deficiencies – Feature Example: Downed Tree May be provided to further identify the photo or image Required if a physical defect, damage, or deficiency The photo must be associated with the specific Defect, Damage, or Deficiency. See 4.100. Property Boundaries May be provided to further identify the photo or image May include a Plat Map. Site Exhibits May be provided to further identify the photo or image Photos or images related to the Site section that are not specified above. May include an image of the Maintenance Agreement 4.022. 5 Disaster Mitigation Disaster Mitigation Exhibits May be provided to further identify the photo or image 6 Energy Efficient and Green Features Energy Efficient and Green Features Exhibits May be provided to further identify the photo or image 7 Sketch Sketch An additional caption may be provided. If a Sketch or Floor Plan is not provided, an explanation is required in Sketch Commentary 7.003. Floor Plan An additional caption may be provided. If a Sketch or Floor Plan is not provided, an explanation is required in Sketch Commentary 7.003. 8 Dwelling Exterior At least one photo of the front of each dwelling is required. Large photo at the top of the section (identified as Dwelling Front) 8 Dwelling Exterior (Continued) Dwelling Front May be provided to further identify the photo or image in Dwelling Exterior Exhibits At least one photo of the front of each dwelling is required. A Dwelling Front photo displays at the top of the section with no caption; any additional photos of Dwelling Front display in Dwelling Exterior Exhibits. Uniform Appraisal Dataset Overview Appendix F-1: URAR Reference Guide Page 21 of 378 Version 1.4 Section # Section Name (Black Tab) Photo or Image (Predefined Caption or Gray Bar) Is there an Additional Caption (Free-form Text)? Is the Photo or Image Required? Additional Guidance Dwelling Rear May be provided to further identify the photo or image Noncontinuous Area Include the room type, location, and any other descriptive information as appropriate. See 8.048 Apparent Defects, Damages, Deficiencies – Feature Example: Roof May be provided to further identify the photo or image Required if a physical defect, damage, or deficiency The photo must be associated with the specific Defect, Damage, or Deficiency. See 8.056. Dwelling Exterior Exhibits May be provided to further identify the photo or image Photos or images related to the Dwelling Exterior section that are not specified above. 9 Manufactured Home HUD Data Plate May be provided to further identify the photo or image If available, a photo of the HUD Data Plate or verification source must be provided See 9.010 HUD Certification Label May be provided to further identify the photo or image A photo of all HUD Certification Label(s) (or the verification source if the HUD Certification Label(s) are not present) must be provided See 9.017 Manufactured Home Certification May be provided to further identify the photo or image If certification(s) exist for the manufactured home, a photo of each certification label must be provided See 9.018 Manufactured Home Exhibits May be provided to further identify the photo or image Photos or images related to the Manufactured Home section that are not specified above. 10 Unit Interior Level - Room Type Example: Level 2 - Bedroom Include the location, and any other descriptive information as appropriate At least one photo of each kitchen and bathroom in the unit is required When the room is in a living unit or ADU, the photo must be associated with the specific room. The level the room is on displays automatically. See 10.033. Interior Feature Example: Flooring May be provided to further identify the photo or image The photo must be associated with the specific interior feature (e.g., flooring, walls and ceiling). See 10.044. Apparent Defects, Damages, Deficiencies – Interior Feature Example: Walls and Ceiling May be provided to further identify the photo or image Required if a physical defect, damage, or deficiency The photo must be associated with the specific Defect, Damage, or Deficiency. See 10.056. Unit Interior Exhibits May be provided to further identify the photo or image Photos or images related to the Unit Interior section that are not specified above. 11 Functional Obsolescence Functional Obsolescence Exhibits May be provided to further identify the photo or image 12 Outbuilding Yes Large photo at the top of the section (identified as Outbuilding Exhibit) Uniform Appraisal Dataset Overview Appendix F-1: URAR Reference Guide Page 22 of 378 Version 1.4 Section # Section Name (Black Tab) Photo or Image (Predefined Caption or Gray Bar) Is there an Additional Caption (Free-form Text)? Is the Photo or Image Required? Additional Guidance Apparent Defects, Damages, Deficiencies - Feature May be provided to further identify the photo or image Required if a physical defect, damage, or deficiency The photo must be associated with the specific Defect, Damage, or Deficiency. See 12.020. Outbuilding Exhibits Include the room type, location, and any other descriptive information as appropriate. Photos of room(s) in the outbuilding may be provided Photos of room(s) that are in the Outbuilding Area table (not in the ADU portion of the outbuilding) are identified as Outbuilding Exhibits. See 12.012 Outbuilding Exhibits May be provided to further identify the photo or image All photos of the outbuilding (other than defects) are identified as Outbuilding Exhibits. 13 Vehicle Storage Vehicle Storage Type Example: Garage May be provided to further identify the photo or image The photo must be associated with the specific Vehicle Storage Type. See 13.001. Apparent Defects, Damages, Deficiencies - Feature May be provided to further identify the photo or image Required if a physical defect, damage, or deficiency The photo must be associated with the specific Defect, Damage, or Deficiency. See 13.005. Vehicle Storage Exhibits May be provided to further identify the photo or image Photos or images related to the Vehicle Storage section that are not specified above. 14 Subject Property Amenities Amenity Type Example: Deck May be provided to further identify the photo or image The photo must be associated with the specific Amenity Type. See 14.002. Apparent Defects, Damages, Deficiencies - Feature May be provided to further identify the photo or image Required if a physical defect, damage, or deficiency The photo must be associated with the specific Defect, Damage, or Deficiency. See 14.006. Subject Property Amenities Exhibits May be provided to further identify the photo or image Photos or images related to the Subject Property Amenities section that are not specified above. 15 Overall Quality and Condition This section does not have any images associated with it. 16 Highest and Best Use Highest and Best Use Exhibits May be provided to further identify the photo or image 17 Market Absorption Rate May be provided to further identify the image Graph. See 17.017 Median Days on Market May be provided to further identify the image Graph. See 17.017 Percent of Distressed Sales May be provided to further identify the image Graph. See 17.017 Price Trend May be provided to further identify the image Graph. See 17.017 Year Built of Sales May be provided to further identify the image Graph. See 17.017 Uniform Appraisal Dataset Overview Appendix F-1: URAR Reference Guide Page 23 of 378 Version 1.4 Section # Section Name (Black Tab) Photo or Image (Predefined Caption or Gray Bar) Is there an Additional Caption (Free-form Text)? Is the Photo or Image Required? Additional Guidance 17 Market (Continued) Market Exhibits May be provided to further identify the photo or image Photos or images related to the Market section that are not specified above, including: • Market Area Boundary 17.003 • Search Criteria 17.004 • Other graphs 17.017 18 Project Information Common Amenity or Service Include the amenity type, location, and any other descriptive information as appropriate See 18.012 Observed Deficiency Include the specific deficiency, location, and any other descriptive information as appropriate Required if a physical deficiency See 18.014 Project Information Exhibits May be provided to further identify the photo or image Photos or images related to the Project Information section that are not specified above. 19 Subject Listing Information Subject Listing Information Exhibits May be provided to further identify the photo or image 20 Sales Contract Sales Contract Exhibits May be provided to further identify the photo or image 21 Prior Sale and Transfer History Prior Sale and Transfer History Exhibits May be provided to further identify the photo or image 22 Sales Comparison Approach Property Photo (Subject and Comparables) If additional photos of comps are provided, a caption should be provided to further describe the photo If Sales Comparison Approach is in the URAR Thumbnails display at the top of the sales grid. Full-size picture(s) of comps display in Sales Comparison Approach Exhibits. Sales Comparison Map If Sales Comparison Approach is in the URAR Sales Comparison Approach Exhibits May be provided to further identify the photo or image Photos or images related to the Sales Comparison Approach section that are not specified above. 23 Rental Information Property Photo (Subject and Comparables) If additional photos of comps are provided, a caption should be provided to further describe the photo If provided, thumbnails display in Comparable Rental Properties, and full-size picture(s) of rental comps display in Rental Information Exhibits. Map of Rental Comparables An additional caption may be provided If Rental Information is in the URAR Can display here, or as one map in the Sales Comparison Approach section. Rental Information Exhibits May be provided to further identify the photo or image Photos or images related to the Rental Information section that are not specified above. 24 Income Approach Property Photo (Subject and Comparables) If additional photos of comps are provided, a caption should be provided to further describe the photo If Income Approach is in the URAR Thumbnails display at the top of the GRM comp grid. Full- size picture(s) of comps display in Income Approach Exhibits. Uniform Appraisal Dataset Overview Appendix F-1: URAR Reference Guide Page 24 of 378 Version 1.4 Section # Section Name (Black Tab) Photo or Image (Predefined Caption or Gray Bar) Is there an Additional Caption (Free-form Text)? Is the Photo or Image Required? Additional Guidance 24 Income Approach (Continued) Map of GRM Comparables An additional caption may be provided If Income Approach is in the URAR A map showing the subject property and the Gross Rent Multiplier (GRM) Comparables can display here, or as one map in the Sales Comparison Approach section. Income Approach Exhibits May be provided to further identify the photo or image Photos or images related to the Income Approach section that are not specified above. 25 Cost Approach Map of Land Comparables May be provided to further identify the image Cost Approach Exhibits May be provided to further identify the photo or image Photos or images related to the Cost Approach section that are not specified above, including an image of the worksheet showing support of Cost Approach calculations 25.052. 26 Reconciliation Reconciliation Exhibits May be provided to further identify the photo or image 27 Revision History This section does not have any images associated with it. 28 Supplemental Information Supplemental Information Exhibits May be provided to further identify the photo or image Photos and images must only be displayed in Supplemental Information when they are not relevant to any other section. 29 Certifications and Scope of Work, which includes the Certifications black tab This section does not have any images associated with it. Additional Guidance: Maps The appraiser must check to be sure the vendor software has correctly placed all addresses on any maps. For situations where the software does not correctly auto-populate, and if vendor software allows, the appraiser must “move the pin” to the location of the dwelling on the property. Examples: • For larger parcels or new construction, move to the location of the dwelling • For land comparables, where geocoding may not be aware of the address Best Practices When there are multiple allowable answers, select the answer that is most applicable. Don’t select Other (Describe) and type in abbreviations or words with similar meaning to the allowable answer. The URAR includes many options that allow for the appropriate scope of work. Not all options are required. Example: The cost approach is optional in the data, and not all clients require it for all property types. Uniform Appraisal Dataset Header and Footer Appendix F-1: URAR Reference Guide Page 25 of 378 Version 1.4 Header and Footer The header and footer display on each page. They provide navigation and reference notations including report title, page numbers, and, if applicable, Reference IDs used by various parties to the appraisal. The footer contains information that is input by the appraiser; those fields are addressed in this chapter. Footer Footer Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance HF.002 Appraisal Version # Always required Number The version number is updated each time the appraiser transmits the appraisal report to the client. A sequential number should be provided for each version of the appraisal report transmitted to the client. Example: After the initial submission, when changes are made, the next version would be identified as Appraisal Version #2. HF.005 Appraiser Reference ID Always required Free-form An identifier or number created by the appraiser to identify their report, generally referred to as the appraiser’s file number. HF.006 Agency Case File ID Required for FHA and VA appraisals Free-form A unique number assigned to the loan by the government agency. Reference the appropriate government agency appraisal guidelines for more information. Note: If not applicable, Agency Case File ID does not display. HF.007 Client Reference ID If applicable Free-form A unique number or identifier assigned to the appraisal by the client. Note: If not applicable, Client Reference ID does not display. HF.008 AMC Reference ID If applicable when there is an AMC Free-form A unique number or identifier assigned to the appraisal by the appraisal management company (AMC). Note: If not applicable, AMC Reference ID does not display. Uniform Appraisal Dataset 01 Summary Appendix F-1: URAR Reference Guide Page 26 of 378 Version 1.4 01 Summary The Summary section provides a synopsis of key information from the URAR as a quick reference, including actions to be taken into consideration by the reviewer. This section is not a substitute for reading the entire appraisal. For greater detail and understanding, refer to the applicable section, which is indicated in the Origin of Information (Section)” column in this chapter. Note: The information in this section redisplays from other sections, and the “Origin of Information (Section)” column in this chapter shows the original location. Summary Report Field ID Report Label When Displayed in Summary Section Allowable Answers / Format Origin of Information (Section) Definition / Additional Guidance 1.000 N/A Always displays Free-form, in format that conforms to address standards in USPS Publication 28, Postal Addressing Standards Subject Property • Property Address 3.000 Property Address: Physical address of the property being appraised. 1.001 Opinion of Market Value Always displays Dollar amount Reconciliation • Opinion of Market Value 26.007 Market value as defined in the report. 1.085 (Cooperative Interest) Displays next to Opinion of Market Value when the property is in a cooperative or condop N/A Reconciliation • (Cooperative Interest) 26.074 1.009 Market Value Condition Always displays Displays one or more allowable answers from the Definition / Additional Guidance column Reconciliation • Market Value Condition 26.009 • As Is • Subject to Completion Per Plans • Subject to Inspection • Subject to Repair Uniform Appraisal Dataset 01 Summary Appendix F-1: URAR Reference Guide Page 27 of 378 Version 1.4 Summary Report Field ID Report Label When Displayed in Summary Section Allowable Answers / Format Origin of Information (Section) Definition / Additional Guidance 1.002 Final Value Condition Statement Displays when Market Value Condition is not As Is N/A Reconciliation • Final Value Condition Statement 26.013 Variations of this sentence display based on the value condition(s) provided in Market Value Condition. 1.003 Effective Date of Appraisal Always displays mm/dd/yyyy Reconciliation • Effective Date of Appraisal 26.011 The date to which the appraiser’s analyses, opinions, and conclusions apply; also referred to as date of value. Reference published guidelines by the GSEs, government agencies, or other identified secondary market participants for specific guidance. 1.004 Assignment Reason Always displays Displays an allowable answer from the Definition / Additional Guidance column Assignment Information • Assignment Reason 2.000 • Construction • Deed in Lieu • Home Equity • Loan Modification • Portfolio Evaluation • Preforeclosure • Purchase • Refinance • REO • Short Sale • Other (Describe) 1.005 Borrower Name If applicable Free-form Repeatable Assignment Information • Borrower Name 2.001 Notes: • The borrower can be a person or a legal entity. • For VA appraisals, reference the appropriate government agency appraisal guidelines. 1.006 Current Owner of Public Record Always displays Free-form Repeatable Assignment Information • Current Owner of Public Record 2.002 Note: The current owner can be a person or a legal entity. 1.007 Contract Price When Sales Contract Information Analyzed is Yes Dollar amount Sales Contract • Contract Price 20.004 The dollar amount stated in the sales contract. 1.008 Listing Status Always displays Displays an allowable answer from the Definition / Additional Guidance column Subject Listing Information • Current or Relevant Listings 19.000 • Listing Status 19.002 for most recent listing • None (Current or Relevant Listings is No) • Active • Off Market (previously in MLS) • Pending 1.010 Property Valuation Method Always displays Displays an allowable answer from the Definition / Additional Guidance column Assignment Information • Property Valuation Method 2.004 • Traditional Appraisal • Hybrid Appraisal • Desktop Appraisal • Exterior Appraisal 1.011 Appraiser Name Always displays Free-form Assignment Information - Appraiser • Name 2.017 The full name of the appraiser, as it appears on the Appraisal Subcommittee (ASC) National Registry. Uniform Appraisal Dataset 01 Summary Appendix F-1: URAR Reference Guide Page 28 of 378 Version 1.4 Property Description Summary: Property Description Report Field ID Report Label When Displayed in Summary Section Allowable Answers / Format Origin of Information (Section) Definition / Additional Guidance 1.012 Construction Method When Structure Design is not High- rise, Mid-rise, or Low-rise Displays one or more allowable answers from the Definition / Additional Guidance column Dwelling Exterior, for each dwelling • Construction Method 8.011 • Container • Manufactured • Modular • On-Frame Modular • Site Built • 3D Technology • Other (Describe) If there are multiple dwellings, or multiple Construction Methods for a dwelling, all display here. 1.013 Attachment Type Always displays Attached or Detached Subject Property • Attachment Type 3.004 Type of attachment to a neighboring property. 1.014 Structure Design When Attachment Type is Attached Displays an allowable answer from the Definition / Additional Guidance column Dwelling Exterior • Structure Design 8.002 • High-rise • Mid-rise • Low-rise • Rowhouse / Townhouse • Semi-Detached • Other (Describe) 1.015 Planned Unit Development (PUD) Checkbox always displays Yes | No Subject Property • Property in a PUD 3.010 Uniform Appraisal Dataset 01 Summary Appendix F-1: URAR Reference Guide Page 29 of 378 Version 1.4 Summary: Property Description Report Field ID Report Label When Displayed in Summary Section Allowable Answers / Format Origin of Information (Section) Definition / Additional Guidance 1.016 1.017 1.018 Condominium Cooperative Condop Checkboxes always display Displays an allowable answer from the Definition / Additional Guidance column Subject Property 3.011 3.012 3.013 • Property in a Project • Project Legal Structure Checkboxes are checked based on: Property in a Project (Does not display) • Yes (the property is in a condominium, cooperative, or condop) • No (the property is not in a condominium, cooperative, or condop) Project Legal Structure indicates the type of project the property is in. 1.019 Observed Project Deficiencies Checkbox displays when the property is in a condominium, cooperative, or condop Yes | No Project Information • Observed Deficiencies 18.014 The appraiser must observe the overall project. • If checked Yes, there are deficiencies, deferred maintenance, and / or critical repairs that impact the value and / or marketability of the subject property. 1.020 Subject Site Owned in Common Checkbox always displays Yes | No Subject Property • Site Owned in Common 3.015 Indicates whether land associated with the property is owned by an association. • Yes (the land supporting the dwelling is commonly owned through an association such as a condo, co-op or condop). • No (the homeowner owns or leases the land sole and separate from another entity). 1.021 Units Excluding ADUs Always displays Number Subject Property • Units Excluding ADUs 3.005 Number of separate living units on the subject property, not counting any ADUs. ADUs are entered in a separate field (3.006) but are considered in the overall unit count. Examples: • A single-family property (with or without an ADU) is reported as 1 unit in this field. • A three-unit property (with or without an ADU) is reported as 3 units in this field. 1.022 Accessory Dwelling Units Always displays Number Subject Property • Number of ADUs on Subject Property 3.006 ADUs may be in the dwelling, attached to the dwelling, or associated with a separate building (outbuilding). If 0, there are no ADUs on the property. 1.023 Property Rights Appraised When the property is not in a cooperative Displays an allowable answer from the Definition / Additional Guidance column Subject Property • Property Rights Appraised 3.019 • Fee Simple • Leasehold • Other (Describe) 1.024 Is the highest and best use of the subject property as improved (or as proposed per plans and specifications) the present use? Checkbox always displays Yes | No Highest and Best Use • Highest and Best Use 16.004 Highest and Best Use After consideration of all four tests, indicates whether the present or proposed use is the highest and best use of the site. Uniform Appraisal Dataset 01 Summary Appendix F-1: URAR Reference Guide Page 30 of 378 Version 1.4 Summary: Property Description Report Field ID Report Label When Displayed in Summary Section Allowable Answers / Format Origin of Information (Section) Definition / Additional Guidance 1.025 Property Restriction When there are property restrictions Displays an allowable answer from the Definition / Additional Guidance column Site • Property Restriction 4.051 • Age • Historic Preservation • Income • Land Use • Rental • Sale Price • Other (Describe) 1.026 Encroachment When there are encroachments Displays an allowable answer from the Definition / Additional Guidance column Site • Encroachment 4.059 • Building • Driveway • Fence • Overhang • Other (Describe) 1.027 Zoning Compliance Always displays Displays an allowable answer from the Definition / Additional Guidance column Site • Zoning Compliance 4.008 • Illegal • Legal • Legal Nonconforming • No Zoning 1.028 HUD Data Plate Attached When the Manufactured Home section is included in the report Yes | No Manufactured Home • HUD Data Plate Attached 9.010 Note: If there is more than one manufactured home on the property: • Yes (the HUD Data Plate is attached for all manufactured homes). • No (the HUD Data Plate is not attached for at least one manufactured home). 1.029 HUD Label Present for All Sections When the Manufactured Home section is included in the report Yes | No Manufactured Home • Label Present for all Sections 9.016 • Yes (the HUD Label is attached for all sections). • No (the HUD Label is missing for at least one of the sections). 1.030 Overall Quality Always displays Q1 to Q6 Overall Quality and Condition • Overall Quality 15.000 Reference Appendix 2: Condition and Quality Rating Definitions for definitions. 1.031 Overall Condition Always displays C1 to C6 Overall Quality and Condition • Overall Condition 15.005 Reference Appendix 2: Condition and Quality Rating Definitions for definitions. See iGuide N/A Always displays Photo Property Photo Photo of the subject property, typically the front. Apparent Defects, Damages, Deficiencies Requiring Action All defects, damages, and deficiencies requiring completion, inspection, or repair are redisplayed in the Summary section, along with the estimated cost to repair when applicable. Each defect, damage, or deficiency is associated with the most appropriate section. • Site • Dwelling Exterior (for each dwelling) • Outbuilding (for each outbuilding) • Unit Interior (for each unit or ADU) • Vehicle Storage • Subject Property Amenities Uniform Appraisal Dataset 01 Summary Appendix F-1: URAR Reference Guide Page 31 of 378 Version 1.4 If there are no defects, damages, or deficiencies for the appraisal, “None” displays, and the Apparent Defects, Damages, Deficiencies table does not display. Summary: Apparent Defects, Damages, Deficiencies Requiring Action Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 1.032 N/A Displays when there are defects, damages, or deficiencies for the property N/A The items listed below represent the As Is condition as of the effective date of this report If there are defects, damages, or deficiencies for the appraisal, but none of them require action, this text displays, and the Apparent Defects, Damages, Deficiencies table does not display. Summary: Apparent Defects, Damages, Deficiencies Requiring Action Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 1.084 N/A Displays when there are no defects, damages, or deficiencies requiring action N/A There are no apparent defects, damages or deficiencies requiring action. For details, reference the ‘Reconciliation’ section. Uniform Appraisal Dataset 01 Summary Appendix F-1: URAR Reference Guide Page 32 of 378 Version 1.4 Information That May Display in Gray Bars The applicable URAR sections display as gray bars in the Apparent Defects, Damages, Deficiencies Requiring Action table. Summary: Apparent Defects, Damages, Deficiencies Requiring Action Report Field ID Report Label Origin of Information (Section) Definition / Additional Guidance 1.039 1.046 N/A Dwelling Exterior • Structure Identifier 8.000 Unit Interior • Structure Identifier 10.001 Structure Identifier: An identifier (building name) created by the appraiser to differentiate among multiple dwellings on the property. Examples: Building 1, Building 2, Front, Rear Redisplays if applicable from the original section. 1.047 1.062 N/A Unit Interior • Unit Identifier 10.002 Unit Identifier: An identifier assigned by the appraiser that differentiates between multiple units on the property. Examples: Unit 1, Unit 2, Primary Dwelling, ADU Redisplays if applicable from the original section. 1.054 1.061 N/A Outbuilding • Outbuilding Type 12.001 Redisplays if applicable from the original section. Information About each Defect, Damage, or Deficiency Only those defects, damages, or deficiencies requiring completion, inspection, or repair redisplay in the Summary section. Summary: Apparent Defects, Damages, Deficiencies Requiring Action Report Field ID Report Label Origin of Information by Section Definition / Additional Guidance 1.033 1.040 1.048 1.055 1.063 Feature • Site 4.100 • Dwelling Exterior 8.056 • Outbuilding 12.020 • Unit Interior 10.056 As previously entered in the original section: • Exterior Walls and Trim • Flooring • Foundation • Mechanical System • Roof • Walls and Ceiling • Windows • Other (Describe) 1.069 Feature Vehicle Storage • Vehicle Storage Type 13.005 As previously entered in the original section. 1.075 Feature Subject Property Amenities • Amenity Type 14.009 As previously entered in the original section. 1.034 1.041 1.049 1.056 1.064 1.070 1.076 Location • Site 4.101 • Dwelling Exterior 8.057 • Outbuilding 12.021 • Unit Interior 10.057 • Vehicle Storage 13.006 • Subject Property Amenities 14.007 As previously entered in the original section: • Full Bathroom • Half Bathroom • Kitchen • Other (Describe) 1.035 1.042 1.050 1.057 1.065 1.071 1.077 Description • Site 4.102 • Dwelling Exterior 8.058 • Outbuilding 12.022 • Unit Interior 10.058 • Vehicle Storage 13.007 • Subject Property Amenities 14.008 Description of the defect, damage, or deficiency, as previously entered in the original section. Uniform Appraisal Dataset 01 Summary Appendix F-1: URAR Reference Guide Page 33 of 378 Version 1.4 Summary: Apparent Defects, Damages, Deficiencies Requiring Action Report Field ID Report Label Origin of Information by Section Definition / Additional Guidance 1.036 1.043 1.051 1.058 1.066 1.072 1.078 Affects Soundness or Structural Integrity • Site 4.103 • Dwelling Exterior 8.059 • Outbuilding 12.023 • Unit Interior 10.059 • Vehicle Storage 13.008 • Subject Property Amenities 14.009 Indicates whether the defect, damage, or deficiency affects the soundness and / or structural integrity of the improvement, as previously entered in the original section. 1.037 1.044 1.052 1.059 1.067 1.073 1.079 Recommended Action • Site 4.104 • Dwelling Exterior 8.060 • Outbuilding 12.024 • Unit Interior 10.060 • Vehicle Storage 13.009 • Subject Property Amenities 14.010 The recommended action for the defect, damage, or deficiency, as previously entered in the original section: • Completion • Inspection • Repair (includes replacement) • None (does not require repair, replacement, completion, or inspection – Does not display in the Summary section) Notes: • If Completion, Inspection, or Repair is reported for any defect, damage, or deficiency, the report must be made subject to the resolution of the item (Market Value Condition 1.009 cannot be As Is). • If Repair is selected, the estimated cost to repair may be provided. Cost to Repair Reporting Options When included, the estimated cost to repair only displays in the Summary and Reconciliation sections. Reference the Reconciliation chapter in this document for details and examples. • Cost to Repair is not provided, or • Cost to Repair is itemized (1.038-1.080) with a total at the bottom of the table (1.081), or • Cost to Repair is provided as a total only (1.083). As Is Overall Condition Rating Summary: As Is Overall Condition Rating Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 1.082 As Is Overall Condition Rating Required if New Construction is No, and Market Value Condition is Subject to Completion Per Plans or Subject to Repair C1 to C6 The As Is Overall Condition Rating reflects the property’s current condition if Market Value Condition 1.009 is any of the following: • Subject to Completion Per Plans • Subject to Repair Reference Appendix 2: Condition and Quality Rating Definitions for definitions. 1.082 As Is Overall Condition Rating Displays when As Is Overall Condition Rating displays N/A Existing condition of the property as of the effective date of this appraisal, excluding all required repairs, alterations, or inspections Uniform Appraisal Dataset 02 Assignment Information Appendix F-1: URAR Reference Guide Page 34 of 378 Version 1.4 02 Assignment Information The Assignment Information section always displays and 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. General Information Assignment Reason Assignment Information: Assignment Reason Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 2.000 Assignment Reason Always required Choose an allowable answer from the Definition / Additional Guidance column Reason for the appraisal assignment. • Construction • Deed in Lieu • Home Equity • Loan Modification • Portfolio Evaluation • Preforeclosure • Purchase • Refinance • REO • Short Sale • Other (Describe) Notes: • If more than one reason applies, choose the most appropriate or primary reason for the assignment. • Other relevant information regarding the assignment reason, including whether more than one assignment reason applies, is reported in Assignment Information and Scope of Work Commentary (2.061). Borrower, Seller, and Current Owner of Public Record Assignment Information: Borrower, Seller, and Current Owner of Public Record Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 2.001 Borrower Name If applicable Free-form Repeatable Notes: • The borrower can be a person or a legal entity. • For VA appraisals, reference the appropriate government agency appraisal guidelines. Uniform Appraisal Dataset 02 Assignment Information Appendix F-1: URAR Reference Guide Page 35 of 378 Version 1.4 Assignment Information: Borrower, Seller, and Current Owner of Public Record Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 2.002 Seller Name If applicable Free-form Repeatable Notes: • The seller can be a person or a legal entity. • If there is no seller (such as refinance transactions), leave blank. 2.003 Current Owner of Public Record Always required Free-form Repeatable Note: The current owner can be a person or a legal entity. Property Valuation Method Reference published guidelines by the GSEs, government agencies, or other identified secondary market participants for specific guidance. Assignment Information: Property Valuation Method Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 2.004 Property Valuation Method Always required Choose an allowable answer from table (Property Valuation Method) The method of property valuation, based on appraiser’s scope of work performed. • Traditional Appraisal • Hybrid Appraisal • Desktop Appraisal • Exterior Appraisal Note: Regardless of what was ordered, Property Valuation Method represents what was completed. Property Valuation Method (Choose one) Allowable Answer Definition / Additional Guidance Traditional Appraisal An appraisal assignment for which the scope of work includes an interior and exterior onsite inspection of the subject property completed by the appraiser who signs the appraisal report. The Effective Date of Appraisal (26.011) is the date of inspection. Hybrid Appraisal An appraisal assignment for which the scope of work includes using a recent collection of property data in lieu of the appraiser performing an onsite inspection. The Effective Date of Appraisal (26.011) is the date the appraiser develops the opinion of value. Note: If this answer is selected, Property Data Report Used (2.005) must be Yes, and the Property Data Report subsection (2.053-2.060) displays. The collection of property data must comply with the Uniform Property Dataset (UPD), as specified in Uniform Property Dataset - Freddie Mac Single-Family and Uniform Property Dataset | Fannie Mae. Desktop Appraisal An appraisal assignment for which the scope of work includes using third party data sources, other than a recent collection of property data, in lieu of an appraiser performing an onsite inspection. The Effective Date of Appraisal (26.011) is the date the appraiser develops the opinion of value. Exterior Appraisal An appraisal assignment for which the scope of work includes an inspection of the exterior areas of the subject property from at least the street by the appraiser. The Effective Date of Appraisal (26.011) is the date of inspection. Uniform Appraisal Dataset 02 Assignment Information Appendix F-1: URAR Reference Guide Page 36 of 378 Version 1.4 Property Data Report A property data report is the accumulation of factual information collected from the observation of a residential property that is completed specifically for mortgage purposes, whether in the form of data or a report. This is limited to property characteristics and does not include opinions of value. Note: Tax records and MLS listings are data sources and do not constitute a property data report. Assignment Information: Property Data Report Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 2.005 Was a Property Data Report used in lieu of an inspection? Always required Yes | No Property Data Report Used: Indicates whether a third-party property data report was used. • If Yes, the Property Data Report subsection (2.053-2.060) displays. • If No, the Property Data Report subsection does not display. Appraiser and AMC Fee In certain jurisdictions, the appraiser is required by law to disclose the fee charged by the appraiser and the Appraisal Management Company (AMC) if applicable. If not populated, this information does not display. Assignment: Appraiser and / or AMC Fee Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 2.006 Appraiser Fee If required by state or client Dollar amount Fee paid to the appraiser. 2.007 AMC Fee If required by state or client Dollar amount Fee paid to the AMC. Government Agency Appraisal Information Assignment: Government Agency Appraisal Information Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance Not on Report This is an appraiser input that does not display Always required Yes | No Government Agency Appraisal: Indicates whether the appraisal has been prepared according to government agency requirements. 2.008 Government Agency Required if Government Agency Appraisal is Yes FHA, USDA, or VA Government Agency Appraisal Type: The agency that insures or guarantees the loan associated with this appraisal. Note: Valid values trigger display of FHA, VA, and / or USDA information throughout the appraisal. Uniform Appraisal Dataset 02 Assignment Information Appendix F-1: URAR Reference Guide Page 37 of 378 Version 1.4 Investor Requested Special Identification Assignment: Investor Requested Special Identification Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 2.009 Investor Requested Special Identification If applicable Free-form When requested by the investor, special identification provided with the appraisal (e.g., special pilot program, disaster, pandemic). Note: If not provided, Investor Requested Special Identification does not display. Contact Information This subsection includes information about the people and / or companies (“contacts”) that are pertinent to the appraisal, including: • Clients, including lenders, AMCs, and other parties as identified by the appraiser • Appraiser and Supervisory Appraiser • Person(s) providing significant real property appraisal assistance (Significant Real Property Appraisal Assistance subsection) • Entity providing a property data report (Property Data Report subsection) Select Role(s) for all the contacts that are identified in the Assignment Information section. When selecting Role(s) to associate with a contact, select the ones that most closely identify the role(s) the contact performed as part of the assignment. • Select as many Roles as are applicable but at least one for each identified contact. Assignment: Contact Information – Role Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 2.010 2.011 N/A Always required for each contact (person) Choose allowable answers from tables (Lender, Client, and AMC), (Appraiser and Supervisory Appraiser), (Significant Real Property Appraisal Assistance), and (Property Data Collector) Role: The role that the person or company performed in the assignment. • Appraisal Management Company • Appraiser • Attorney • Client • Investor • Lender • Property Data Collector • Significant Real Property Appraisal Assistance • Supervisory Appraiser • Other (Describe) Select all applicable roles but at least one Role for each contact that is in the appraisal report. Uniform Appraisal Dataset 02 Assignment Information Appendix F-1: URAR Reference Guide Page 38 of 378 Version 1.4 Lender, Client, and AMC This portion of the Contact Information subsection shows details about the lender, client, and / or AMC. Contacts display here when Role is Lender, Client or AMC. Choose one contact as the Client in addition to any other role the client has been associated with. Note that Client, Lender, and AMC are all identified as Roles in this section. As an example, in the most common scenario where the lender is the client, select both of those Roles when inputting the lender contact information to provide context that the lender is also the client. Lender, Client, and AMC: Role (Choose one or more for each Contact) Allowable Answer Definition / Additional Guidance Appraisal Management Company (AMC) Notes: • If there is an AMC for the assignment, it must be identified in addition to the lender. • Do not select this answer if there is no AMC for the assignment, i.e., do not populate with “No AMC”. • In some jurisdictions, the appraiser is required to identify the AMC as the client. In those cases, choose both AMC and Client as the Role for the AMC. Attorney A person admitted to practice law in at least one jurisdiction and authorized to perform criminal and civil legal functions on behalf of clients. Note: Select this answer when an attorney has ordered the appraisal (is the client). Client The party who engages an appraiser by employment or contract in a specific assignment whether directly or through an agent. Notes: • Select one contact to be the client. • For FHA, VA and USDA appraisals, reference the appropriate government agency appraisal guidelines. Examples: • The lender is the client. • The AMC is the client for jurisdictions in which the AMC is required to be noted as the client in the report. • Another entity, such as Attorney or Investor is the client. Investor The entity that purchases or holds the loan on the property. Note: Select this answer when the investor has ordered the appraisal (is the client), such as for REO appraisals. Lender The entity that funds the mortgage loan for the property. Notes: • Always select this answer when there is a lender on the transaction. • For FHA, USDA, and VA appraisals, reference the appropriate government agency appraisal guidelines. Other Select Other to enter an answer that is not in the above list. Note: Only select this answer when the client does not match any of the available selections. The Client Role can be associated to a selection of Other. Uniform Appraisal Dataset 02 Assignment Information Appendix F-1: URAR Reference Guide Page 39 of 378 Version 1.4 Company Name and Address Assignment Information: Contact Information - Lender, Client, and AMC – Company Name and Address Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 2.012 Company Name Always required for the Lender, Client, or AMC Free-form For FHA, USDA, and VA appraisals, refer to the appropriate government agency appraisal guidelines. 2.013 Company Address Always required for the Lender, Client, or AMC Free-form For FHA, USDA, and VA appraisals, refer to the appropriate government agency appraisal guidelines. AMC Credentials AMC licensing information must be provided when required by the jurisdiction in which the subject property is located. If the client is not an AMC, or if not provided, this information does not display in this subsection. Assignment Information: Contact Information – AMC Credentials Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 2.014 ID If applicable Free-form Credential number issued by the state, referred to by the ASC as “state registration tracking number”. 2.015 State If applicable 2-letter USPS state code State for the AMC credential that applies to the assignment. 2.016 Expires If applicable mm/dd/yyyy Expiration date for the AMC credential. Uniform Appraisal Dataset 02 Assignment Information Appendix F-1: URAR Reference Guide Page 40 of 378 Version 1.4 Appraiser and Supervisory Appraiser This portion of the Contact Information subsection shows details about the Appraiser and Supervisory Appraiser, if applicable. Contacts display in this subsection when Role is Appraiser or Supervisory Appraiser. Appraiser and Supervisory Appraiser: Role Allowable Answer Definition / Additional Guidance Appraiser The person who developed the opinion of value and signed the report. Notes: • All who sign the certification are acting in the capacity of an appraiser, regardless of their level (i.e., Appraiser Trainee, Appraiser). • Only select this answer when the person is performing the valuation service and signing the report. • Reference the Appraiser Certifications (29.020-29.053). Supervisory Appraiser The person who performed supervision of the appraisal process and signed the report. Notes: • An appraiser that signs the certification as a Supervisory Appraiser accepts full responsibility for all elements of the certification, for the assignment results, and for the contents of the appraisal report. • Reference the Supervisory Appraiser Certifications (29.054-29.062, 29.071-29.074). Assignment Information: Contact Information – Appraiser and Supervisory Appraiser Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 2.017 2.032 Name Always required for the appraiser and supervisory appraiser Free-form The full name of the appraiser or supervisory appraiser, as it appears on the ASC National Registry. Note: At a minimum, first and last name must be provided. Uniform Appraisal Dataset 02 Assignment Information Appendix F-1: URAR Reference Guide Page 41 of 378 Version 1.4 Assignment Information: Contact Information – Appraiser and Supervisory Appraiser Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 2.018 2.033 Designation If applicable for the appraiser and supervisory appraiser Choose one or more allowable values from the Definition / Additional Guidance column The designation awarded by a recognized appraisal trade organization. • IFA • MAI • SRA • AAC • AFM • AM • ARA • ASA • ARICS • IFAA • IFAC • IFAS • FRICS • GAA • MRICS • RPRA • RAA • SRPA • Other (Describe) Note: Do not enter appraiser license information in Designation. License information is reported in Credentials (2.024-2.027 or 2.039-2.042). 2.019 2.034 Company Name Always required for the appraiser and supervisory appraiser Free-form The name of the company for which the appraiser or supervisory appraiser works. 2.020 2.035 Company Address Always required for the appraiser and supervisory appraiser Free-form The address of the company for which the appraiser or supervisory appraiser works. Scope of Inspection by Appraiser and Supervisory Appraiser Reference published guidelines by the GSEs, government agencies, or other identified secondary market participants for requirements regarding the level of inspection. Assignment Information: Contact Information – Scope of Inspection for Subject Property Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 2.021 2.036 Exterior Always required for the appraiser and supervisory appraiser Choose an allowable answer from the Definition / Additional Guidance column Exterior Inspection Method: The method by which the exterior inspection was conducted by the appraiser or supervisory appraiser. • Physical • Virtual • No Inspection 2.022 2.037 Interior Always required for the appraiser and supervisory appraiser Choose an allowable answer from the Definition / Additional Guidance column Interior Inspection Method: The method by which the interior inspection was conducted by the appraiser or supervisory appraiser. • Physical • Virtual • No Inspection Uniform Appraisal Dataset 02 Assignment Information Appendix F-1: URAR Reference Guide Page 42 of 378 Version 1.4 Assignment Information: Contact Information – Scope of Inspection for Subject Property Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 2.023 2.038 Inspection Date Always required for the appraiser and supervisory appraiser for any physical or virtual inspection that was performed. mm/dd/yyyy Date that the subject property inspection was completed. Note: If both Exterior Inspection Method and Interior Inspection Method are No Inspection, Inspection Date is not applicable and does not display. Appraiser and Supervisory Appraiser Credentials Credential information from the state in which the property is located must be provided for the appraiser and supervisory appraiser. Assignment: Contact Information - Appraiser and / or Supervisory Appraiser Credentials Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 2.024 2.039 Level Required for the appraiser and supervisory appraiser Choose an allowable answer from the Definition / Additional Guidance column Credential Type • None (includes noncredentialled appraiser trainees or jurisdictions that don’t provide credentials to appraiser trainees) • Certified General • Certified Residential • Licensed Residential • Trainee Appraiser (appraiser trainees with an issued credential, also referred to as Registered Trainee) • Other (Describe) 2.025 2.040 ID Required if Credential Type is not None Free-form The credential as reported by the ASC. Commonly referred to as “credential number”, “license number”, or “certification number”. Note: Do not include state in the ID field unless it is part of the credential number as reported on the ASC National Registry. 2.026 2.041 State Required if Credential Type is not None 2-letter USPS state code State credential that applies to the assignment, commonly referred to as the “credentialling state”. 2.027 2.042 Expires Required if Credential Type is not None mm/dd/yyyy Expiration date of the credential. Other Information About Appraiser and Supervisory Appraiser Assignment Information: Contact Information – Other Information about Appraiser and Supervisory Appraiser Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 2.028 2.043 ASC Identifier If applicable Free-form A unique identifier for the individual appraiser or supervisory appraiser as assigned by the Appraisal Subcommittee (ASC). Note: If ASC Identifier is not populated for a contact, it does not display. 2.029 2.044 VA Appraiser ID If applicable for appraiser and supervisory appraiser on VA appraisals Free-form A unique identifier for the individual appraiser as assigned by the United States Department of Veterans Affairs. Only one identifier per individual. Reference the appropriate government agency appraisal guidelines for more information. 2.030 2.045 FHA Appraiser ID If applicable for appraiser and supervisory appraiser on FHA appraisals Free-form A unique identifier for the individual appraiser as assigned by the United States Federal Housing Administration. Reference the appropriate government agency appraisal guidelines for more information. Uniform Appraisal Dataset 02 Assignment Information Appendix F-1: URAR Reference Guide Page 43 of 378 Version 1.4 Assignment Information: Contact Information – Other Information about Appraiser and Supervisory Appraiser Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 2.031 2.046 Employment Type Required for appraiser and supervisory appraiser on VA appraisals Choose an allowable answer from table (Employment Type) The employment category for the appraiser. • Independent Fee Appraiser • Staff Appraiser Reference the appropriate government agency appraisal guidelines for more information. Assignment Information: Employment Type Allowable Answer Definition / Additional Guidance Independent Fee Appraiser An independent contractor treated for purposes of Federal income taxation as an independent contractor by both the lender/client and the appraisal management company ordering the appraisal. The appraiser is issued a Form 1099 and is responsible under IRS rules accordingly. Staff Appraiser An employee for purposes of Federal income taxation by either the lender/client or the appraisal management company ordering the appraisal. The appraiser is expected to be issued a Form W-2. Significant Real Property Appraisal Assistance This subsection of Assignment Information provides details about people who provided significant real property appraisal assistance to the appraiser. A contact (person) displays in this subsection when the Significant Real Property Appraisal Assistance Role is chosen for the contact. If no one provided professional assistance, do not choose a Role of Significant Real Property Appraisal Assistance, and this subsection does not display. Role: Significant Real Property Appraisal Assistance (Choose if applicable for the Contact) Allowable Answer Definition / Additional Guidance Significant Real Property Appraisal Assistance A person who does not meet all scope of work and certification requirements that provided significant assistance with the development of the appraisal report, as prescribed by Uniform Standards of Professional Appraisal Practice and Advisory Opinion. Selecting this answer does not allow this contact (person) to sign the report. Contact Information: Significant Real Property Appraisal Assistance Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 2.047 Name Required for each person providing significant real property appraisal assistance Free-form The full name of the person providing significant real property appraisal assistance. Note: At a minimum, first and last name must be provided. Uniform Appraisal Dataset 02 Assignment Information Appendix F-1: URAR Reference Guide Page 44 of 378 Version 1.4 Contact Information: Significant Real Property Appraisal Assistance Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 2.049 Level Required for each person providing significant real property appraisal assistance Choose an allowable answer from the Definition / Additional Guidance column Credential Type • None (includes noncredentialled appraiser trainees or jurisdictions that don’t provide credentials to appraiser trainees) • Certified General • Certified Residential • Licensed Residential • Trainee Appraiser (appraiser trainees with an issued credential, also referred to as Registered Trainee) • Other (Describe) 2.050 ID Required if Credential Type is not None Free-form The credential as reported by the state or ASC, if applicable. Note: Do not include state in the ID field unless it is part of the credential number as reported on the ASC National Registry. 2.051 State Required if Credential Type is not None 2-letter USPS state code State credential that applies to the assignment, commonly referred to as the “credentialling state”. 2.052 Expires Required if Credential Type is not None mm/dd/yyyy Expiration date of the credential. 2.048 Description Required for each person providing significant real property appraisal assistance Free-form Explains the details and extent of the assistance provided. Property Data Report This subsection provides details about the property data report, which is the accumulation of factual information collected from the observation of a residential property that is completed specifically for mortgage purposes, whether in the form of data or a report. This is limited to property characteristics and does not include opinions of value. Note: Tax records and MLS listings are data sources and do not constitute a property data report. A contact (person) displays in this section when the Property Data Collector Role is chosen for the contact. If there is no property data report associated with the appraisal (Property Data Report Used (2.005) is No), do not choose a Role of Property Data Collector, and this subsection does not display. Reference published guidelines by the GSEs, government agencies, or other identified secondary market participants for requirements regarding the level of inspection. Role: Property Data Collector (Choose if applicable for each Contact) Allowable Answer Definition / Additional Guidance Property Data Collector The person observing and collecting relevant property characteristics used in preparation of a property data report. Uniform Appraisal Dataset 02 Assignment Information Appendix F-1: URAR Reference Guide Page 45 of 378 Version 1.4 Assignment Information: Contact Information - Property Data Report Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 2.053 Name If available when Property Data Report Used is Yes Free-form The name of the person who completed the property data report. Note: If Name is not provided, it does not display. 2.054 Occupation Required if Property Data Report Used is Yes Select an allowable answer from the Definition / Additional Guidance column The occupation of the person who completed the property data report. • Appraiser • Appraiser Trainee • Home Inspector • Insurance Inspector • Real Estate Agent • Other (Describe) Note: • Select Appraiser (or Appraiser Trainee) if an appraiser (or trainee) completed the property data report but is not acting as the appraiser on this appraisal. • If property data collection is the primary occupation of the person completing the report and no other answers apply, select Other and type in “Property Data Collector”. 2.055 Company Name Required if Property Data Report Used is Yes Free-form The name of the company that provided the property data report. 2.056 Company Address Required if Property Data Report Used is Yes Free-form The address of the company that provided the property data report. 2.057 Reference ID If available when Property Data Report Used is Yes Free-form An identifier or number issued to identify the property data report. Note: If Reference ID is not provided, it does not display. 2.058 Subject Property Inspection Exterior Required if Property Data Report Used is Yes Choose an allowable answer from the Definition / Additional Guidance column Exterior Inspection Method: The method by which the exterior inspection was conducted for the property data report. • Physical • Virtual • No Inspection 2.059 Subject Property Inspection Interior Required if Property Data Report Used is Yes Choose an allowable answer from the Definition / Additional Guidance column Interior Inspection Method: The method by which the interior inspection was conducted for the property data report. • Physical • Virtual • No Inspection 2.060 Subject Property Inspection Inspection Date Required if Property Data Report Used is Yes mm/dd/yyyy Date the subject property was inspected for the property data report. Uniform Appraisal Dataset 02 Assignment Information Appendix F-1: URAR Reference Guide Page 46 of 378 Version 1.4 Assignment Information and Scope of Work Commentary Assignment Information and Scope of Work Commentary Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 2.061 Assignment Information and Scope of Work Commentary If applicable Free-form Commentary could include information pertinent to Assignment information and Scope of Work that is not captured in the discrete data, or additional details to support the discrete data that is provided. Note: If only an exterior inspection was performed, describe the extent of the inspection, (e.g., “from the street”, “walked the property”). Assignment Information Exhibits All photos or images related to the Assignment Information section are displayed in the Assignment Information Exhibits subsection. If there are no photos or images, this subsection does not display. Assignment Information Exhibits Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance See iGuide Assignment Information Exhibits If applicable Photos or images Photos or images relevant to the Assignment Information section may be provided, which display in Assignment Information Exhibits. A caption may be provided to further describe the photo or image. Uniform Appraisal Dataset 03 Subject Property Appendix F-1: URAR Reference Guide Page 47 of 378 Version 1.4 03 Subject Property The Subject Property section always displays, and provides overall information including the address, legal description, and ownership rights. This section provides space for additional commentary and exhibits. General Information Address, County, Neighborhood Name Subject Property: Address, County, Neighborhood Name Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 3.000 Physical Address Always required Free-form, in format that conforms to address standards in USPS Publication 28, Postal Addressing Standards Property Address: Physical address of the property being appraised. The following address elements must be included: • Street number and name (including pre-directional indicator, suffix, post- directional indicator) • Unit number, if applicable o For condos, co-ops, and condops, only use the unit number if it is in the USPS address. o Do not use unit number for properties with more than one unit, such as 2- to 4-unit properties. o If the unit number is not applicable, leave it blank. • City, state, and ZIP code Examples: • For a single-family attached or detached property: o 123 Oak St, Anytown NY 11111 • For a high-rise condo, co-op, or condop: o 123 Oak St, Unit 101, Anytown NY 11111 The purpose of the address in the appraisal is to identify the location of the subject property. If the subject property address has not been assigned through USPS, another descriptive method for the address line (e.g., Lot and Block) must be provided to indicate the location. 2- to 4-Unit Properties Physical Address represents the address for the entire property. • Do not populate unit number in Physical Address. Unit Identifier is included in the Unit Interior section (10.002), not here. • Do not use Alternate Physical Address for one of the units. Examples: • For a property with one dwelling (100 Main St), where each unit (Units 1- 4) has a separate address, enter 100 Main St for Physical Address. The individual units would be identified with Unit Identifier (10.002). • For a property with two dwellings, each with a separate address (100 Main St and 102 Main St), enter 100-102 Main St for Physical Address. Uniform Appraisal Dataset 03 Subject Property Appendix F-1: URAR Reference Guide Page 48 of 378 Version 1.4 Subject Property: Address, County, Neighborhood Name Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 3.001 Alternate Physical Address If applicable Free-form Alternate or “also known as” physical address(es) of the property being appraised. This includes any other physical property addresses recognized for the subject property. If the property has multiple distinct addresses, include them in Alternate Physical Address. Examples: • Corner lots o Example: A house at the corner of Main St and 1st St that faces 1st St may have an address of 123 Main St and an additional address of 200 1st St. • Multiple city names that use the same ZIP code o Example: Colesville MD, Burtonsville MD and Silver Spring MD are all valid cities for ZIP code 20904. • Address changed by the local jurisdiction • Rural property with a rural delivery address. Some properties do not have traditional “city style” addresses that denote the physical address. o Example: Enter RD #6 Chase Rd for Physical Address and Box 40 Chase Rd for Alternate Physical Address. • Condos, co-ops, or condops where the legal description differs from the USPS address. o Example: Mailboxes located in a cluster box in a lobby or outside of the building. Enter 123 Oak St for Physical Address and 123 Oak St, Box 11 for Alternate Physical Address. 3.002 County Always required Free-form Name of county or parish as defined by the state. Notes: • If the subject property is not located in any county (located in an independent city), enter the name of the local municipality or district in which the property is located. Examples: Baltimore City, Fairfax City. • If the property is located in more than one county, provide the county that corresponds to the Physical Address, and provide further details in Subject Property Commentary (3.032). 3.003 Neighborhood Name If applicable Free-form The neighborhood name may be a name recognized by the municipality in which the property is sited. Note: • Neighborhood name may not apply in some areas, such as rural areas. In this case, enter None when the row is included in the Sales Comparison Approach (22.03.03) or Rental Information (23.03.02). Subject Property Characteristics (Checkboxes) Uniform Appraisal Dataset 03 Subject Property Appendix F-1: URAR Reference Guide Page 49 of 378 Version 1.4 Subject Property: Subject Property Characteristics (Checkboxes) Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 3.010 Planned Unit Development (PUD) Always required Yes | No Property in a PUD Indicates whether the property is in a PUD. A PUD is a subdivision that consists of common property and improvements that are owned and maintained by a homeowners association (HOA) for the benefit and use of the individual PUD unit owners. A unit owner in the PUD has title to a residential property (parcel and dwelling) and an interest in the HOA that owns or manages the common areas and facilities of the PUD. Notes: • Select Yes when all lot or unit owners are required to have an interest in the HOA managing the PUD common areas and facilities. • Select No if the property is in a condo, co-op, or condop. • A PUD may be comprised of manufactured homes when meeting the definition. • A project or subdivision with voluntary HOA membership must not be identified as a PUD. 3.011 3.012 3.013 Condominium Cooperative Condop Always required Yes | No Checkboxes are checked based on Property in a Project • Yes (the property is in a condominium, cooperative, or condop) • No (the property is not in a condominium, cooperative, or condop) 3.011 3.012 3.013 Condominium Cooperative Condop Required if Property in a Project is Yes Choose an allowable answer from table (Project Legal Structure) Checkboxes are checked based on Project Legal Structure • Condominium • Cooperative • Condop 3.014 Property on Native American Lands Always required Yes | No Indicates whether the property is on Native American Lands. Identification of appraisals for properties located on Native American Lands provides the GSEs the ability to recognize these properties for special loan products that support lending to members of federally recognized indigenous tribes in tribal areas and Hawaiian Home Lands. Note: If Yes, Native American Lands Type (3.021) must be provided. 3.015 Subject Site Owned in Common Always required Yes | No Site Owned in Common: Indicates whether land associated with the property is owned by an association, such as a condominium project, cooperative, or condop. • Yes (the land supporting the dwelling is commonly owned through an association such as a condo, co-op or condop). • No (the homeowner owns or leases the land sole and separate from another entity). 3.016 Homeowner Responsible for all Exterior Maintenance of Dwellings Always required Yes | No Indicates whether the homeowner is responsible for all exterior maintenance of the dwelling(s) on the property. Subject Property Commentary (3.032) can be used to clarify specific maintenance responsibilities if needed. 3.017 New Construction Always required Yes | No If Yes, all dwellings on the property are 100% newly constructed, including the foundation, were completed in the past 12 months, have never been occupied, and exhibit no signs of wear or use. Reference the condition rating definitions in Appendix 2: Condition and Quality Rating Definitions. 3.018 Construction Stage Required for FHA and VA appraisals when New Construction is Yes Choose an allowable answer from the Definition / Additional Guidance column The stage of construction at the time of the inspection. • Complete • Proposed • Under Construction Reference the appropriate government agency appraisal guidelines for more information. Uniform Appraisal Dataset 03 Subject Property Appendix F-1: URAR Reference Guide Page 50 of 378 Version 1.4 Project Legal Structure (Choose one) Allowable Answer Definition / Additional Guidance Condominium A project that has condominium ownership rights. Cooperative A project that has cooperative ownership rights. Condop A project that contains units with both cooperative and condominium ownership rights. Example: A mixed-use condo building with commercial spaces that are individual condo units, and a residential portion that is a cooperative consisting of individual residential co-op units (all of the residential co-op units together make up one condominium unit). Attachment Type and Number of Units, ADUs, and Dwellings Subject Property: Attachment Type and Number of Units, ADUs, and Dwellings Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 3.004 Attachment Type Always required Choose an allowable answer from table (Attachment Type) Type of attachment to a neighboring property. • Attached • Detached 3.005 Units Excluding ADUs Always required Number Number of separate living units on the subject property, not counting any ADUs. ADUs are entered in a separate field (3.006) but are considered in the overall unit count. Examples: • A single-family property (with or without an ADU) is reported as 1 unit in this field. • A three-unit property (with or without an ADU) is reported as 3 units in this field. Notes: • 2- to 4-unit properties are identified using Units Excluding ADUs between 2 and 4. • This data point is for the number of units in the subject property only. The number of units in a project is reported as Total Units (18.006) in the Project Information section, and not here. 3.006 Accessory Dwelling Units Always required Number Number of ADUs on Subject Property Notes: • Enter zero (0) if there are no ADUs on the property. • ADUs may be in the dwelling, attached to the dwelling, or associated with a separate building (outbuilding). 3.007 Dwellings Containing Units Always required Number Number of dwellings on the property. A dwelling is a structure designed to be used as a residence that contains one or more living units. Notes: • Dwellings Containing Units only displays when there is more than 1 living unit (Units Excluding ADUs is more than 1). • An outbuilding is a structure other than a dwelling (e.g., barn, shed, bunkhouse, standalone ADU). Outbuildings are not included in Dwellings Containing Units. A detached garage with an ADU would not be captured here. Examples: • Enter 1 for a 2-unit property where both units are in the same building. • Enter 1 for a 3-unit property where all units are in the same building. • Enter 2 for a 2-unit property where each unit is in a separate building. Uniform Appraisal Dataset 03 Subject Property Appendix F-1: URAR Reference Guide Page 51 of 378 Version 1.4 Attachment Type (Choose one) Allowable Answer Definition / Additional Guidance Attached Residential dwelling that has a common wall or other direct physical connection with another dwelling or structure that has a different legal description. If there are multiple dwellings on the property, select this answer if at least one of them is attached to a neighboring property. Examples: • Rowhouse or townhouse • Semi-Detached (sometimes referred to as a “duplex” or “twin”) • Property that is in a high-rise, mid-rise, or low-rise building • 2- to 4-unit property with any dwelling attached to a neighboring property Detached Residential dwelling under a single legal description that has no common wall or other direct physical connection with another dwelling or structure. Examples: • Single-family detached • 2- to 4-unit property not attached to a neighboring property • A condo or co-op where there are no shared walls, floor, or ceiling with another unit (sometimes referred to as a “detached condo”) Special Tax Assessments Subject Property: Special Tax Assessments Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 3.008 Special Tax Assessments Always required Yes | No Indicates whether there are special tax assessments. A special tax assessment is an additional tax levied on the property to pay for specific local (municipalities or governmental) infrastructure projects (e.g., public road or sewer construction or maintenance). Note: Do not include project special assessments. These are reported in the Project Information section (18.072). 3.009 Description of Special Tax Assessments and Impact to Value / Marketability Required if Special Tax Assessments is Yes Free-form Describe the special tax assessment, including amount, purpose, and the impact to value and / or marketability. Ownership Rights This subsection displays when the property is not in a cooperative and describes the ownership and property rights appraised for the subject property. The appraiser must identify any property rights excluded from the valuation of the subject property such as mineral rights, water rights etc. Fractional, timeshare or segmented ownership rights must be identified in Subject Property Commentary (3.032) when they exist for the subject property. Property Rights Uniform Appraisal Dataset 03 Subject Property Appendix F-1: URAR Reference Guide Page 52 of 378 Version 1.4 Subject Property: Property Rights Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 3.019 Property Rights Appraised Required if the property is not in a cooperative Choose an allowable answer from the Definition / Additional Guidance column Ownership interest in the property • Fee Simple • Leasehold • Other (Describe) 3.020 Community Land Trust Required if Property Rights Appraised is Leasehold or Other Yes | No Indicates whether the property is in a Community Land Trust. 3.021 Native American Lands Required if Property on Native American Lands is Yes Choose an allowable answer from table (Native American Lands) Native American Lands Type: The legal means by which Native American land is owned. • Alaska Native Corporation Land • Hawaiian Home Lands • Tribal Trust Land • Other (Describe) Native American Lands (Choose one) Allowable Answer Definition / Additional Guidance Alaska Native Corporation Land Land that is owned by a Native American tribe and was conveyed by the United States to a Native Corporation pursuant to the Alaska Native Claims Settlement Act (43 U.S.C. 1601 et seq.) or that was conveyed by the United States to a Native Corporation in exchange for such land. Hawaiian Home Lands Public land held in trust by the State of Hawaii, Department of Hawaiian Home Lands for native Hawaiians. Tribal Trust Land Land held in trust by the United States government for the benefit of the particular tribe. This type of land may not be mortgaged. The tribe executes a lease (approved by HUD/BIA) with the tribal member. The collateral for loans on these types of lands is improvements on the land and the lease. The title to the structure and leasehold estate is conveyed but not title to the land itself (it would remain trust for the tribe). Other (Describe) Select Other to enter an answer that is not in the above list. Uniform Appraisal Dataset 03 Subject Property Appendix F-1: URAR Reference Guide Page 53 of 378 Version 1.4 Ground Rent This subsection is for ground rents paid by individual owner(s) of the subject property. Reference the Project Information section (18.019-18.022) for project ground rent. Subject Property: Ground Rent Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 3.022 Ground Rent Annual Amount Required if Property Rights Appraised is Leasehold and Site Owned in Common is No Dollar amount Annual amount agreed to be paid for the ground rent for the subject property. 3.023 Renewable Required if Property Rights Appraised is Leasehold and Site Owned in Common is No Yes | No Lease Renewable Indicates whether the ground lease is renewable. 3.024 Term Required for FHA, USDA, and VA appraisals when Lease Renewable is Yes Number Total number of years the ground lease is in effect (full term of the lease). Reference the appropriate government agency appraisal guidelines for more information. 3.025 Expires Required if Property Rights Appraised is Leasehold and Site Owned in Common is No mm/yyyy Expiration date of the ground lease. 3.026 Description of Ground Rent and Impact to Value / Marketability Required if Property Rights Appraised is Leasehold and Site Owned in Common is No Free-form Provide commentary on the ground rent, sources of information, a description of the impact to value and / or marketability, and any other details. Uniform Appraisal Dataset 03 Subject Property Appendix F-1: URAR Reference Guide Page 54 of 378 Version 1.4 Ownership Rights Subject Property: Ownership Rights Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 3.027 All Rights Included in Appraisal Required if Site Owned in Common is No Yes | No Indicates whether all ownership rights are being included in the appraisal. 3.028 Rights Not Included Required if All Rights Included in Appraisal is No Choose one or more allowable answers from the Definition / Additional Guidance column Ownership rights that are not being included in the appraisal. • Air Rights • Mineral Rights • Timber Rights • Water Rights • Other (Describe) 3.029 Mineral Rights Leased Required for FHA, USDA, and VA appraisals when mineral rights are included Yes | No Indicates whether mineral rights for the subject property are subject to a lease agreement. Reference the appropriate government agency appraisal guidelines for more information. 3.030 Description of Rights Not Included Required if All Rights Included in Appraisal is No Free-form Provide a description of ownership rights that are not included in the appraisal, including the impact to value and / or marketability. Legal Description Subject Property: Legal Description Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 3.031 See iGuide Legal Description Always required Free-form or image Description of all parcels being valued in the appraisal. Provide one Legal Description for the entire property, including all parcels. It may be provided as text or as an image, such as in cases where the Legal Description is lengthy. A caption may be provided to further identify the image. Uniform Appraisal Dataset 03 Subject Property Appendix F-1: URAR Reference Guide Page 55 of 378 Version 1.4 Subject Property Commentary Subject Property Commentary Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 3.032 Subject Property Commentary If applicable Free-form Additional commentary specific to the Subject Property section. Commentary may include: • Details captured above that require additional support. • Information pertinent to the Subject Property section that is not captured in the details above. Subject Property Exhibits All photos or images related to the Subject Property section (with the exception of Legal Description if applicable) are displayed in the Subject Property Exhibits subsection. If there are no photos or images, this subsection does not display. Subject Property Exhibits Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance See iGuide Subject Property Exhibits If applicable Photos or images Photos or images relevant to the Subject Property section may be provided, which display in Subject Property Exhibits. If the photo or image is not specifically indicated above, provide a caption to further identify each photo or image. Uniform Appraisal Dataset 04 Site Appendix F-1: URAR Reference Guide Page 56 of 378 Version 1.4 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. These details are key to providing an understanding of the property and the influences that define and affect the location. This section provides space for additional commentary, exhibits, and information about any apparent defects, damages, or deficiencies related to the site. The Site section always displays. General Information Site Size and Parcels Site Size and Parcels Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 4.000 Total Site Size Required if Site Owned in Common is No Number of acres, square feet, hectares, or square meters The total area of the site, including all parcels. • 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). Note: • If there is more than one parcel, the Total Site Size may not exactly match the sum of all Parcel Sizes (4.007) due to rounding differences for individual parcels. • If new construction and providing an estimate, provide an explanation and describe in Site Commentary (4.116). 4.001 Dimensions May be provided for FHA, USDA, and VA appraisals if Site Owned in Common is No Free-form The dimensions of the site such as its width and depth. Note: Must be consistent with other forms of measurement in the report. Reference the appropriate government agency appraisal guidelines for more information. 4.002 Number of Parcels Required if Site Owned in Common is No Number The total number of parcels that comprise the subject property. 4.003 Contiguous Required if Number of Parcels is more than 1 Yes | No Parcels Contiguous Indicates whether two or more parcels share at least one common boundary. • Yes (2 or more parcels share a common boundary). • No (the parcels are divided). 4.004 Elements Dividing Parcels Required if Parcels Contiguous is No Choose one or more allowable answers from the Definition / Additional Guidance column The elements that separate non-contiguous parcels. • Body of Water • Other Parcel • Road • Other (Describe) Uniform Appraisal Dataset 04 Site Appendix F-1: URAR Reference Guide Page 57 of 378 Version 1.4 Information for Each Parcel Site: Information for each Parcel Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 4.005 Assessor Parcel Number (APN) Required for each parcel if the property is not in a cooperative, or if applicable when the property is in a condop. Free-form A number assigned to parcels of real property by the local jurisdiction for purposes of identification, record-keeping, and taxation. Note: If the APN is not yet assigned, enter “Not Assigned”. 4.006 APN Description Required for each parcel if the property is not in a cooperative, or if applicable when the property is in a condop. Choose an allowable answer from table (APN Description) A description of the use of the land. An APN is required for each parcel that is included in the valuation when one has been assigned by the local taxing authority. • Land with Dwelling • Condominium Unit • Land with Improvement • Vacant Land • Boat Slip • Parking • Storage • Other (Describe) Not on Report This is an appraiser input that does not display If available for each parcel Free-form Alternative Property Identifier: A proprietary value used to identify parcels of real property. 4.007 Parcel Size Required for each parcel if Site Owned in Common is No and APN Description is Land with Dwelling, Land with Improvement, or Vacant Land Number of acres, square feet, hectares, or square meters Parcel Size: The area of the individual parcel. • 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). APN Description (Choose all that apply) Allowable Answer Definition / Additional Guidance Land with Dwelling A parcel containing one or more living units. Examples: • Dwelling on a single lot • Dwelling on multiple lots with independent APNs Condominium Unit A living unit in a condominium project. For use when the property is in a condominium and Site Owned in Common (3.015) is Yes. Land with Improvement Land with one or more structures that do not contain living units (e.g., shed, barn). For use when the additional parcel does not contain a dwelling and has its own separate APN. Vacant Land Land containing no structures or dwellings. For use when the additional parcel is vacant land and has its own separate APN. May include utilities to the site. Boat Slip A privately owned docking point for boats or other watercraft. For use when the boat slip is a separate parcel. Parking An area specifically designed for vehicle storage. For use when the parking is a separate parcel. Storage A room or area designed to secure personal belongings. For use when the storage is a separate parcel. Other (Describe) Select Other to enter an answer that is not in the above list. Uniform Appraisal Dataset 04 Site Appendix F-1: URAR Reference Guide Page 58 of 378 Version 1.4 Zoning Site: Zoning Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 4.008 Compliance Always required Choose an allowable answer from Definition / Additional Guidance column Zoning Compliance: The level of compliance of the site or improvements with zoning regulations. • Illegal • Legal • Legal Nonconforming (A permissible exception to current zoning ordinances where the property was legally conforming when established but no longer conforms with current zoning) • No Zoning (see also Property Restrictions (4.050-4.053), if applicable) 4.009 Classification Code Required for all Zoning Compliance responses except No Zoning Free-form Zoning Classification Code as defined by the local governing authority (e.g., R1). 4.010 Classification Code Description Required for all Zoning Compliance responses except No Zoning Free-form Descriptive text that explains the details of the Classification Code as used and defined by the local governing authority. Examples: • Residential single-family dwellings on 1 acre lots • Mixed use structures and low-rise multifamily units in the defined Central Business District (CBD) 4.011 Reasons Illegal Required if Zoning Compliance is Illegal Choose one or more allowable answers from table (Reasons Illegal) The reason(s) the site does not comply with zoning regulations. • Accessory Dwelling Unit • Development Standards • Excessive Units • Lot Size • Manufactured Home • Other (Describe) 4.012 Impact Required if Zoning Compliance is not Legal Adverse, Beneficial, or Neutral 4.013 Rebuildable to Current Density / Use Required for FHA, USDA, and VA appraisals when Zoning Compliance is Legal Nonconforming Yes | No Indicates whether the building code or zoning regulations allow the property to be rebuilt to the current density and use if current improvements are destroyed. 4.014 Description of Zoning Compliance Required if Zoning Compliance is not Legal, or if relevant Free-form Description could include information pertinent to zoning compliance that is not captured in the discrete data, or additional details to support the discrete data that is provided. Site: Zoning - Reasons Illegal (Choose all that apply) Allowable Answer Definition / Additional Guidance Accessory Dwelling Unit Accessory dwelling units are not allowed on the site. Development Standards Site is not compliant with development regulations (e.g., a dwelling with a building footprint that exceeds the allowable setback lines or size restrictions). Uniform Appraisal Dataset 04 Site Appendix F-1: URAR Reference Guide Page 59 of 378 Version 1.4 Site: Zoning - Reasons Illegal (Choose all that apply) Allowable Answer Definition / Additional Guidance Excessive Units The property exceeds the allowable density established by the local zoning authority (e.g., a two-to-four unit property in an area that permits only one-unit properties in the zoning regulations). Lot Size Site size does not meet standards established by local zoning authority. Manufactured Home Manufactured homes are not allowed on the site. Other (Describe) Select Other to enter an answer that is not in the above list. Property Use This subsection displays when Site Owned in Common (3.015) is No. • When Site Owned in Common is Yes, non-residential use such as live/work space in the living unit is reported in the Unit Interior section (10.026-10.028). • Commercial space in condominium, cooperative, or condop project buildings is reported in the Project Information section (18.069). Site: Property Use Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 4.017 Non-Residential Use Required if Site Owned in Common is No Yes | No Non-Residential Uses on Property: Indicates whether the property includes space set aside to operate a business. When analyzing this for a condominium or cooperative (such as a site condo), only include areas that are part of the subject unit and not the entire project. Project analysis is handled in the Project Information section. Notes: • If Yes, the Non-Residential Property Use row displays in the Site Features Table (4.043-4.046), and additional information must be provided. • If No, “None” displays. 4.015 Primarily Residential Required if Non- Residential Uses on Property is Yes Yes | No Indicates whether the property's use is primarily residential when the property includes non-residential space set aside to operate a business. Although income should be considered, it may not be the sole determining factor if the property is primarily residential. 4.016 Residential Use Required for FHA, USDA, and VA appraisals if Non- Residential Uses on Property is Yes Percent Percent of Residential Use Reference the appropriate government agency appraisal guidelines for more information. Uniform Appraisal Dataset 04 Site Appendix F-1: URAR Reference Guide Page 60 of 378 Version 1.4 Site: Property Use Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 4.017 Non-Residential Use Required if Non- Residential Uses on Property is Yes Choose one or more allowable answers from the Definition / Additional Guidance column The type(s) of non-residential use observed on the property. • Agricultural • Commercial (e.g., retail, day care, elder care, beauty or barber shop, doctor’s office) • Industrial • Other (Describe) Notes: • Also displays in the Site Features Table (4.044). • Photo(s) of non-residential use must be provided, which display in Site Exhibits with the caption “Non-Residential Use”. An additional caption including the type of non-residential use, location, and any other descriptive information as appropriate may be provided. 4.018 Non-Residential Modification Required if Non- Residential Uses on Property is Yes Yes | No 4.019 Description of Non-Residential Use / Modification Required if Non- Residential Uses on Property is Yes Free-form Commentary on the nature of the non-residential use and / or modifications, including the extent of the changes and whether they have an adverse impact on marketability as a residential property. Property Access Site: Property Access Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 4.020 Primary Access Always required Choose an allowable answer from table (Primary Access to Property) Primary Access to Property: The primary ingress and egress method to the property. • Pedestrian Only Access • Private Airstrip • Private Street • Public Street • Waterway • Other (Describe) Notes: • For condominiums, cooperatives, and condops, reference published guidelines by the GSEs, government agencies, or other identified secondary market participants for specific guidance. • Photo(s) of the property access must be provided, which display in Site Exhibits with the caption “Property Access (Street Scene)”. An additional caption may be provided to further identify the photo. Uniform Appraisal Dataset 04 Site Appendix F-1: URAR Reference Guide Page 61 of 378 Version 1.4 Site: Property Access Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 4.021 Street Type and Surface Required for each street if Primary Access to Property is Public Street, or Private Street Choose one or more allowable answers from table (Street Type) Street(s) Used to Access Property: The means of direct access and exit for all roads to and from the property. • Alley • Arterial Street • Collector Street • Cul-de-sac • Dead End • Local Road • Rural Road • Other (Describe) Note: For condominiums, cooperatives, and condops, reference published guidelines by the GSEs, government agencies, or other identified secondary market participants for specific guidance. 4.021 Street Type and Surface Required for each street if Primary Access to Property is Public Street, or Private Street Choose an allowable answer from the Definition / Additional Guidance column Street Surface Material • Asphalt • Brick • Concrete • Cobblestone • Dirt • Gravel • Other (Describe) Note: If the street is made of multiple materials, choose the predominant one. 4.022 Known Maintenance Agreement Required if Primary Access to Property is Private Street Yes | No Indicates whether there is an enforceable maintenance agreement for a private street used to access the property that is known to the appraiser. Notes: • Select Yes if the private street is maintained by the HOA or PUD. • An image of the maintenance agreement may be provided, which displays in Site Exhibits. A caption may be provided to identify the image as being of a maintenance agreement, and any other descriptive information as appropriate. 4.023 Typical for Market Always required Yes | No Access to Property Typical for the Market: Indicates whether the property access is common in the market location. 4.024 Description of Property Access Required if Access to Property Typical for the Market is No, or as needed Free-form Description of the access to the property including why it is not typical for the market. Additional commentary to include details and other information may be provided. Primary Access to Property (Choose one) Allowable Answer Definition / Additional Guidance Pedestrian Only Access Indicates the property is landlocked and can only be accessed by foot (e.g., walking, hiking) and cannot be accessed by any other method. An easement is typically required to access the property. Note: Choose this answer for situations in which there is a street giving access to the subject property that has been converted to pedestrian-only access and is the only access. Private Airstrip Note: Do not include airstrips that serve a project or community. These are reported in Common Amenities / Services (18.012). Private Street Note: Do not choose this answer for pedestrian-only streets. Public Street Note: Do not choose this answer for pedestrian-only streets. Waterway Other (Describe) Select Other to enter an answer that is not in the above list. Uniform Appraisal Dataset 04 Site Appendix F-1: URAR Reference Guide Page 62 of 378 Version 1.4 Street Type (Choose all that apply) Allowable Answer Definition / Additional Guidance Alley A typically narrow passageway between buildings or residences that is designed to provide access to the property but not meant for use as a local road. Arterial Street A high-capacity road primarily designed to provide routes from city to city; features divided lanes and high to moderate rates of speed, limited and controlled pedestrian access (e.g., state or county highway). Collector Street A moderate-capacity road designed to link to arterial roads and collect traffic from local roads; may feature divided lanes, moderate rates of speed, and controlled pedestrian access. Cul-de-sac A low-capacity road designed as a non-through street that ends in a circle typically used for vehicle turn around; features a low rate of speed and unregulated pedestrian access. Dead End A low-capacity road or series of roads that end abruptly with no specified area for vehicle turn around and only one means of entry and exit; features a low rate of speed and unregulated pedestrian access (e.g., non-through street). Local Road A moderate- to low-capacity road primarily designed to provide direct access to individual residential properties; typically features single lane, low rates of speed and unregulated pedestrian access (e.g., neighborhood or residential road). Rural Road A low-capacity road primarily designed to provide direct access to agricultural properties and larger acreage residential properties; typically present in areas of low population density with low rates of speed and unregulated pedestrian access (e.g., county road). Other (Describe) Select Other to enter an answer that is not in the above list. Site Influence The appraiser must fully consider all of the influences that impact the value and marketability of a property’s site and location. These may be onsite or offsite, and sometimes may not be visible from the property or may even be located some distance away. The appearance of the Site Influence table varies based on the details of the property being appraised. Site: Site Influences Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 4.025 Influence Always required Choose one or more allowable answers from table (Site Influence) Site Influence: Specifies an influence on the property. Note: Photos or images for each site influence may be provided, which display in Site Exhibits with the caption “Site Influence”. An additional caption may be provided, including the site influence type and any other descriptive information as appropriate. 4.030 Site Influence Commentary If relevant Free-form Overall commentary for all site influences. Site Influence (Choose all that apply) Allowable Answer Definition / Additional Guidance Agricultural Airport A designated area where aircraft take off and land. Note: Airport influences can extend to flight paths where landing and take-off patterns may create higher noise levels. Choose this answer when reporting on these types of influences. Body of Water Choose this answer if there are one or more bodies of water that influence the site. Note: If applicable, see also the Water Frontage with Private Access subsection (4.031-4.038). Busy Roadway Uniform Appraisal Dataset 04 Site Appendix F-1: URAR Reference Guide Page 63 of 378 Version 1.4 Site Influence (Choose all that apply) Allowable Answer Definition / Additional Guidance Commercial Area An area intended to produce income (e.g., office buildings, retail buildings, hospitality). Golf Course Green Space An area of protected or conserved land or water on which development is indefinitely set aside. High Density Residential A densely populated residential area. High Pressure Gas Line A distribution system with lines in which the gas pressure in the main is higher than the pressure provided to the customer. Historic District A district designated to be of historical significance by a recognized authority. Industrial Area An area intended for the production of manufactured goods (e.g., factories). Local Distribution Line Electric lines that commonly supply power to residential housing developments, similar facilities and individual properties. Oil or Gas Well Overhead Electric Power Transmission Line Electric lines that supply power from power generation stations to local distribution lines. Park Public Transportation Hub A location where public transportation can be accessed (e.g., bus transfer station, metro station). Rail Line The rail line used by commercial or commuter trains (e.g., railroad tracks, metro tracks). Residential School Stormwater Retention An area designed to hold or retain stormwaters on a permanent basis. Other (Describe) Select Other to enter an answer that is not in the above list. Example: Place of Worship Information for each Site Influence Site: Information for each Site Influence Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 4.026 Proximity Required for each site influence Choose an allowable answer from table (Proximity) Proximity of the site influence or body of water to the property. • Bordering • Offsite • Onsite 4.027 Detail Required if Site Influence is Body of Water Choose one or more allowable answers from the Definition / Additional Guidance column Body of Water Type • Bay • Canal • Cove • Creek • Gulf • Lake • Marsh • Ocean • Pond • Reservoir • River • Sound • Other (Describe) Uniform Appraisal Dataset 04 Site Appendix F-1: URAR Reference Guide Page 64 of 378 Version 1.4 Site: Information for each Site Influence Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 4.027 Detail Required for FHA, USDA, and VA appraisals when Site Influence is Airport Choose an allowable answer from table (Special Airport Hazard Zone) Special Airport Hazard Zone: Areas mapped as special airport hazard zones at the ends of runways where aircraft accidents are most likely to occur. • None (Not in a Special Airport Hazard Zone) • Civil Airport Runway Clear Zone • Military Airport Accident Potential Zone 1 • Military Airport Clear Zone • Other (Describe) Reference the appropriate government agency appraisal guidelines for more information. 4.027 Detail Required for FHA, USDA, and VA appraisals when Site Influence is Local Distribution Line, Overhead Electric Power Transmission Line, or High Pressure Gas Line Yes | No Meets Policy Requirements: Indicates whether the site influence meets applicable policy requirements. • Yes (Meets Policy Requirements) • No (Does Not Meet Policy Requirements) Reference the appropriate government agency appraisal guidelines for more information. 4.028 Impact Required for each Site Influence Adverse, Beneficial, or Neutral 4.029 Comment Required for each Site Influence if Impact is Adverse or Beneficial, or if Meets Policy Requirements is No, or as needed Free-form When Adverse or Beneficial, describe the impact to value and / or marketability. Additional commentary may be provided to include details and other information. Proximity (Choose one for each Site Influence or Environmental Condition) Allowable Answer Definition / Additional Guidance Bordering An influence located on or coming from a site that directly abuts the subject site. Offsite An influence located on or coming from a site that is not the subject site nor directly abuts the subject site. Onsite An influence located on or coming directly from the subject site. Special Airport Hazard Zone (Choose one) Allowable Answer Definition / Additional Guidance None (Not in a Special Airport Hazard Zone) Select this answer if the property is not in a Special Airport Hazard Zone. Civil Airport Runway Clear Zone Areas immediately beyond the ends of runways for civil airports as established by Federal Aviation Administration for the purpose of enhancing protection of people and property on the ground in the event an aircraft lands or crashes beyond the runway end. Military Airport Accident Potential Zone 1 Areas beyond the Clear Zone for military airfields established by the United States Department of Defense as a planning tool for local planning agencies. Accident Potential Zones are areas where aircraft mishaps are most likely to occur near the airfields. Military Airport Clear Zone Areas immediately beyond the ends of runways for military airfields established by the United States Department of Defense. Other (Describe) Select Other to enter an answer that is not in the above list. Uniform Appraisal Dataset 04 Site Appendix F-1: URAR Reference Guide Page 65 of 378 Version 1.4 Apparent Environmental Conditions The appraiser must fully consider any apparent environmental conditions that impact the value and marketability of the property. Environmental conditions may be onsite or offsite, may not be visible on or from the property, or may even be located some distance away. There is one Apparent Environmental Condition row in the Site Influence table for each Apparent Environmental Condition. If there are no environmental conditions, this row does not display. Site: Site Influence - Apparent Environmental Conditions Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 4.027 Detail Always required Choose one or more allowable answers from table (Apparent Environmental Condition) Apparent Environmental Condition: A type of environmental condition identified during the analysis of a lot or structure. • None • Hazardous Above Ground Storage Tank • Hazardous Substances • Landfill • Radon • Slush Pit • Soil Contamination • Superfund Site • Underground Storage Tank • Water Contamination • Other (Describe) 4.026 Proximity Required for each identified Apparent Environmental Condition Choose an allowable answer from table (Proximity) Proximity of the environmental condition to the property. • Bordering • Offsite • Onsite 4.026 Proximity Required if Proximity is Bordering or Offsite Number of feet, meters, miles or kilometers Distance from Property: The approximate distance from the property to the environmental condition, as measured from the closest point of the apparent environmental condition to the subject property line. Reference published guidelines by the GSEs, government agencies, or other identified secondary market participants for specific guidance. 4.028 Impact Required for each identified Apparent Environmental Condition Adverse, Beneficial, or Neutral 4.029 Comment Required for each identified Apparent Environmental Condition Free-form Commentary on the nature of the environmental condition, and its impact to value and / or marketability. Apparent Environmental Condition (Choose all that apply) Allowable Answer Definition / Additional Guidance None Select this answer if there are no apparent environmental conditions that influence the property, and the Apparent Environmental Condition row does not display. Hazardous Above Ground Storage Tank Stationary storage tank above the surface grade with capacity of 1000 gallons or more of flammable or explosive material. Hazardous Substances Any material that may be harmful to humans, the property, and / or the environment. Landfill An area of land that is built up from deposits of solid refuse in layers covered by soil. Radon A heavy radioactive gaseous element formed by the decay of radium. Uniform Appraisal Dataset 04 Site Appendix F-1: URAR Reference Guide Page 66 of 378 Version 1.4 Apparent Environmental Condition (Choose all that apply) Allowable Answer Definition / Additional Guidance Slush Pit Earthen pit or basin excavated next to drilling rigs that are used for the collection and disposal of drilling muds and well cuttings. Soil Contamination The presence of chemicals or other alterations to the natural soil environment. Superfund Site A site established by the Federal Comprehensive Environmental Response, Compensation, and Liability Act of 1980 and administered by the Environmental Protection Agency, enabling it to investigate and clean up sites contaminated with hazardous substances. Underground Storage Tank A storage tank that is below the surface grade. Water Contamination Water that contains any foreign substance that can be harmful to humans, the property, and / or the environment (e.g., lead, arsenic). Other (Describe) Select Other to enter an answer that is not in the above list. Water Frontage with Private Access The appraiser must indicate whether the property has private access to each Body of Water Type that was indicated in the Site Influences subsection above. Private access is intended to mean that the access is either owned by the subject property or exclusively granted to the subject property through easement or right. This section is not intended for public or community waterfront access used as an amenity in projects, communities, or other housing developments. Instances where community waterfront access is included as an amenity in mandatory HOA fees must be reported in Common Amenities / Services (18.012) in the Project Information section. If the property does not have private access to any body of water, this subsection does not display. Site: Water Frontage Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance Not on Report This is an appraiser input that does not display Always required for each Body of Water Type Yes | No Property Has Private Access Rights to the Body of Water: Indicates whether the property has private access to the associated body of water. This represents private access from the property only, either through a community buffer or exclusive to the property. Do not select Yes to report on public, community, or project waterfront access and amenities. For All Private Water Frontage on the Property This subsection includes information about all private water frontage on the property. Site: Information for all Private Water Frontage on the Property Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 4.031 Total Linear Measurement Required if Property Has Private Access Rights to the Body of Water is Yes for one or more bodies of water Number of feet or meters Water Frontage Total Length: The approximate total linear measurement of all waterfront with private access, measured in front footage. Uniform Appraisal Dataset 04 Site Appendix F-1: URAR Reference Guide Page 67 of 378 Version 1.4 Site: Information for all Private Water Frontage on the Property Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 4.032 Permanent Waterfront Feature Required if Property Has Private Access Rights to the Body of Water is Yes for one or more bodies of water Choose one or more allowable answers from table (Permanent Waterfront Feature) A permanent feature in or alongside a body of water. • None • Beach • Boat Lift • Boat Ramp • Boat Slip • Dock • Pier • Riprap • Seawall or Bulkhead • Other (Describe) Notes: • If there are multiple permanent waterfront features and bodies of water, provide further details in Water Frontage Commentary (4.038). • Photos or images for the indicated permanent waterfront feature may be provided, which display in Site Exhibits with the caption “Permanent Waterfront Feature”. An additional caption may be provided, including the waterfront feature type(s) and any other descriptive information as appropriate. 4.033 Right to Build Required if Permanent Waterfront Feature is None Yes | No Right to Build Waterfront Features When there are no waterfront features on the property (Permanent Waterfront Feature is None), indicate whether the property has the right to improve the shoreline or build waterfront features. Permanent Waterfront Feature (Choose all that apply) Allowable Answer Definition / Additional Guidance None There are no waterfront features on the property. Beach A strip of land separating a body of water from inland areas, typically used for recreation or leisure purposes. Boat Lift A machine for raising and lowering watercraft to and from the water. Boat Ramp A form of access point, leading to a body of water, for boats or other watercraft. Boat Slip A docking point for boats or other watercraft. Dock A platform leading out from shore into a body of water that is not attached to pillars or girders. Can be permanently installed, or temporary to allow for removal due to seasonality. Note: Docks that are temporary or not permanently installed are considered personal property and are not reported here. Pier A permanent structure leading out from shore into a body of water, typically made of concrete, steel, or treated timbers and supported on pillars or girders. Riprap Rock or other material set in place to protect shorelines (e.g., shot rock, rock armor, or rubble). Seawall or Bulkhead A wall or structure designed to protect shorelines from wave loads and / or to retain soils and prevent erosion. Select this answer only when it is privately owned and maintained, and part of the real estate being valued. Other (Describe) Select Other to enter an answer that is not in the above list. Note: Boathouses must be reported in the Outbuilding section and are not reported here. Uniform Appraisal Dataset 04 Site Appendix F-1: URAR Reference Guide Page 68 of 378 Version 1.4 For each Body of Water with Private Access Indicate which bodies of water from above (Body of Water Type (4.027)) have private access from the property, either through a community buffer or exclusive to the property. If there are multiple bodies of water with private access, each displays in a separate row in the Water Frontage with Private Access table. Site: Information for Each Body of Water with Private Access Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 4.034 Frontage If applicable Choose one or more allowable answers from the Definition / Additional Guidance column Body of Water Type • Bay • Canal • Cove • Creek • Gulf • Lake • Marsh • Ocean • Pond • Reservoir • River • Sound • Other (Describe) Notes: • Body of Water Type redisplays from 4.027. • Photos or images for all water frontage with private access must be provided, which display in Site Exhibits with the caption “Water Frontage”. An additional caption may be provided, including the water frontage type(s) and any other descriptive information as appropriate. 4.035 Name If relevant Free-form Body of Water Name 4.036 Waterfront Access Rights Required for each body of water where Property Has Private Access Rights to the Body of Water is Yes Choose an allowable answer from table (Waterfront Access Rights) Type of access the subject property has to the waterfront. • By Permit • Deeded Access • Privately Owned • Other (Describe) 4.037 Access Depth Required for each body of water where Property Has Private Access Rights to the Body of Water is Yes Choose an allowable answer from table (Access Depth) Classifies the water depth for the purpose of watercraft access. • Deep Water • Non-Navigable • Shallow Water • Other (Describe) Note: Water depth should be approximated considering typical and feasible water depths, whether by dock, pier, or shoreline. Uniform Appraisal Dataset 04 Site Appendix F-1: URAR Reference Guide Page 69 of 378 Version 1.4 Waterfront Access Rights (Choose one for each Body of Water with Private Access) Allowable Answer Definition / Additional Guidance By Permit Temporary permissible use of the waterfront access granted by a recognized authority. Deeded Access Legally permissible use of the waterfront access written in the deed. Privately Owned Waterfront access as granted through private ownership of the water frontage. Other (Describe) Select Other to enter an answer that is not in the above list. Access Depth (Choose one for each Body of Water with Private Access) Allowable Answer Definition / Additional Guidance Deep Water Can handle larger recreational motorboats, sailboats and watercraft with deep hulls, berths, or keels (typically depths of more than 4 feet). Non-Navigable Water is not suitable for standard motorboats or sailboats with deep keels (typically depths of less than 2 feet). Shallow Water Can handle watercraft with only a shallow hull, no berth or keel (typically depths of 2 to 4 feet). Other (Describe) Select Other to enter an answer that is not in the above list. Note: For Access Depth, in areas where tides impact the ability to store/use watercraft, a common practice is to reference the Mean Low Water (MLW) depth. This information can often be sourced from local Realtors/MLS listings. Water Frontage Commentary Site: Information for Each Body of Water with Private Access Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 4.038 Water Frontage Commentary If relevant Free-form Overall commentary for all water frontage, which could include information that is not captured in the discrete data, or additional details to support the discrete data that is provided. View and Impact to Value / Marketability A key component of a property’s location is the view. This subsection contains information about the views associated with the subject property, the range and breadth of those views, and the overall impact the views have on the subject’s value and marketability. Uniform Appraisal Dataset 04 Site Appendix F-1: URAR Reference Guide Page 70 of 378 Version 1.4 Site: View and Impact to Value / Marketability Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 4.039 View Always required Choose one or more allowable answers from the Definition / Additional Guidance column The specific view types as observed for valuation purposes that may affect market value. • Bay • Canal • City Street • Commercial • Cove • Creek • Golf Course • Gulf • High Density Residential • Highway • Industrial • Lake • Marsh • Mountain • Ocean • Park • Parking Lot • Pastoral • Pond • Reservoir • Residential • River • School • Skyline • Sound • Traffic Wall Barriers • Valley • Woods • Other (Describe) Notes: • Views must be reported and analyzed based on what is readily visible from the property dwelling or unit(s). For high-rise, mid-rise and low-rise properties, the view is reported at the unit level. • Photo(s) must be provided of all views that impact value or marketability, which display in Site Exhibits with the caption “View”. An additional caption may be provided, including the view type and any other descriptive information as appropriate. 4.039 View (Primary) Always required for each view Yes | No Indicates whether the view is the primary view. • Select Yes for the view with most impact, and if there is more than one view, “(Primary)” displays next to the view. 4.040 Range of View Always required for each view Choose an allowable answer from table (Range of View) The extent of the view. The range of each view must be described based on the view from the property dwelling or unit(s). • Full • Partial • Seasonal • Other (Describe) 4.041 Impact Always required for each view Adverse, Beneficial, or Neutral 4.042 View Commentary If relevant Free-from Overall commentary for all views • Details captured above that require additional support. • Information pertinent to views impacting value and /or marketability that is not captured in the details above. Uniform Appraisal Dataset 04 Site Appendix F-1: URAR Reference Guide Page 71 of 378 Version 1.4 Range of View (Choose one for each View) Allowable Answer Definition / Additional Guidance Full A generally unobstructed view. Partial A significantly obstructed or limited view. Seasonal A view that is obstructed during certain times of the year. Other (Describe) Select Other to enter an answer that is not in the above list. Site Features and Impact to Value / Marketability The Site Features table provides information about relevant site factors that may impact the value and marketability of the property. • Non-Residential Property Use • Hazard Zone • Property Restrictions • Easements • Encroachments • Site Characteristics The appearance of the Site Features table varies based on the details of the property being appraised. This sample shows all possible rows that may display. Uniform Appraisal Dataset 04 Site Appendix F-1: URAR Reference Guide Page 72 of 378 Version 1.4 Non-Residential Property Use The appraiser must carefully analyze and report on any significant non-residential uses of the subject property in this section when Site Owned in Common (3.015) is No. This row only displays in the Site Features table when Site Owned in Common is No and Non-Residential Uses on Property (4.017) is Yes. • When Site Owned in Common is Yes, the details of non-residential use for a specific unit, including whether the property qualifies as live / work space, are reported in the Unit Interior section (10.026-10.028). • Commercial space in project buildings is reported in the Project Information section (18.069). Site: Site Features - Non-Residential Property Use Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 4.043 4.044 Non-Residential Property Use (Detail) Required if Non- Residential Use is Yes Choose one or more allowable answers from the Definition / Additional Guidance column The type(s) of non-residential use observed on the property. • Agricultural • Commercial (e.g., retail, day care, elder care, beauty or barber shop, doctor’s office) • Industrial • Other (Describe) Note: Redisplays from 4.017. 4.045 Non-Residential Property Use (Impact) Required if Non- Residential Use is Yes Adverse, Beneficial, or Neutral 4.046 Non-Residential Property Use (Comment) Required if Non- Residential Use is Yes Free-form When Adverse or Beneficial, describe the impact to value and / or marketability. Additional commentary may be provided to include details and other information. Hazard Zone The appraiser must report all Hazard Zones that impact the subject property in this section. Examples such as Flood Zones and Lava Flow Zones are predefined and must be reported using the available selections. Select Other (Describe) to identify any zones that impact the subject property that are not predefined. The Hazard Zone row always displays in the Site Features table. Site: Site Features - Hazard Zone Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 4.047 Hazard Zone (Detail) Always required Choose one or more allowable answers from the Definition / Additional Guidance column Hazard Zone: The geographic area, as specified by a government entity, documenting a potential risk to the property. • FEMA Special Flood Hazard Area • USGS Lava Flow Zone • None (No Hazard Zone Noted) • Other (Describe) 4.047 Hazard Zone (Detail) Required if Hazard Zone is USGS Lava Flow Zone USGS Lava Flow Zone 1 to 9 Lava Flow Zone: Defined by the United States Geological Survey to identify the most dangerous Lava Flow Zone in which the property, in whole or in part, is located. Note: If the property is in multiple Lava Flow Zones, report the most severe rating, and note the other Lava Flow Zones in Hazard Zone Comment. 4.048 Hazard Zone (Impact) Required if property is in a hazard zone Adverse, Beneficial, or Neutral Uniform Appraisal Dataset 04 Site Appendix F-1: URAR Reference Guide Page 73 of 378 Version 1.4 Site: Site Features - Hazard Zone Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 4.049 Hazard Zone (Comment) Required if Impact is Adverse, or as needed Free-form Hazard Zone Comment When Adverse, describe the impact to value and / or marketability. Additional commentary may be provided to include details and other information. Property Restriction The appraiser must identify property restrictions or encumbrances affecting the subject property in this subsection. Restrictions are identified using the most appropriate description from the list provided. If there are multiple restrictions, choose all that apply. There is one row in the Site Features table for each Property Restriction. If there are no property restrictions, this row does not display. Site: Site Features - Property Restriction Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 4.050 4.051 Property Restriction (Detail) If applicable Choose one or more allowable answers from table (Property Restriction) Property Restriction: Limitation(s) on the use, development, or transfer of a property. • Age • Historic Preservation • Income • Land Use • Rental • Sale Price • Other (Describe) 4.052 Property Restriction (Impact) Required for each property restriction Adverse, Beneficial, or Neutral 4.053 Property Restriction (Comment) Required for each property restriction if Impact is Adverse or Beneficial, or as needed Free-form When Adverse or Beneficial, describe the impact to value and / or marketability. Additional commentary may be provided to include details and other information. Property Restriction (Choose all that apply) Allowable Answer Definition / Additional Guidance Age A restriction that limits the conveyance and ownership of the property based on an individual meeting a specified age threshold (e.g., 55+ communities). Historic Preservation A restriction that prevents owner from altering the property in its entirety or specific portion of the property to preserve its historical relevance or character. Income A restriction that limits the conveyance and ownership of the property based on an individual meeting income requirements. Note: For affordable housing programs, select both Income and Sale Price, if applicable. Land Use A restriction that controls use of the land. Rental A restriction on the amount of rent that can be charged or increased in a certain period (e.g., rental cap, rent control). Sale Price A restriction that places a sale price threshold on the property (e.g., minimum sale price, maximum sale price). Note: For affordable housing programs, select both Income and Sale Price, if applicable. Other (Describe) Select Other to enter an answer that is not in the above list. Uniform Appraisal Dataset 04 Site Appendix F-1: URAR Reference Guide Page 74 of 378 Version 1.4 Easement Easements affecting the subject property are identified in this subsection. The appraiser must identify easements granted by neighboring properties to the subject property, in addition to any easements granted by the subject property to a neighboring property. Use the most appropriate description from the list provided. There is one row in the Site Features table for each Easement. If there are no easements, this row does not display. Site: Site Features - Easement Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 4.054 4.055 Easement (Detail) If applicable Choose one or more allowable answers from the Definition / Additional Guidance column Easement: A nonpossessory right to cross or otherwise use a portion of another property for a specified purpose. • Conservation • Drainage • Ingress/Egress • Utility (other than typical property utility easements) • Other (Describe) Note: Do not report easements that are typical or common to the market. 4.056 Easement (Impact) Required for each easement Adverse, Beneficial, or Neutral 4.057 Easement (Comment) Required for each easement if Impact is Adverse or Beneficial, or as needed Free-form When Adverse or Beneficial, describe the impact to value and / or marketability. Additional commentary may be provided to include details and other information, including if the easement is on a neighboring property. Encroachment Encroachments affecting the subject property are identified in this subsection using the most appropriate description from the list provided. The appraiser must identify encroachments by neighboring properties on the subject property in addition to any encroachments of the subject property on a neighboring property. There is one row in the Site Features table for each Encroachment. If there are no encroachments, this row does not display. Site: Site Features - Encroachment Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 4.058 4.059 Encroachment (Detail) If applicable Choose one or more allowable answers from the Definition / Additional Guidance column Encroachment: An intrusion on a property when a stationary object crosses a neighboring property line (e.g., fence, shed, garage, tree). • Building • Driveway • Fence • Overhang • Other (Describe) Note: Photos or images may be provided for encroachments, which display in Site Exhibits with the caption “Encroachment”. An additional caption may be provided, including the encroachment type and any other descriptive information as appropriate. Uniform Appraisal Dataset 04 Site Appendix F-1: URAR Reference Guide Page 75 of 378 Version 1.4 Site: Site Features - Encroachment Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 4.059 Encroachment (Detail) Required for each encroachment Choose an allowable answer from the Definition / Additional Guidance column Encroachment Direction • Bordering Property Encroaching on Subject Property • Subject Property Encroaching on Bordering Property 4.060 Encroachment (Impact) Required for each encroachment Adverse, Beneficial, or Neutral 4.061 Encroachment (Comment) Required for each encroachment if Impact is Adverse or Beneficial, or as needed Free-form When Adverse or Beneficial, describe the impact to value and / or marketability. Additional commentary may be provided to include details and other information. Site Characteristics The appraiser must report on all site characteristics that impact the value and marketability and report details as necessary in this subsection. There is one Site Characteristic row in the Site Features table for each Site Characteristic. If there are no significant site characteristics, this row does not display. Example of multiple site characteristics: Uniform Appraisal Dataset 04 Site Appendix F-1: URAR Reference Guide Page 76 of 378 Version 1.4 Site Characteristics Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 4.062 4.063 Site Characteristic (Detail) Required for each site characteristic Choose one or more allowable answers from table (Site Characteristic) Site Characteristic: A given characteristic associated with the site. • None • Coastal Barrier Resources System • Drainage • Excess Land • Landlocked • Landscaping • Road Frontage • Shape • Soil Suitability • Surplus Land • Topography • Wetlands • Zero Lot Line • Other (Describe) Notes: • Select the Site Characteristics that impact value and / or marketability, or as needed. • Photos or images for the indicated site characteristic may be provided, which display in Site Exhibits with the caption “Site Characteristic”. An additional caption including the site characteristic type and any other descriptive information as appropriate may be provided. 4.063 Site Characteristic (Detail) Required if Site Characteristic is Topography Choose one or more allowable answers from the Definition / Additional Guidance column Topography Type: The shape and features of land surface. • Flat • Rocky • Rolling • Sloping • Other (Describe) 4.063 Site Characteristic (Detail) Required if Site Characteristic is Drainage Choose one or more allowable answers from the Definition / Additional Guidance column Site Drainage Reason: The drainage reason that may impact the property. • Evidence of Erosion (observable degradation of the site, such as water runoff or sinkhole) • Improper Grading (water drains towards the foundation) • Standing Water • Other (Describe) 4.064 Site Characteristic (Impact) Required for each site characteristic Adverse, Beneficial, or Neutral 4.065 Site Characteristic (Comment) Required for each site characteristic if Impact is Adverse or Beneficial, or as needed Free-form When Adverse or Beneficial, describe the impact to value and / or marketability. Additional commentary may be provided to include details and other information. Site Characteristic (Choose all that apply) Allowable Answer Definition / Additional Guidance None If there are no significant site characteristics, select None and the Site Characteristic row does not display. Coastal Barrier Resources System Areas protected by the Coastal Barrier Resource Act (CBRA) of 1982, which encourages the conservation of hurricane prone, biologically rich coastal barriers. Drainage The movement of water away from the site (e.g., slope, surface, subsurface). Note: If applicable, Drainage 22.03.11 displays as a separate row in the Sales Comparison Approach section. Excess Land Land beyond what is required to support the existing improvements of the site that can be subdivided and sold. Landlocked A site without legal access to a public thoroughfare (without easements). Uniform Appraisal Dataset 04 Site Appendix F-1: URAR Reference Guide Page 77 of 378 Version 1.4 Site Characteristic (Choose all that apply) Allowable Answer Definition / Additional Guidance Landscaping External portions of the site improved for functionality or aesthetic quality (e.g., lawn coverage, vegetation, shrubs, trees, gardens, and paths). Road Frontage A strip or extent of land abutting a road that impacts value and / or marketability. Shape The outline of a site per legal boundaries. Soil Suitability Physical properties of the soil suitable to support the current or proposed property development and use. Surplus Land Land beyond what is required to support the existing improvements of the site that cannot be subdivided and sold (does not have a separate highest and best use). Topography The terrain or relative elevation of site surfaces (e.g., rolling, sloping, rocky, level). Note: If applicable, Topography 22.03.10 displays as a separate row in the Sales Comparison Approach section. Wetlands Areas that are inundated or saturated by surface or ground water at a frequency and duration sufficient to support, and that under normal circumstances do support, a prevalence of vegetation typically adapted for life in saturated soil conditions. Wetlands generally include swamps, marshes, bogs, and similar areas. Zero Lot Line Residential real estate in which the primary structure comes up to, or very near to, the edge of the property line (e.g., rowhouses, garden homes, patio homes, and townhomes). Other (Describe) Select Other to enter an answer that is not in the above list. Site Features Commentary Site Features Commentary Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 4.066 Site Features Commentary If applicable Free-form Overall commentary for all site features, which could include information pertinent to site features that is not captured in the discrete data, or additional details to support the discrete data that is provided. Utilities and Impact to Value / Marketability Utilities Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 4.067 Broadband Internet Available Always required Yes | No • Yes (high-speed internet access is available through a wired connection that is permanently integrated into the property, such as digital subscriber line (DSL), fiber-optic, or cable) • No (high-speed internet access is only available through non-wired connections that are not permanently integrated into the property, considered personal property, such as private satellite dish or mobile hotspots) 4.068 Dwelling / Improvement Within Utility Easement Required for FHA, USDA, and VA appraisals when Easement is Utility Yes | No Indicates whether any part of an improvement is located within the boundary of a utility easement. Reference the appropriate government agency appraisal guidelines for more information. Uniform Appraisal Dataset 04 Site Appendix F-1: URAR Reference Guide Page 78 of 378 Version 1.4 Information for Each Utility The appraiser must indicate whether each of the following utilities are connected to the site, and whether the utility is public or private. • Electricity • Gas • Sanitary Sewer • Water • Other (Describe) - if applicable For private utilities and for government agency appraisals, additional information is required for each utility. Example: Site: Utilities Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 4.069 4.075 4.081 4.087 4.093 Electricity Gas Sanitary Sewer Water Other (Describe) Always required Choose one or more allowable answers from the Definition / Additional Guidance column Utility Type: Utilities that are permanently connected to the site. • Electricity • Gas • Sanitary Sewer • Water • Other (Describe) 4.070 4.076 4.082 4.088 4.094 4.071 4.077 4.083 4.089 4.095 Public Private Always required for each utility that is connected to the site Public or Non-Public Utility Ownership: Indicates whether the utility is a public utility or a non-public (private) utility. • If Public, a checkmark displays in the Public column for the indicated utility. • If Non-Public, a checkmark displays in the Private column for the indicated utility. • If neither public nor private, no checkmark displays for the row. • If there is no Electricity, Sanitary Sewer, or Water, provide details in Site Commentary (4.116). Uniform Appraisal Dataset 04 Site Appendix F-1: URAR Reference Guide Page 79 of 378 Version 1.4 Site: Utilities Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 4.072 Electricity (Detail) Required if Utility Type is Electricity and Utility Ownership is Non- Public Choose one or more allowable answers from table (Electricity Source) Electricity Source: The delivery method of electricity to the property. • Battery Storage • Permanent Generator • Solar • Wind • Other (Describe) 4.084 Sanitary Sewer (Detail) Required if Utility Type is Sanitary Sewer and Utility Ownership is Non-Public Choose one or more allowable answers from the Definition / Additional Guidance column Sewer System • Cesspool • Septic • Other (Describe) 4.084 Sanitary Sewer (Detail) Required for FHA appraisals when there is no public sanitary sewer connected to the site (no checkmark is displayed in the Public column) Yes | No Public Sewer Available Not Connected • Yes (Public sewer available not connected) • No (Public sewer not available) Reference the appropriate government agency appraisal guidelines for more information. 4.090 Water (Detail) Required if Utility Type is Water and Utility Ownership is Non- Public Choose one or more allowable answers from table (Water Source) Water Source: The source of water for the property. • Cistern • Hauled Water Holding Tank • Lake or Spring • Well • Other (Describe) 4.072 4.078 4.084 4.090 4.096 Electricity Gas Sanitary Sewer Water Other (Describe) (Detail) Required for each utility that is connected to the site when Utility Ownership is Non- Public Yes | No Utility Shared: Indicates whether the utility is shared with another property. If Yes, “(Shared)” displays. 4.090 Water (Detail) Required for FHA appraisals when there is no public water connected to the site (no checkmark is displayed in the Public column) Yes | No Public Water Available Not Connected • Yes (Public water available not connected) • No (Public water not available) Reference the appropriate government agency appraisal guidelines for more information. 4.090 Water (Detail) If available for FHA, USDA, and VA appraisals when Water Source is Well Choose an allowable value from table (Water Well Type) Water Well Type: The type of individual water supply well. • Artesian • Drilled • Dug • Other (Describe) Reference the appropriate government agency appraisal guidelines for more information. 4.090 Water (Detail) If applicable for FHA, USDA, and VA appraisals when Water Source is Well Yes | No Well Meets Distance Requirements: Indicates whether the well meets all applicable distance requirements as defined by the regulating agency. • Yes (well meets distance requirements) • No (well does not meet distance requirements) Reference the appropriate government agency appraisal guidelines for more information. Uniform Appraisal Dataset 04 Site Appendix F-1: URAR Reference Guide Page 80 of 378 Version 1.4 Site: Utilities Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 4.073 4.079 4.085 4.091 4.097 Private Utility Impact Required for each private utility Adverse, Beneficial or Neutral 4.074 4.080 4.086 4.092 4.098 Comment Required if Private Utility Impact is Adverse, or as needed Free-form Private Utility Comment or Public Utility Comment When Adverse, describe the impact to value and / or marketability. Additional commentary may be provided to include details and other information. Note: Fees for private utilities are reported here and not in the Project Information section. Electricity Source (Choose all that apply) Allowable Answer Definition / Additional Guidance Battery Storage Permanent system designed to store energy that can be operated independently from the primary electricity source of the property. Permanent Generator Permanent backup electrical system that operates in the event of a power interruption. Solar Wind Other (Describe) Select Other to enter an answer that is not in the above list. Water Source (Choose all that apply) Allowable Answer Definition / Additional Guidance Cistern An artificial reservoir used for collecting and storing rain water. Hauled Water Holding Tank Holding tank used in conjunction with water purchased and hauled to the site. Lake or Spring Well Other (Describe) Select Other to enter an answer that is not in the above list. Water Well Type (Choose one) Allowable Answer Definition / Additional Guidance Artesian A well bored perpendicularly into water-bearing strata lying at an angle, so that natural pressure produces a constant supply of water with little or no pumping. Drilled A well that is constructed by percussion or rotary-drilling machines. Dug A well dug by shovel or backhoe, also referred to as bored. Other (Describe) Select Other to enter an answer that is not in the above list. Apparent Defects, Damages, Deficiencies (Site) The appraiser must report any significant items pertaining to the site, and must associate any defect, damage, or deficiency with the most appropriate section. These defects, damages, and deficiencies are items that: • Rise to the level of recommending repair, replacement, or inspection by an individual with expertise in the industry, or • Negatively affect the integrity / composition of the site itself, or • Negatively affect the soundness or structural integrity of the improvements to the site, or • Measurably impact the marketability or value of the property, or • Require completion Uniform Appraisal Dataset 04 Site Appendix F-1: URAR Reference Guide Page 81 of 378 Version 1.4 Example: Any other items that do not require repair, replacement, or inspection may also be reported using the Recommended Action of None. Reference the appropriate government agency appraisal guidelines for specific requirements. Apparent Defects, Damages, Deficiencies (Site) Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 4.099 N/A Always required Yes |No Site Defects Exist: Indicates whether there are apparent defects, damages. or deficiencies related to the Site section. • If No, “None” displays, and the Apparent Defects, Damages, Deficiencies (Site) table does not display. 4.099 N/A Displays when Site Defects Exist is Yes N/A The items listed below represent the As Is condition as of the effective date of this report Information About Each Defect, Damage, or Deficiency Apparent Defects, Damages, Deficiencies (Site) Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 4.100 Feature Required for each defect, damage, or deficiency Other (Describe) Notes: • For the Site section, choose Other and briefly describe the feature with the defect, damage, or deficiency. • Photos or images must be provided for each physical defect, damage, or deficiency. These display in Site Exhibits as “Apparent Defects, Damages, Deficiencies” with the indicated Feature. An additional caption may be provided. 4.101 Location Required for each defect, damage, or deficiency Other (Describe) For the Site section, choose Other and briefly describe the location of the defect, damage, or deficiency. 4.102 Description Required for each defect, damage, or deficiency Free-form Description of the defect, damage, or deficiency. 4.103 Affects Soundness or Structural Integrity Required for each defect, damage, or deficiency Yes | No Indicates whether the defect, damage, or deficiency affects the soundness and / or structural integrity of the improvement. Uniform Appraisal Dataset 04 Site Appendix F-1: URAR Reference Guide Page 82 of 378 Version 1.4 Apparent Defects, Damages, Deficiencies (Site) Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 4.104 Recommended Action Required for each defect, damage, or deficiency Choose an allowable answer from the Definition / Additional Guidance column The recommended action for the defect, damage, or deficiency. • Completion • Inspection • Repair (includes replacement) • None (does not require repair, replacement, completion, or inspection) Note: • If Completion, Inspection, or Repair is reported for any defect, damage, or deficiency o The report must be made subject to the resolution of the item (Market Value Condition 26.009 cannot be As Is). o If Repair is selected, the estimated cost to repair may be provided in the Reconciliation section. Site Valuation Methodology This subsection enables Opinion of Site Value (and land comparables if applicable) to be included in the URAR when there is no Cost Approach section. It displays here when Site Value Developed by Appraiser is Yes. Site: Site Valuation Methodology Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance Not on Report This is an appraiser input that does not display Required when there is no Cost Approach section Yes | No Site Value Developed by Appraiser • Yes (The Site Valuation Methodology subsection is included in the Site section) • No (The Site Valuation Methodology subsection is not included in the Site section) Site Value and Site Valuation Method Site Value and Site Valuation Method Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 4.105 Opinion of Site Value Required if Site Value Developed by Appraiser is Yes Dollar amount The dollar value estimated for the property site (e.g., land that is improved so that it is ready to be used for a specific purpose). Can be 0, such as when Property Rights Appraised is Leasehold. 4.106 Primary Site Valuation Method Required if Site Value Developed by Appraiser is Yes Choose an allowable answer from table (Primary Site Valuation Method) The method by which the site value is calculated. • Allocation • Extraction • Sales Comparison • Other (Describe) Uniform Appraisal Dataset 04 Site Appendix F-1: URAR Reference Guide Page 83 of 378 Version 1.4 Primary Site Valuation Method (Choose one) Allowable Answer Definition / Additional Guidance Allocation An estimation of land value in which sales of improved properties are analyzed to establish a typical ratio of land value to total property value. This ratio is applied to the property being appraised to arrive at an estimated value for the land. Extraction An estimation of land value in which the depreciated cost of the improvements on the improved property is estimated and deducted from the total sale price to arrive at an estimated value for the land. Sales Comparison Identifies sales of vacant land and / or sites and applies an adjustment process to the sale price to determine an indicated value or range of value for the subject site. Note: If this answer is selected, land comparables (4.107-4.114) must be provided. Other (Describe) Select Other to enter an answer that is not in the above list. Information for each Land Comparable The Land Comparables table displays if Primary Site Valuation Method is Sales Comparison, and the “When to Include” column in this table reflects this. Site: Site Valuation Methodology - Land Comparables Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 4.107 # Required for each land comparable 1, 2, 3 … Land Comparable # 4.108 Address If available for each land comparable Free-form Land Comparable Street Address If the street address is unavailable or has not yet been assigned, provide any information necessary to identify the property. 4.108 Address Required for each land comparable Free-form Land Comparable City, State, ZIP Code 4.109 County Required for each land comparable Free-form Name of the county or parish as defined by the state. Note: If the land comparable is not located in any county (e.g., located in an independent city), enter the name of the local municipality or district in which the property is located. 4.110 Data Source Required for each land comparable Choose one or more allowable answers from the Definition / Additional Guidance column Land Comparable Data Source • Assessor Record • Builder or Developer • Data Aggregator • Exterior Inspection • HOA • Land Survey • Lender • MLS • Previous Appraisal File • Property Owner • Real Estate Agent • Zoning • Other (Describe) 4.110 Data Source Required when Land Comparable Data Source is MLS, or if applicable for other data sources Free-form Data Source Identifier: A unique number or identifier assigned to the land comparable by the data source. Notes: • If Land Comparable Data Source is MLS, the MLS number is required. • If a data source has an identifier, it must be reported on the URAR. Uniform Appraisal Dataset 04 Site Appendix F-1: URAR Reference Guide Page 84 of 378 Version 1.4 Site: Site Valuation Methodology - Land Comparables Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 4.111 Assessor Parcel Number (APN) If available for each land comparable Free-form A number assigned to parcels of real property by the tax assessor of a particular jurisdiction for purposes of identification and record-keeping. 4.112 Site Size Required for each land comparable Number of acres, square feet, hectares, or square meters The total area of the site, including all parcels. • 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). 4.113 Sale Date Required for each land comparable mm/dd/yyyy 4.114 Price Required for each land comparable Dollar amount Sale Price Reconciliation of Site Value Reconciliation of Site Value Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 4.115 Reconciliation of Site Value Required if Site Value Developed by Appraiser is Yes Free-form Commentary should include information pertinent to the Opinion of Site Value that is not captured in the discrete data, or additional details to support the discrete data that is provided, including access, utilities, zoning, views, or site influences of the land comparables in relation to the subject. See iGuide Map of Land Comparables If relevant Image A map of the subject and land comparables should be included, which displays in Site Exhibits with the caption “Map of Land Comparables”. An additional caption may be provided to further identify the image. Reference published guidelines by the GSEs, government agencies, or other identified secondary market participants for specific guidance. Site Commentary Site Commentary Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 4.116 Site Commentary If applicable Free-form Commentary could include information pertinent to the Site section that is not captured in the discrete data, or additional details to support the discrete data that is provided. Uniform Appraisal Dataset 04 Site Appendix F-1: URAR Reference Guide Page 85 of 378 Version 1.4 Site Exhibits All photos or images related to the Site section are displayed in the Site Exhibits subsection. If there are no photos or images, this subsection does not display. Site Exhibits Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance See iGuide Site Exhibits If applicable Image An image of the property (site) boundaries, such as a Plat Map, may be provided which displays in Site Exhibits with the caption “Property Boundaries”. An additional caption to further identify the image may be provided. See iGuide Site Exhibits If applicable Photos or images Photos or images relevant to the Site section may be provided, which display in Site Exhibits. If the photo or image is not specifically indicated above, provide a caption to further identify the photo or image. Uniform Appraisal Dataset 04 Site Appendix F-1: URAR Reference Guide Page 86 of 378 Version 1.4 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. If the property does not have any disaster mitigation features (Mitigation Feature is None), the Disaster Mitigation section does not display. Disaster Mitigation Feature Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 5.000 Mitigation Feature Always required Choose one or more allowable answers from table (Mitigation Feature) A feature added to, or a modification made to, the property that is designed to prevent or reduce the impacts and risks of hazards caused by natural disasters. Disaster Mitigation: Mitigation Feature (Choose all that apply) Allowable Answer Definition / Additional Guidance None If there are no disaster mitigation features, select None and the Disaster Mitigation section does not display. Enclosed Soffits A soffit designed to prevent embers from making contact with the interior joints, rafters, or trusses. Fire Resistant Decking Decking made of materials that are designed to avoid igniting and potentially fueling a fire. Fire Resistant Exterior Walls Exterior wall cladding made of materials that are designed to avoid igniting and potentially fueling a fire. Flood Vents An opening in an enclosed structure intended to allow the free passage of water between the interior and exterior. Fortified Roof A roof designed or modified to give increased strength and protection from severe weather. Framing Anchoring or Bracing A structural system designed to resist wind and earthquake forces in which frames are secured and are designed to not sway laterally. Impact Resistant Glass Windows or glass designed to withstand high winds and impact from objects, making them far less likely to shatter, even from direct blows. Impact Resistant Shingles Note: This answer is specific to roof shingles. Noncombustible Perimeter Entire outer edge of the property boundary has been designed to mitigate or stop fire from spreading. Storm Shelter A structure designed to protect the occupants from severe weather. Storm Shutters Permanently attached material used to protect windows or doors that can be stored when not in use (e.g., hurricane shutters). Water Heater Strapping System designed to secure the water heater in place in the event of an earthquake. Other (Describe) Select Other to enter an answer that is not in the above list. Uniform Appraisal Dataset 04 Site Appendix F-1: URAR Reference Guide Page 87 of 378 Version 1.4 Disaster Mitigation Commentary Disaster Mitigation Commentary Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 5.001 Disaster Mitigation Commentary Required if the Disaster Mitigation section displays Free-form Commentary could include information pertinent to the Disaster Mitigation section that is not captured in the discrete data, or additional details to support the discrete data that is provided. Disaster Mitigation Exhibits All photos or images related to the Disaster Mitigation section are displayed in the Disaster Mitigation Exhibits subsection. If there are no photos or images, this subsection does not display. Disaster Mitigation Exhibits Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance See iGuide Disaster Mitigation Exhibits If applicable Photos or images Photos or images relevant to the Disaster Mitigation section may be provided, which display in Disaster Mitigation Exhibits. A caption may be provided to further describe the photo or image. Uniform Appraisal Dataset 06 Energy Efficient and Green Features Appendix F-1: URAR Reference Guide Page 88 of 378 Version 1.4 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, such as photos of components or images of rating certifications. If there are no known renewable energy components, building certifications, or efficiency ratings, the Energy Efficient and Green Features section does not display. Renewable Energy Components Energy Efficient and Green Features: Renewable Energy Components Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 6.000 Known Renewable Energy Components Always required Yes | No Indicates whether the property has renewable energy components that are known to the appraiser. Note: If No, the Renewable Energy Components subsection does not display. 6.001 Renewable Energy Component Required if Known Renewable Energy Components is Yes Choose one or more allowable answers from the Definition / Additional Guidance column Renewable Energy Component Type The type(s) of renewable energy component present on the site. • Geothermal • Solar • Wind Turbine • Other (Describe) 6.002 Ownership If available for each renewable energy component Choose an allowable answer from table (Renewable Energy Ownership) Renewable Energy Component Ownership: The type of ownership for the renewable energy component. • Leased • Owned • Power Purchase Agreement (PPA) • Other 6.003 Financing Arrangement Required for each renewable energy component if Renewable Energy Component Ownership is Owned Yes | No Indicates whether there is a financing arrangement specific to the renewable energy component. Uniform Appraisal Dataset 06 Energy Efficient and Green Features Appendix F-1: URAR Reference Guide Page 89 of 378 Version 1.4 Renewable Energy Ownership (Choose one for each Renewable Energy Component) Allowable Answer Definition / Additional Guidance Leased Indicates use of the renewable energy component is granted through a signed lease agreement. Owned Indicates the renewable energy component has been purchased by the homeowner, including when subject to a financing arrangement. Power Purchase Agreement (PPA) Indicates the renewable energy component is not owned by the property owner and is governed by a contract between the owner of the renewable energy component (e.g., solar, wind turbine) and the property owner for the sale of electricity generated by the component. Other (Describe) Select Other to enter an answer that is not in the above list. Building Certifications Energy Efficient and Green Features: Building Certifications Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 6.004 Known Building Certifications Always required Yes | No Indicates whether the property has obtained building / green certifications including health or wellness certifications that are known to the appraiser. Note: If No, the Building Certification subsection does not display. 6.005 Building Certification Organization Required for each building certification if Known Building Certifications is Yes Free-form The full name of the association or program providing the building / green certification. 6.006 Certification Required for each building certification if Known Building Certifications is Yes Free-form Building Certification Name The full name or commonly-used acronym of the building / green certification that was awarded. 6.007 Year If available, for each building certification if Known Building Certifications is Yes yyyy The calendar year the building / green certification was obtained for the property. 6.008 Version If applicable, for each building certification if Known Building Certifications is Yes Free-form The building / green certification version as defined by the certification organization. 6.009 Rating If applicable, for each building certification if Known Building Certifications is Yes Free-form Building Certification Rating The level or rating from the certification organization. Uniform Appraisal Dataset 06 Energy Efficient and Green Features Appendix F-1: URAR Reference Guide Page 90 of 378 Version 1.4 Green Efficiency Ratings Energy Efficient and Green Features: Green Efficiency Ratings Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 6.010 Known Efficiency Ratings Always required Yes | No Indicates whether the property has obtained an efficiency rating that is known to the appraiser. Note: If No, the Green Efficiency Ratings subsection does not display. 6.011 Green / Energy Efficiency Rating Organization Required for each efficiency rating if Known Efficiency Ratings is Yes Free-form Efficiency Rating Organization: The full name of the organization providing the efficiency rating. 6.012 Rating Required for each efficiency rating if Known Efficiency Ratings is Yes Free-form Efficiency Rating Name: The full name or commonly-used acronym of the efficiency rating. Note: If the date or year of the rating is known, enter it in Energy Efficient and Green Features Commentary. 6.013 Score Required for each Efficiency Rating if Known Efficiency Ratings is Yes Free-form The specific value of the rating score. Energy Efficient and Green Features Impact to Value / Marketability Energy Efficient and Green Features Impact to Value / Marketability Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 6.014 Impact to Value / Marketability Required if Known Renewable Energy Components, Building Certifications, or Efficiency Ratings is Yes Adverse, Beneficial or Neutral Note: If the impact is unmeasurable, select Neutral and explain why in Description. 6.015 Description If Impact is Adverse, or if applicable Free-form Description of the impact on value and / or marketability. Uniform Appraisal Dataset 06 Energy Efficient and Green Features Appendix F-1: URAR Reference Guide Page 91 of 378 Version 1.4 Energy Efficient and Green Features Commentary Energy Efficient and Green Features Commentary Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 6.016 Energy Efficient and Green Features Commentary If applicable Free-form Commentary could include information pertinent to the Energy Efficient and Green Features section that is not captured in the discrete data, or additional details to support the discrete data that is provided. Energy Efficient and Green Features Exhibits All photos or images related to the Energy Efficient and Green Features section are displayed in the Energy Efficient and Green Features Exhibits subsection. If there are no photos or images, this subsection does not display. Energy Efficient and Green Features Exhibits Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance See iGuide Energy Efficient and Green Features Exhibits If applicable Photos or images Photos or images relevant to the Energy Efficient and Green Features section may be provided, which display in Energy Efficient and Green Features Exhibits. A caption may be provided to further describe the photo or image. Uniform Appraisal Dataset 07 Sketch Appendix F-1: URAR Reference Guide Page 92 of 378 Version 1.4 07 Sketch The Sketch section always displays and contains a sketch or floor plan that represents the dwellings and outbuildings on the subject property, and provides space for additional commentary. Reference published guidelines by the GSEs, government agencies, or other identified secondary market participants for specific guidance regarding measurement standards and the sketch or floor plan. Sketch Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 7.000 N/A Always required Yes | No Sketch or Floor Plan Provided If No, “Sketch or Floor Plan Not Available” displays. • An explanation is required in Sketch Commentary. 7.001 Measurement Standard Required if Sketch or Floor Plan Provided is Yes Choose an allowable answer from the Definition / Additional Guidance column The standard used for measurement calculations. • ANSI (American National Standards Institute) o If applicable, provide the appropriate ANSI Declaration(s) in Sketch Commentary. • AMS (American Measurement Standard) • Other (Describe) o If not applicable due to property type, choose Other and enter “Not Applicable due to property type”. ▪ Examples: low-rise, mid-rise, and high-rise condos and apartment/multifamily buildings. o If state law mandates a different measurement standard, choose Other and enter the name of the standard. Note: When state law requires a standard other than ANSI, apply the standard to the appropriate finished and unfinished areas. See iGuide Sketch Either a sketch or floor plan is required if Sketch or Floor Plan Provided is Yes Image(s) If a sketch is provided, it is displayed with the caption “Sketch”. An additional caption may be provided. See iGuide Floor Plan Either a sketch or floor plan is required if Sketch or Floor Plan Provided is Yes Image(s) If a floor plan is provided, it is displayed with the caption “Floor Plan”. An additional caption may be provided. Sketch Commentary Sketch Commentary Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 7.003 Sketch Commentary If applicable Free-form Provide commentary pertinent to the sketch or floor plan, including: • Any required ANSI Declaration(s) • When state law or local jurisdiction requires a standard other than ANSI • Reason(s) the sketch or floor plan was not provided Uniform Appraisal Dataset 08 Dwelling Exterior Appendix F-1: URAR Reference Guide Page 93 of 378 Version 1.4 08 Dwelling Exterior The Dwelling Exterior section provides information about the exterior of each dwelling, and mechanical system details. This includes style, construction method, and features (exterior walls and trim, foundation, roof and windows). The section repeats for each dwelling on the property. The Dwelling Exterior section provides space for additional commentary, exhibits, and any apparent defects, damages, or deficiencies related to the dwelling exterior or mechanical systems. • Conditionality of this section is limited to each structure that is identified as a dwelling. • Outbuilding information is captured in the Outbuilding section. • Some information displays for both dwellings and outbuildings. The “When to Include” column in this chapter only references dwellings. Information that May Display in Black Tab When there are multiple dwellings, the Dwelling Exterior black tab provides information about the dwelling. Examples: • A single-family property would display “Dwelling Exterior”. • A 2- to 4-unit property with multiple dwellings would display “Dwelling Exterior – Building 2”, depending on appraiser inputs. o Structure Identifier is Building 2 Dwelling Exterior: Black Tab Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 8.000 Dwelling Exterior (black tab) Required if Living Units Excluding ADUs is more than 1 Free-form Structure Identifier: An identifier (building name) created by the appraiser to differentiate among multiple dwellings on the property. Displays in a black tab or as a report label throughout the URAR, and provides context for 2- to 4-unit properties, particularly in the Sales Comparison Approach section. Examples: Building 1, Building 2, Front, Rear Uniform Appraisal Dataset 08 Dwelling Exterior Appendix F-1: URAR Reference Guide Page 94 of 378 Version 1.4 General Information Dwelling Exterior: General Information Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 8.001 Subject Property Units in Structure Always required Number Units in Structure: The number of separate living units in or attached to the dwelling that are attributable to the subject property, including any accessory dwelling units. Notes: • Includes ADUs that are in dwellings. ADUs that are in outbuildings are captured in the Outbuilding section. • This applies for the subject property only. o If in a low-rise, mid-rise, or high-rise, this is specific to the subject unit only, and not the total number of units in the building. o The total number of units in a condominium or cooperative project is reported in the Project Information section. • Additional information about each living unit or ADU is captured in the Unit Interior section that displays after the associated Dwelling Exterior section. 8.002 Structure Design Required if Attachment Type is Attached Choose an allowable answer from table (Structure Design) The type of structural design when properties are connected. • High-rise • Mid-rise • Low-rise • Rowhouse / Townhouse • Semi-Detached • Other (Describe) 8.003 Floors in Building Required if Structure Design is Mid-rise or High-rise Number The total number of floors in a high-rise or mid-rise building. Uniform Appraisal Dataset 08 Dwelling Exterior Appendix F-1: URAR Reference Guide Page 95 of 378 Version 1.4 Dwelling Exterior: General Information Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 8.004 Dwelling Style Required if Attachment Type is Detached Choose an allowable answer from the Definition / Additional Guidance column The type of design for detached dwellings, as defined by local markets. • A-Frame • Barn • Bi-Level • Bungalow • Cape Cod • Chalet • Colonial • Contemporary • Cottage • Craftsman • Earth / Berm • Farmhouse • Geodesic Dome • Georgian • Log • Mediterranean • Modern • Neo-Eclectic • Raised Ranch • Rambler • Ranch • Southwest • Spanish • Split Foyer or Entry • Split Level • Stilt • Traditional • Tudor • Victorian • Other (Describe) Note: • Select the most applicable Dwelling Style that fits the description of the home. Uniform Appraisal Dataset 08 Dwelling Exterior Appendix F-1: URAR Reference Guide Page 96 of 378 Version 1.4 Dwelling Exterior: General Information Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 8.005 Front Door Elevation Always required Choose an allowable answer from the Definition / Additional Guidance column The approximate elevation from grade to the bottom of the front door. • Ground Level (ground level or below) • Up to 1 foot • 1-2 Ft. • 2-3 Ft. • 3-4 Ft. • 4-5 Ft. • 5-6 Ft. • 6-7 Ft. • 7-8 Ft. • 8-9 Ft. • 9-10 Ft. • 10 or more feet Note: • For properties with multiple units in a building, choose the answer for the unit door with the lowest elevation from grade. • For high-rise, mid-rise, and low-rise buildings this reflects the front door of the unit, not the building. Example: Choose 10 or more feet for a unit on the third floor. Examples: • If the elevation is exactly 2 feet, choose 1-2 Ft. • If the elevation is 2 feet, 1 inch, choose 2-3 Ft. • If the elevation is exactly 3 feet, choose 2-3 Ft. Structure Design (Choose one) Allowable Answer Definition / Additional Guidance High-rise A multi-unit condominium or cooperative property with eight or more stories in the building. Mid-rise A multi-unit condominium or cooperative property with four to seven stories in the building. Note: Do not select this answer for rowhouses or townhouses. Low-rise A multi-unit condominium or cooperative property with one to three stories in the building. Sometimes referred to as a “garden style” dwelling. Note: Do not select this answer for rowhouses or townhouses. Rowhouse / Townhouse One dwelling in a series of more than two attached dwellings, all of which have at least one common wall with another dwelling. Semi-Detached One dwelling of only two separately parceled, single-family dwellings sharing a common wall or otherwise attached on one side (e.g., twin home, side-by-side, duplex). Other (Describe) Select Other to enter an answer that is not in the above list. Uniform Appraisal Dataset 08 Dwelling Exterior Appendix F-1: URAR Reference Guide Page 97 of 378 Version 1.4 Rowhouses and Townhouses Additional information is required for rowhouses and townhouses. If the building is not a rowhouse or townhouse these questions do not display. Dwelling Exterior: Rowhouses and Townhouses Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 8.006 Townhouse End Unit Required if Structure Design is Rowhouse / Townhouse Yes | No Indicates whether the rowhouse / townhouse is located at the end of a row of attached properties. 8.007 Townhouse Back to Back Required if Structure Design is Rowhouse / Townhouse Yes | No Indicates whether the rowhouse / townhouse shares a rear wall with a rear wall of another property. 8.008 Units Above or Below Required if Structure Design is Rowhouse / Townhouse Yes | No Indicates whether there are other properties above and / or below the rowhouse / townhouse. • Yes (e.g., piggyback or stacked) • No 8.009 Townhouse Location Required if Units Above or Below is Yes Choose an allowable answer from the Definition / Additional Guidance column The location of the rowhouse / townhouse when there are other properties above or below. • Top Unit • Middle Unit • Bottom Unit Year Built and Construction Method Dwelling Exterior: Year Built and Construction Method Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 8.010 Year Built Always required yyyy Year Built: The calendar year in which the original construction of the structure was completed. Examples: • Dwelling was started in 2024 and completed in 2025. The year the structure was completed (2025) would be reported. • Dwelling was originally built in 1950, and an addition constructed in 2002. The year of the original part of the structure (1950) would be reported. 8.010 Year Built Always required Yes | No Year Built Estimated: Indicates whether Year Built is an estimate. Note: • If Year Built is unknown or unavailable to the appraiser in the normal course of business, estimate the year the structure was built. • If Yes, Year Built displays with a tilde (~). Uniform Appraisal Dataset 08 Dwelling Exterior Appendix F-1: URAR Reference Guide Page 98 of 378 Version 1.4 Dwelling Exterior: Year Built and Construction Method Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 8.011 Construction Method Required if Structure Design is not High-rise, Mid-rise, or Low-rise Choose one or more allowable answers from table (Construction Method) • Container • Manufactured • Modular • On-Frame Modular • Site Built • 3D Technology • Other (Describe) Construction Method (Choose one or more allowable answers) Allowable Answer Definition / Additional Guidance Container A structure that was built using repurposed shipping containers as the core construction method, also referred to as an Intermodal Steel Building Unit (ISBU). Manufactured A factory built dwelling built in compliance with the Federal Manufactured Home Construction and Safety Standards in effect at the time the home was manufactured as evidenced by the HUD label. (HUD Code Home) Note: Selecting this answer triggers the Manufactured Home section for the dwelling. Modular A factory built dwelling not on a permanent chassis, which is built to state or local guidelines and does not have a HUD label. On-Frame Modular A factory built dwelling on a permanent chassis, which is built to state or local guidelines and does not have a HUD label. Site Built Describes the construction process, indicating that most elements are created at the home’s permanent site, also referred to as stick built. May include some prefabricated components. 3D Technology A structure that was built using three-dimensional printing technologies as a core method in the fabrication process. This includes 3D technology that was completed on site or in a factory. Other (Describe) Select Other to enter an answer that is not in the above list. Converted Area The display of the URAR varies depending on whether or not there is an area in the structure that has been converted to living area from its original use. Example: No Converted Area Uniform Appraisal Dataset 08 Dwelling Exterior Appendix F-1: URAR Reference Guide Page 99 of 378 Version 1.4 Example: Converted Area Dwelling Exterior: Converted Area Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 8.012 Converted Area Always required Yes | No Converted Area Exists: Indicates whether an area within the structure has been improved from its original use, such as a garage or porch that has been converted into living area (e.g., family room, office, bedroom). • Yes (Converted Area Exists does not display) • No (“None” displays) Note: • Does not include below grade finished area. Below grade area is reported in the Unit Interior section. 8.013 Converted Area and Similarity to Rest of Living Area Required if Converted Area Exists is Yes Choose one or more allowable answers from the Definition / Additional Guidance column The original purpose of the area that has been improved from its original use to living area. • Garage • Patio • Porch • Other (Describe) 8.013 Converted Area and Similarity to Rest of Living Area Required for each converted area if Converted Area Exists is Yes Superior, Similar, or Inferior The converted area's quality of finish compared to the rest of the living area. Factory Built Certification, Volume, and Window Surface Area Dwelling Exterior: Factory Built Certification, Volume, and Window Surface Area Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 8.014 Factory Built Certification Required if Construction Method is Modular or On- Frame Modular Yes | No Indicates whether a factory built certification is present and has been examined for the modular home. Note: • See Construction Method for definitions of Modular and On-Frame Modular. Photo(s) of the certification may be provided, which display in Dwelling Exterior Exhibits. A caption (such as “Factory Built Certification”) may be provided to further identify the photo. 8.015 Structure Volume When requested by client Number of cubic feet The total volume of the structure, including finished and unfinished areas. Note: When applicable, report the volume provided. Uniform Appraisal Dataset 08 Dwelling Exterior Appendix F-1: URAR Reference Guide Page 100 of 378 Version 1.4 Dwelling Exterior: Factory Built Certification, Volume, and Window Surface Area Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 8.016 Window Surface Area When requested by client Number of square feet The combined surface area for all windows in the structure. Note: When applicable, report the area provided. Attic Reference the appropriate government agency appraisal guidelines for more information. Dwelling Exterior: Attic Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 8.017 Attic Required for FHA, USDA, and VA appraisals when Structure Design is not High-rise, Mid-rise, or Low-rise Yes | No Attic Exists: Indicates whether the structure has an attic. Notes: • For VA appraisals, “Yes” or “No” displays and no additional attic information is required. • For FHA and USDA appraisals: o When there is no attic, “No” displays. o When there is an attic, additional attic information is required. 8.017 Attic Required for FHA and USDA appraisals when Attic Exists is Yes Yes | No Attic Accessible for Observation: Indicates whether the attic is accessible for visual observation. • Yes • No (Inaccessible) 8.017 Attic Required for FHA and USDA appraisals when Attic Accessible for Observation is Yes Yes | No Visual Observation Completed: Indicates whether a visual observation of the attic, as defined by the applicable organization, was completed. • Yes (Visual Observation Completed) • No (No Visual Observation Completed) Remaining Economic Life and Effective Age Remaining Economic Life and Effective Age display in the Dwelling Exterior section for applicable government agency appraisals when there is no Cost Approach section. Reference the appropriate government agency appraisal guidelines for more information. Dwelling Exterior: Remaining Economic Life and Effective Age Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 8.018 Remaining Economic Life Displays for USDA and VA appraisals when Cost Approach Developed by Appraiser is No Number of years The estimated number of years of the structure's remaining economic life. Uniform Appraisal Dataset 08 Dwelling Exterior Appendix F-1: URAR Reference Guide Page 101 of 378 Version 1.4 Dwelling Exterior: Remaining Economic Life and Effective Age Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 8.019 Effective Age Displays for FHA, USDA, and VA appraisals when Cost Approach Developed by Appraiser is No Number of years or range of years The estimated age of a structure based on its utility and physical wear and tear. 8.020 Commentary on Remaining Economic Life Displays for USDA and VA appraisals when Remaining Economic Life is less than 30 years, or if relevant Free-form Commentary could include information pertinent to Remaining Economic Life that is not captured in the discrete data, or additional details to support the discrete data that is provided. 8.021 Commentary on Effective Age Displays for FHA, USDA, and VA appraisals when Cost Approach Developed by Appraiser is No Free-form Commentary could include information pertinent to Effective Age that is not captured in the discrete data, or additional details to support the discrete data that is provided. Photo of Dwelling Front Dwelling Front Photo Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance See iGuide N/A Always required Photo Dwelling Front Photo A photo of the front of the dwelling must be provided, which displays at the top of the Dwelling Exterior section. Additional photo(s) of the front of the dwelling may be provided, which display in Dwelling Exterior Exhibits with the caption “Dwelling Front”. An additional caption may be provided to further identify each photo. Uniform Appraisal Dataset 08 Dwelling Exterior Appendix F-1: URAR Reference Guide Page 102 of 378 Version 1.4 Quality and Condition The Quality and Condition subsection (gray bar) including the Exterior Features table displays if Homeowner Responsible for all Exterior Maintenance of Dwellings (3.016) is Yes, and the “When to Include” column in this chapter reflects this. If Homeowner Responsible for all Exterior Maintenance of Dwellings is No, this subsection does not display. Note: Any observed project deficiencies are reported in the Project Information section (18.014) and not here. Exterior Quality and Condition Ratings Dwelling Exterior: Quality and Condition - Exterior Quality and Condition Ratings Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 8.022 Exterior Quality Rating Required if Homeowner Responsible for all Exterior Maintenance of Dwellings is Yes Q1 to Q6 Reference Appendix 2: Condition and Quality Rating Definitions for definitions. If applicable, Exterior Quality Rating also displays in Overall Quality and Condition (15.002) and Sales Comparison Approach (22.08.02). 8.023 Exterior Condition Rating Required if Homeowner Responsible for all Exterior Maintenance of Dwellings is Yes C1 to C6 Reference Appendix 2: Condition and Quality Rating Definitions for definitions. If applicable, Exterior Condition Rating also displays in Overall Quality and Condition (15.007) and Sales Comparison Approach (22.08.09). Note: Reflects the condition as if any required repairs, inspections, or completions have been satisfactorily completed. Uniform Appraisal Dataset 08 Dwelling Exterior Appendix F-1: URAR Reference Guide Page 103 of 378 Version 1.4 Exterior Features The Exterior Features table supports the Exterior Quality and Condition ratings, and includes a row for each of the following: • Exterior Walls and Trim • Foundation • Roof • Windows • Other (Describe) (Displays when relevant) Information for each Exterior Feature Dwelling Exterior: Quality and Condition – Information for each Exterior Feature Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 8.024 N/A Always displays N/A The table below supports the Exterior Quality and Condition ratings and reflects the market value condition of this report 8.041 Feature Always required Choose applicable answers from the Definition / Additional Guidance column Exterior Feature • Exterior Walls and Trim • Foundation • Roof • Windows • Other (Describe) - If applicable (Exterior Feature Other Description) 8.026 8.030 8.034 8.038 8.043 Quality Comment If needed to describe the current quality of the exterior feature Free-form Brief description of the quality of the exterior feature as of the effective date. For further expansion of commentary, use Dwelling Exterior Commentary (8.061). Notes: • For manufactured homes, the appraiser must indicate whether tie downs or anchoring systems exist. • For CHOICEHome® and MH Advantage®, the appraiser must confirm whether or not the home has a “solid perimeter foundation”. 8.028 8.032 8.036 8.040 8.045 Condition Comment If needed to describe the current condition of the exterior feature Free-form A brief description of the current condition of the exterior feature as of the effective date. For further expansion of commentary, use Dwelling Exterior Commentary (8.061). When the item will cause the Market Value Condition of the appraisal (26.009) to be subject to repair, the appraiser must also reference the Apparent Defects, Damages, Deficiencies table. Uniform Appraisal Dataset 08 Dwelling Exterior Appendix F-1: URAR Reference Guide Page 104 of 378 Version 1.4 About Condition Status for Exterior Features Condition Status must be provided for each exterior feature. If there are varying condition statuses for the exterior feature, choose the one that best explains the Exterior Condition Rating. Individual items that are noted to have defects, damages, or deficiencies must be reported in the Apparent Defects, Damages, and Deficiencies (Dwelling Exterior) subsection. If Recommended Action for the associated defect, damage, or deficiency is Repair, Condition Status must reflect the repaired state: • New or Like New, or • Typical Wear and Tear, or • Damaged and Functional Exterior Feature Condition Status (Choose one) Allowable Answer Definition / Additional Guidance New or Like New The feature is new or like new with no visible signs of use. Note: This would be the typical answer when New Construction (3.017) is Yes. Typical Wear and Tear The feature is fully functional and exhibits minimal wear and tear, with visible signs of use. Damaged and Functional The feature is damaged and exhibits moderate wear and tear but can still function as intended or designed. Examples: • Exterior Walls and Trim: Dents to siding or minor crack to masonry. • Foundation: Minor settlement cracks. • Roof: Roofing is worn or patched but with no apparent active leaks. • Windows: Broken seals, painted shut, or broken sash cords. Damaged and Nonfunctional The feature is damaged and exhibits significant wear and tear to the level that it can no longer function as intended or designed. Examples: • Exterior Walls and Trim: Damaged or missing siding or trim that allows weather intrusion. • Foundation: Damaged or failing foundation. • Roof: Active roof leaks. • Windows: Broken or missing panes. Note: If this answer is selected, individual damages and structural issues must be reported in the Apparent Defects, Damages, and Deficiencies (Dwelling Exterior) subsection. Uniform Appraisal Dataset 08 Dwelling Exterior Appendix F-1: URAR Reference Guide Page 105 of 378 Version 1.4 Exterior Walls and Trim The Exterior Walls and Trim row always displays in the Exterior Features table. Dwelling Exterior: Quality and Condition - Exterior Features - Exterior Walls and Trim Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 8.025 Detail Always required Choose one or more allowable answers from the Definition / Additional Guidance column Exterior Wall Material: The type of wall material used for the structure. May be commonly referred to as siding. • Adobe • Aluminum • Asbestos • Brick • Cement Board • Concrete Block • Engineered Wood • Glass • Log • Poured Concrete • Steel • Stone • Stucco • Synthetic Stone • Synthetic Stucco • Vinyl • Wood • Other (Describe) 8.027 Condition Status Always required Choose an allowable answer from table (Exterior Feature Condition Status) Exterior Walls and Trim Condition Status: The condition status of the exterior walls and trim. • New or Like New • Typical Wear and Tear • Damaged and Functional • Damaged and Nonfunctional Notes: • If there are varying condition statuses for the exterior walls and trim, choose the one that best explains the Exterior Condition Rating. • Condition Status reflects the required repairs, inspections, or completions as if they were completed. The current condition is noted in the Apparent Defects, Damages, and Deficiencies (Dwelling Exterior) subsection. • Individual damages must be reported in the Apparent Defects, Damages, and Deficiencies (Dwelling Exterior) subsection. Uniform Appraisal Dataset 08 Dwelling Exterior Appendix F-1: URAR Reference Guide Page 106 of 378 Version 1.4 Foundation The Foundation row always displays in the Exterior Features table. Dwelling Exterior: Quality and Condition - Exterior Features - Foundation Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 8.029 Detail Always required Choose one or more allowable answers from the Definition / Additional Guidance column Foundation Material: The material components of the base that the structure is built upon. • Brick • Concrete Block • Metal • Poured Concrete • Stone • Wood • Other (Describe) 8.029 Detail Always required Choose one or more allowable answers from table (Foundation Type) Foundation Type • Basement • Crawl Space • Post and Pier • Runner • Slab • Other (Describe) Notes: • For manufactured homes, the appraiser must indicate in Quality Comment (8.030) whether tie downs or anchoring systems exist. • For CHOICEHome® and MH Advantage®, the appraiser must indicate in Quality Comment (8.030) whether or not the home has a “solid perimeter foundation”. • If a manufactured home is not securely anchored, this must be reported in the Apparent Defects, Damages, and Deficiencies (Dwelling Exterior) subsection. 8.029 Detail Required for FHA and USDA appraisals when Foundation Type is Crawl Space Yes | No Crawl Space Accessible for Observation: Indicates whether the crawl space is accessible for visual observation. • Yes • No (Inaccessible) Reference the appropriate government agency appraisal guidelines. 8.029 Detail Required if Crawl Space Accessible for Observation is Yes Yes | No Visual Observation of Crawl Space Completed: Indicates whether a visual observation of the crawl space, as defined by the applicable organization, was completed. • Yes (Visual Observation Completed) • No (No Visual Observation Completed) Reference the appropriate government agency appraisal guidelines. 8.031 Condition Status Always required Choose an allowable answer from table (Exterior Feature Condition Status) Foundation Condition Status: The condition status of the foundation. • New or Like New • Typical Wear and Tear • Damaged and Functional • Damaged and Nonfunctional Notes: • If there are varying condition statuses for the foundation, choose the one that best explains the Exterior Condition Rating. • Condition Status reflects the required repairs, inspections, or completions as if they were completed. The current condition is noted in the Apparent Defects, Damages, and Deficiencies (Dwelling Exterior) subsection. • Individual damages must be reported in the Apparent Defects, Damages, and Deficiencies (Dwelling Exterior) subsection. Uniform Appraisal Dataset 08 Dwelling Exterior Appendix F-1: URAR Reference Guide Page 107 of 378 Version 1.4 Foundation Type (Choose all that apply) Allowable Answer Definition / Additional Guidance Basement Fully or partially below grade structural foundation style consisting of walls that bear weight on foundation footings running along the perimeter of the structure. Crawl Space A foundation style consisting of unfinished, typically narrow space between the building and the ground or the improved surface. Post and Pier A foundation style that consists of a series of posts connected to a frame that supports the structure above ground level. Runner A foundation style that consists of rows of concrete footings poured into the ground intended to support the structure. Slab A foundation style that consists of a slab of concrete that sits directly on grade supporting the structure. Other (Describe) Select Other to enter an answer that is not in the above list. Roof The Roof row always displays in the Exterior Features table. Dwelling Exterior: Quality and Condition - Exterior Features - Roof Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 8.033 Detail Always required Yes | No Roof Observable: Indicates whether the majority of the roof is observable from ground level. • Yes • No (the individual performing the inspection was unable to make an informed determination on the condition status of the roof, such as when the roof is snow-covered) Notes: • If Yes, Roof Observable does not display. • If No, “(Unobservable)” displays. When the appraiser is unable to view the roof, explain why the roof is unobservable and report the results based on the assessment of the ceilings in Dwelling Exterior Commentary (8.061). • For government agency appraisals, reference the appropriate guidelines. 8.033 Detail Always required Choose one or more allowable answers from the Definition / Additional Guidance column Roof Material • Asbestos • Asphalt • Ceramic Tile • Clay • Composition • Concrete • Copper • Metal • Rubber • Slate • Solar Shingles • Synthetic • Tar/Gravel • Wood • Other (Describe) 8.033 Detail (Estimated Age) Always required Choose an allowable answer from the Definition / Additional Guidance column Estimated Age: The appraiser’s estimate of when the roof was last replaced. • Less than 1 year • 1-10 years • 10-20 years • More than 20 years Note: If there are varying ages for the roof, choose the one that best explains the Exterior Condition Rating. Uniform Appraisal Dataset 08 Dwelling Exterior Appendix F-1: URAR Reference Guide Page 108 of 378 Version 1.4 Dwelling Exterior: Quality and Condition - Exterior Features - Roof Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 8.035 Condition Status Required if Roof Observable is Yes Choose an allowable answer from table (Exterior Feature Condition Status) Roof Condition Status: The condition status of the roof. • New or Like New • Typical Wear and Tear • Damaged and Functional • Damaged and Nonfunctional Notes: • If there are varying condition statuses for the roof, choose the one that best explains the Exterior Condition Rating. • Condition Status reflects the required repairs, inspections, or completions as if they were completed. The current condition is noted in the Apparent Defects, Damages, and Deficiencies (Dwelling Exterior) subsection. • Individual damages must be reported in the Apparent Defects, Damages, and Deficiencies (Dwelling Exterior) subsection. Windows The Windows row always displays in the Exterior Features table. Dwelling Exterior: Quality and Condition - Exterior Features - Windows Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 8.037 Detail Always required Free-form Brief description of the windows. Note: For further expansion of commentary, use Dwelling Exterior Commentary (8.061). 8.039 Condition Status Always required Choose an allowable answer from table (Exterior Feature Condition Status) Windows Condition Status: The condition status of the windows. • New or Like New • Typical Wear and Tear • Damaged and Functional • Damaged and Nonfunctional Notes: • If there are varying condition statuses for the windows, choose the one that best explains the Exterior Condition Rating. • Condition Status reflects the required repairs, inspections, or completions as if they were completed. The current condition is noted in the Apparent Defects, Damages, and Deficiencies (Dwelling Exterior) subsection. • Individual damages must be reported in the Apparent Defects, Damages, and Deficiencies (Dwelling Exterior) subsection. Uniform Appraisal Dataset 08 Dwelling Exterior Appendix F-1: URAR Reference Guide Page 109 of 378 Version 1.4 Other Exterior Feature Row(s) can be added to the Exterior Features table for other feature(s) that are significant to the Exterior Quality and Condition Ratings. A row displays in the Exterior Features table for each additional exterior feature that is provided. OTHER EXTERIOR FEATURE EXAMPLE IN DWELLING EXTERIOR AND SALES COMPARISON APPROACH In this example, Ornamentation was added as an additional exterior feature in the Exterior Features table. The additional exterior feature (Ornamentation) was also brought into the Sales Comparison Approach (22.08.07, 22.08.14) to support the Quality and Condition ratings. Comps 1 and 2 did not have ornamentation, so “None” was entered. Dwelling Exterior: Quality and Condition - Exterior Features - Other Feature Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 8.041 Feature If applicable (Exterior Feature is Other) Free-form Exterior Feature Other Description Select Other (Describe) to enter an answer that is not in the Exterior Features list. Example: Ornamentation 8.042 Detail If Exterior Feature is Other Free-form Other Exterior Feature Description: A brief description of the other feature. Example: Concrete cornices and frieze Note: For further expansion of commentary, use Dwelling Exterior Commentary (8.061). Uniform Appraisal Dataset 08 Dwelling Exterior Appendix F-1: URAR Reference Guide Page 110 of 378 Version 1.4 Dwelling Exterior: Quality and Condition - Exterior Features - Other Feature Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 8.044 Condition Status If Exterior Feature is Other Choose an allowable answer from table (Exterior Feature Condition Status) Other Exterior Feature Condition Status: The condition status of the other exterior feature. • New or Like New • Typical Wear and Tear • Damaged and Functional • Damaged and Nonfunctional Notes: • If there are varying condition statuses for the other exterior feature, choose the one that best explains the Exterior Condition Rating. • Condition Status reflects the required repairs, inspections, or completions as if they were completed. The current condition is noted in the Apparent Defects, Damages, and Deficiencies (Dwelling Exterior) subsection. • Individual damages must be reported in the Apparent Defects, Damages, and Deficiencies (Dwelling Exterior) subsection. Noncontinuous Finished Area Noncontinuous finished areas are defined as above grade finished area(s), not designated as an accessory dwelling unit (ADU), and attached to the dwelling with no direct interior access. Example: Family room or other finished area attached to or above an attached garage that is only accessible through the garage. Note: If there are multiple noncontinuous areas in the dwelling, combine them into one entry. This subsection does not display for properties with more than one unit, or if there is no noncontinuous finished area. Dwelling Exterior: Noncontinuous Finished Area Exists Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance Not on Report This is an appraiser input that does not display Required if Units Excluding ADUs is 1 Yes | No Noncontinuous Finished Area Exists: Indicates whether there is noncontinuous finished area in the dwelling. Notes: • If No, the Noncontinuous Finished Area subsection does not display. Uniform Appraisal Dataset 08 Dwelling Exterior Appendix F-1: URAR Reference Guide Page 111 of 378 Version 1.4 Dwelling Exterior: Noncontinuous Finished Area Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 8.046 N/A Displays when Noncontinuous Finished Area Exists is Yes N/A The table below depicts any finished area that is attached to the dwelling but separate and not directly accessible from any unit 8.047 Finish (Finished) Total Area Required if Noncontinuous Finished Area Exists is Yes Number of square feet Noncontinuous Finished Area: The finished area of the noncontinuous space(s) in the dwelling. If there are multiple noncontinuous areas in the dwelling, report the total finished area. 8.048 Finish (Finished) Room Summary Required for each indicated Room Type Number Number of Rooms: The count of each Room Type that is in the noncontinuous area(s) of the dwelling. If there are multiple noncontinuous areas in the dwelling, report all rooms here. 8.048 Finish (Finished) Room Summary Required if Noncontiguous Finished Area Exists is Yes Choose one or more allowable answers from the Definition / Additional Guidance column Room Type: The original design of the room(s) that are in the noncontinuous space(s) in the dwelling. • Bath – Full • Bath – Half • Bedroom • Breakfast Room • Den • Dining Room • Family Room • Kitchen • Laundry Room • Living Room • Loft • Media Room • Mudroom • Recreation Room • Sunroom • Utility Room • Walk-In Pantry • Workshop • Other (Describe) Note: Select the most applicable Room Type that fits the description of the room. Examples: • Select Dining Room for dining areas. • Select Breakfast Room for breakfast areas or breakfast nooks. See iGuide Noncontinuous Finished Area If relevant when Noncontinuous Finished Area Exists is Yes Photo or image Photo(s) of the noncontinuous finished area may be provided, which display in Dwelling Exterior Exhibits, with the caption “Noncontinuous Area”. An additional caption may be provided including the room type, location, and any other descriptive information as appropriate. Uniform Appraisal Dataset 08 Dwelling Exterior Appendix F-1: URAR Reference Guide Page 112 of 378 Version 1.4 Mechanical System Details The Mechanical System Details subsection always displays. Heating Dwelling Exterior: Mechanical System Details - Heating Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 8.049 Heating (System) Always required Choose one or more allowable answers from table (Heating System Type) Heating System Type: The type(s) of permanent heating systems in the structure. • None • Baseboard • Fireplace • Forced Warm Air • Gravity Air • Mini Split • Passive Solar • Radiant • Radiators • Stove • Other (Describe) 8.050 Heating (Detail) Required for each identified Heating System Type Choose an allowable answer from the Definition / Additional Guidance column Heating System Fuel • Coal • Electric • Geothermal • Natural Gas • Oil • Propane • Solar • Wood • Other (Describe) 8.050 Heating (Detail) Required if Heating System Type is None Yes | No Lack of Heating Typical for Market: Indicates whether the lack of heating is prevalent in the market. • Yes (Typical for Market) • No (Not Typical for Market) Heating System Type (Choose one or more) Allowable Answer Definition / Additional Guidance None Note: Only select this answer if the structure does not have permanent heat. Baseboard A system of perimeter heating located at the base of the wall where the baseboard would be. Fireplace Note: Only select this answer if the fireplace is used as the primary source of heat. Other fireplaces are reported in the Subject Property Amenities section (14.002). Forced Warm Air A system that propels air over a heat source that is distributed via ducts and vents throughout a home or a structure. Gravity Air A system that employs gravity to move warm air throughout the structure. Mini Split A ductless system designed to heat certain spaces or rooms within the structure. Uniform Appraisal Dataset 08 Dwelling Exterior Appendix F-1: URAR Reference Guide Page 113 of 378 Version 1.4 Heating System Type (Choose one or more) Allowable Answer Definition / Additional Guidance Passive Solar A system that uses solar energy to heat a fluid, either liquid or air, and then transfer the solar heat directly to an interior area or to a storage system for later use. Note: Solar panels that produce electricity are reported in the Energy Efficient and Green Features section (6.001), and not here. Radiant A system that supplies heat directly to the floor or to panels in the wall or ceiling of a house. Radiators A system that boils water in a central unit and moves steam to a radiator in an individual room or space. Stove Note: Only select this answer if the stove is used as the primary source of heat. Other (Describe) Select Other to enter an answer that is not in the above list. Cooling Dwelling Exterior: Mechanical System Details - Cooling Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 8.051 Cooling (System) Always required Yes | No Cooling System Exists: Indicates whether there is permanent cooling in the structure. • If No, “None” displays. 8.051 Cooling (System) If Cooling System Exists is Yes Choose one or more allowable answers from table (Cooling System Type) Cooling System Type • Centralized • Individual • Other (Describe) Cooling System Type (Choose one or more) Allowable Answer Definition / Additional Guidance Centralized A system in which air is cooled at a central location and distributed to and from rooms by one or more fans and ductwork (e.g., forced air, mini-split). Individual A self-contained cooling system, mounted on a wall or in a window, designed to cool an individual room or small area (e.g., window unit). Other (Describe) Select Other to enter an answer that is not in the above list. Core Heating and Other Mechanical Systems Dwelling Exterior: Core Heating and Other Mechanical Systems Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 8.052 Core Heating System Below Grade Required if Heating System Type is not None Yes | No Select Yes when at least one mechanical unit that produces heat (e.g., furnace) is below grade, including when the heating system is shared with multiple units. This is the main core unit that produces and distributes heat through duct work or other means (e.g., steam or hot water). 8.053 Other Mechanical Systems If applicable Choose one or more allowable answers from the Definition / Additional Guidance column • Radon Mitigation • Sump Pump • Water Heater • Whole House Water Treatment • Other (Describe) Note: If there are no other mechanical systems in the dwelling, do not select an answer and Other Mechanical Systems does not display. Uniform Appraisal Dataset 08 Dwelling Exterior Appendix F-1: URAR Reference Guide Page 114 of 378 Version 1.4 Apparent Defects, Damages, Deficiencies (Dwelling Exterior) The appraiser must report any significant items pertaining to the dwelling exterior, mechanical systems, or noncontinuous finished area, and must associate any defect, damage, or deficiency with the most appropriate section. These defects, damages, and deficiencies are items that: • Rise to the level of recommending repair, replacement, or inspection by an individual with expertise in the industry, or • Negatively affect the integrity / composition of the site itself, or • Negatively affect the soundness or structural integrity of the improvements to the site, or • Measurably impact the marketability or value of the property, or • Require completion Example: Any other items that do not require repair, replacement, inspection, or completion may also be reported using the Recommended Action of None. Reference the appropriate government agency appraisal guidelines for specific requirements. Apparent Defects, Damages, Deficiencies (Dwelling Exterior) Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 8.054 N/A Display only N/A If applicable, Structure Identifier redisplays from 8.000. 8.055 N/A Always required Yes |No Dwelling Exterior Defects Exist: Indicates whether there are apparent defects, damages, or deficiencies for the dwelling. • If No, “None” displays and the Apparent Defects, Damages, Deficiencies (Dwelling Exterior) table does not display. 8.055 N/A Displays when Dwelling Exterior Defects Exist is Yes N/A The items listed below represent the As Is condition as of the effective date of this report Uniform Appraisal Dataset 08 Dwelling Exterior Appendix F-1: URAR Reference Guide Page 115 of 378 Version 1.4 Information About Each Defect, Damage, or Deficiency Apparent Defects, Damages, Deficiencies (Dwelling Exterior) Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 8.056 Feature Required for each defect, damage, or deficiency Choose an allowable answer from the Definition / Additional Guidance column • Exterior Walls and Trim • Foundation • Mechanical System • Roof • Windows • Other (Describe) Note: Photos or images must be provided for each physical defect, damage, or deficiency. These display in Dwelling Exterior Exhibits as “Apparent Defects, Damages, Deficiencies” with the indicated Feature. An additional caption may be provided. 8.057 Location Required for each defect, damage, or deficiency Other (Describe) For the Dwelling Exterior section, choose Other and briefly describe the location of the defect, damage, or deficiency. 8.058 Description Required for each defect, damage, or deficiency Free-form Description of the defect, damage, or deficiency. 8.059 Affects Soundness or Structural Integrity Required for each defect, damage, or deficiency Yes | No Indicates whether the defect, damage, or deficiency affects the soundness and / or structural integrity of the improvement. 8.060 Recommended Action Required for each defect, damage, or deficiency Choose an allowable answer from the Definition / Additional Guidance column The recommended action for the defect, damage, or deficiency. • Completion • Inspection • Repair (includes replacement) • None (does not require repair, replacement, completion, or inspection) Note: • If Completion, Inspection, or Repair is reported for any defect, damage, or deficiency o The report must be made subject to the resolution of the item (Market Value Condition 26.009 cannot be As Is). o Condition Status for the item, if applicable, must reflect the future “resolved” condition. o If Repair is selected, the estimated cost to repair may be provided in the Reconciliation section. Dwelling Exterior Commentary Dwelling Exterior Commentary Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 8.061 Dwelling Exterior Commentary If applicable Free-form Commentary could include information pertinent to the Dwelling Exterior section that is not captured in the discrete data, or additional details to support the discrete data that is provided. Uniform Appraisal Dataset 08 Dwelling Exterior Appendix F-1: URAR Reference Guide Page 116 of 378 Version 1.4 Dwelling Exterior Exhibits All photos or images related to the Dwelling Exterior section are displayed in the Dwelling Exterior Exhibits subsection. If there are no photos or images, this subsection does not display. Dwelling Exterior Exhibits Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance See iGuide Dwelling Exterior Exhibits If required by client or scope of work Photo Dwelling Rear Photo When required, provide photo(s) of the rear of the dwelling, which display in Dwelling Exterior Exhibits with the caption “Dwelling Rear”. An additional caption may be provided to further identify the photo. See iGuide Dwelling Exterior Exhibits If applicable Photo Photos relevant to the Dwelling Exterior section may be provided, which display in Dwelling Exterior Exhibits. If the photo is not specifically indicated, an additional caption may be provided to further identify the photo. Uniform Appraisal Dataset 09 Manufactured Home Appendix F-1: URAR Reference Guide Page 117 of 378 Version 1.4 09 Manufactured Home The Manufactured Home section repeats for each manufactured home on the property that is either a dwelling or an ADU, and provides space for additional commentary and exhibits. If there are no manufactured homes on the property, the section does not display. As with other types of properties, additional facts about the manufactured home are captured in the Dwelling Exterior, Outbuilding, and / or Unit Interior sections. • The Outbuilding section displays (instead of Manufactured Home) if the manufactured home is an outbuilding that is not an ADU. Example: A manufactured home that has been physically modified and is no longer livable. Reference published guidelines by the GSEs, government agencies, or other identified secondary market participants for specific guidance. Manufactured Homes that are Dwellings If the manufactured home is a dwelling, the Manufactured Home section displays after the applicable Dwelling Exterior section. Reference Types of Structures for more information to determine whether the manufactured home is considered a dwelling or outbuilding. Note: Some manufactured home information displays for both dwellings and outbuildings that are ADUs. The “When to Include” column in this subchapter only references manufactured homes that are dwellings. • Structure Type is Dwelling, and Construction Method (8.011) is Manufactured General Information Manufactured Home – Dwellings - General Information Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 9.000 Manufacturer Name Always required Free-form The name of the manufacturer (maker) of the manufactured home. 9.001 Year Installed Always required yyyy Year Installed: The date a Certificate of Occupancy or its equivalent was issued for the development of a lot and placement of a manufactured home on the permanent foundation. Uniform Appraisal Dataset 09 Manufactured Home Appendix F-1: URAR Reference Guide Page 118 of 378 Version 1.4 Manufactured Home – Dwellings - General Information Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 9.001 Year Installed Always required Yes | No Year Installed Estimated: Indicates whether Year Installed is an estimate. Notes: • If Year Installed is unknown or unavailable to the appraiser in the normal course of business, the appraiser must estimate the year the manufactured home was installed. • If Yes, Year Installed displays with a tilde (~). 9.002 Moved Since Original Installation Always required Yes | No Indicates whether the manufactured home has been moved to a different location than the one on which it was originally installed. Note: If Yes, provide the source of information and additional details in Manufactured Home Commentary (9.026). 9.003 Attached to Permanent Foundation Always required Yes | No Indicates whether the manufactured home is attached to a permanent foundation. Notes: • Additional information about the foundation is reported in the Exterior Features table in the Dwelling Exterior section. • If the foundation area is readily accessible, a photo must be provided, which displays in Manufactured Home Exhibits. A caption may be provided indicating “Foundation” and any other descriptive information as appropriate. 9.004 Towing Hitch, Wheels, Axels Removed Always required Yes | No Indicates whether the towing hitch, wheels, and axles have been removed from the frame of the manufactured home. Note: If No, reference published guidelines by the GSEs, government agencies, or other identified secondary market participants for specific guidance. 9.005 Manufactured Home Width Always required Single or Multi • Single (including multi-story single-width homes) • Multi (manufactured in multiple sections and joined on site) 9.006 Skirting Always required Yes | No Skirting Exists: Indicates whether a non-structural enclosure of the foundation crawl space exists. 9.006 Skirting Required if Skirting Exists is Yes Choose one or more allowable answers from the Definition / Additional Guidance column Skirting Material • Asbestos • Brick • Cement Board • Concrete Block • Engineered Wood • Fiberglass • Log • Metal • Poured Concrete • Vinyl • Wood • Other (Describe) Note: If the skirting is readily accessible, a photo must be provided, which displays in Manufactured Home Exhibits. Provide a caption indicating “Skirting” and any other descriptive information as appropriate. 9.007 Have there been any modifications, attachments or additions that have altered or rely on the original structure for support? Always required Yes | No Structural Modifications Exist: Indicates whether modifications, attachments, or additions have been made that altered or rely upon the original dwelling for support. Select No when the additions, such as an attached garage, were originally designed for the structure. Reference published guidelines by the GSEs, government agencies, or other identified secondary market participants for specific guidance. Uniform Appraisal Dataset 09 Manufactured Home Appendix F-1: URAR Reference Guide Page 119 of 378 Version 1.4 Manufactured Home – Dwellings - General Information Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 9.008 Modification, Attachment, or Addition Required if Structural Modifications Exist is Yes Choose one or more allowable answers from the Definition / Additional Guidance column • Carport • Deck • Garage • Living Area • Porch • Sunroom • Other (Describe) 9.009 Description of Modification, Attachment, or Addition Required if Structural Modifications Exist is Yes Free-form Detailed description of the modification, attachment, or addition that has altered the manufactured home’s structure or relies on it for support. HUD Data Plate Note: If the HUD Data Plate is not available, indicate in Manufactured Home Commentary (9.026) the source of the data provided. Manufactured Home – Dwellings – HUD Data Plate Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 9.010 HUD Data Plate Attached Always required Yes | No Indicates whether the manufactured home has a HUD data plate (also referred to as the Manufactured Home Data Plate or Compliance Certificate) is attached within the manufactured home. If the HUD Data Plate is not attached but is available, select No and explain in Manufactured Home Commentary (9.026). Reference published guidelines by the GSEs, government agencies, or other identified secondary market participants for specific guidance. If available, a photo of the HUD Data Plate or the verification source must be provided. The photos display in Manufactured Home Exhibits, with the caption “HUD Data Plate”. An additional caption may be provided to further identify the photo. 9.011 Date of Manufacture Required if HUD Data Plate Attached is Yes or if available mm/dd/yyyy The date the manufactured home was built, as shown on the HUD data plate or other source. Notes: • The year must match Year Built in the Dwelling Exterior section (8.010). • If the Date of Manufacture exceeds 12 months from the Effective Date of Appraisal (26.011), Overall Condition Rating (15.005) cannot be C1. 9.012 Serial Number Required if HUD Data Plate Attached is Yes or if available Free-form The serial number per section of the manufactured home, as shown on the HUD data plate or other source. 9.013 HUD Wind Zone Required if HUD Data Plate Attached is Yes or if available Choose an allowable answer from the Definition / Additional Guidance column The Wind Zone that the manufactured home was designed and constructed to conform to, as shown on the HUD data plate or other source. • Zone I • Zone II • Zone III Uniform Appraisal Dataset 09 Manufactured Home Appendix F-1: URAR Reference Guide Page 120 of 378 Version 1.4 Manufactured Home – Dwellings – HUD Data Plate Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 9.014 HUD Thermal Zone Required if HUD Data Plate Attached is Yes or if available Choose an allowable answer from the Definition / Additional Guidance column The Thermal Zone that the manufactured home was designed and constructed to conform to, as shown on the HUD data plate or other source. • Zone 1 • Zone 2 • Zone 3 9.015 HUD Roof Load Zone Required if HUD Data Plate Attached is Yes or if available Choose an allowable answer from the Definition / Additional Guidance column The Roof Load Zone that the manufactured home was designed and constructed to conform to, as shown on the HUD data plate or other source. • Middle • North • South HUD Certification Label Note: If the HUD Certification Label is not available for all sections, indicate in Manufactured Home Commentary (9.026) the source of the data provided. Manufactured Home – Dwellings – HUD Certification Label Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 9.016 Label Present for all Sections Always required Yes | No Indicates whether the HUD Certification Label (also referred to as the HUD Certification, Construction Code Label, Certification Label, HUD Label, or Red Tag) is present and attached to all sections of the manufactured home. • Yes (the HUD Label is attached for all sections). • No (the HUD Label is missing for at least one of the sections). Note: If the HUD Certification Label is not attached but is available, select No and explain in Manufactured Home Commentary (9.026). 9.017 HUD Certification Number Required if Label Present for all Sections is Yes, or if available Free-form The certification number per section of the manufactured home as shown on the HUD Certification Label, HUD data plate, or other source. See iGuide HUD Certification Number Required if Label Present for all Sections is Yes, or if available Photo or image HUD Certification Number Photo A photo of all HUD Certification Label(s) (or the verification source if the HUD Certification Label(s) are not present) must be provided. The photos display in Manufactured Home Exhibits, with the caption “HUD Certification Label”. An additional caption may be provided to further identify the photo. Manufactured Home Certification Program If the manufactured home is not eligible for any certification programs (such as Fannie Mae MH Advantage® or Freddie Mac CHOICEHome®, this subsection does not display. Uniform Appraisal Dataset 09 Manufactured Home Appendix F-1: URAR Reference Guide Page 121 of 378 Version 1.4 Manufactured Home – Dwellings – Manufactured Home Certification Program Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 9.018 Certification Required if certification(s) exist for the manufactured home Choose an allowable answer from the Definition / Additional Guidance column The financing program for which the manufactured home is designed to be eligible, as shown on a label in the home that identifies it as being eligible for designated financing options. • Fannie Mae MH Advantage • Freddie Mac CHOICEHome • Other (Describe) Notes: • If there are no certifications, do not select an answer and this subsection does not display. • A photo of each certification label must be provided, which displays in Manufactured Home Exhibits with the caption “Manufactured Home Certification”. An additional caption may be provided to further identify the photo. 9.019 Identifier Required for each identified certification Free-form Identifies the manufactured home's eligibility for the associated financing program (e.g., Freddie Mac CHOICEHome Number, Fannie Mae MH Advantage Identification Number). Invoice Information This subsection displays when the property is new construction (New Construction (3.017) is Yes). Manufactured Home – Dwellings – Invoice Information Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 9.020 Purchased from Retailer Required if New Construction is Yes Yes | No Indicates whether the manufactured home was purchased from a retailer. 9.021 Retailer Name Required if Purchased from Retailer is Yes Free-form 9.022 Retailer’s Invoice Reviewed Required if Purchased from Retailer is Yes Yes | No Indicates whether the appraiser reviewed and analyzed the retailer’s invoice. Note: A photo or image of the invoice may be provided, which displays in Manufactured Home Exhibits. An additional caption may be provided indicating “Retailer’s Invoice” and any other descriptive information as appropriate. 9.023 Manufacturer’s Invoice Reviewed Required if New Construction is Yes Yes | No Indicates whether the appraiser reviewed and analyzed the manufacturer’s invoice for the manufactured home. Note: A photo or image of the invoice may be provided, which displays in Manufactured Home Exhibits. An additional caption may be provided indicating “Manufacturer’s Invoice” and any other descriptive information as appropriate. Uniform Appraisal Dataset 09 Manufactured Home Appendix F-1: URAR Reference Guide Page 122 of 378 Version 1.4 Manufactured Home – Dwellings – Invoice Information Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 9.024 Invoice(s) Appear Reasonable Required if Retailer’s Invoice Reviewed is Yes or Manufacturer’s Invoice Reviewed is Yes Yes | No Indicates whether, based on the analysis of the manufacturer's invoice and / or retailer's invoice, the content appears to be reasonable. 9.025 Commentary on Why Invoice(s) Not Reasonable Required if Invoice(s) Appear Reasonable is No Free-form Explain the results of the analysis and why the invoice(s) were determined to not be reasonable. Manufactured Home Commentary Manufactured Home – Dwellings - Commentary Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 9.026 Manufactured Home Commentary If applicable Free-form Commentary could include information pertinent to the Manufactured Home section that is not captured in the discrete data, or additional details to support the discrete data that is provided. Manufactured Home Exhibits All photos or images related to the Manufactured Home section are displayed in the Manufactured Home Exhibits subsection. If there are no photos or images, this subsection does not display. Manufactured Home – Dwellings - Exhibits Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance See iGuide Manufactured Home Exhibits If applicable Photos or images Photos or images relevant to the Manufactured Home section may be provided, which display in Manufactured Home Exhibits. If the photo is not specifically indicated, provide a caption to further identify the photo. Manufactured Homes that are ADUs (Outbuildings) If the manufactured home is a standalone ADU, an abbreviated set of information for the Manufactured Home section displays (after the Outbuilding section for the ADU). Reference Types of Structures for more information to determine whether the manufactured home is considered a dwelling or outbuilding. Uniform Appraisal Dataset 09 Manufactured Home Appendix F-1: URAR Reference Guide Page 123 of 378 Version 1.4 Note: Some manufactured home information displays for both dwellings and outbuildings that are ADUs. The “When to Include” column in this subchapter only references manufactured homes that are outbuildings (ADUs). • Structure Type is Outbuilding, Outbuilding Type (12.001) is Manufactured Home, and Units in Structure (12.003) is 1 or more General Information Uniform Appraisal Dataset 09 Manufactured Home Appendix F-1: URAR Reference Guide Page 124 of 378 Version 1.4 Manufactured Home – ADUs - General Information Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 9.003 Attached to Permanent Foundation Always required Yes | No Indicates whether the manufactured home is attached to a permanent foundation. Note: If the foundation area is readily accessible, a photo must be provided, which displays in Manufactured Home Exhibits. Provide a caption indicating “Foundation” and any other descriptive information as appropriate. 9.004 Towing Hitch, Wheels, Axels Removed Always required Yes | No Indicates whether the towing hitch, wheels, and axles have been removed from the frame of the manufactured home creating a more permanent structure. If No, reference published guidelines by the GSEs, government agencies, or other identified secondary market participants for specific guidance. 9.007 Have there been any modifications, attachments or additions that have altered or rely on the original structure for support? Always required Yes | No Structural Modifications Exist: Indicates whether modifications, attachments, or additions have been made that altered or rely upon the original dwelling for support. Select No when the additions, such as an attached garage, were originally designed for the structure. Reference published guidelines by the GSEs, government agencies, or other identified secondary market participants for specific guidance. 9.008 Modification, Attachment, or Addition Required if Structural Modifications Exist is Yes Choose one or more allowable answers from the Definition / Additional Guidance column • Carport • Deck • Garage • Living Area • Porch • Sunroom • Other (Describe) 9.009 Description of Modification, Attachment, or Addition Required if Structural Modifications Exist is Yes Free-form Detailed description of the modification, attachment, or addition that has altered the manufactured home’s structure or relies on it for support. HUD Data Plate Note: If the HUD Data Plate is not available, indicate in Manufactured Home Commentary (9.026) the source of the data provided. Manufactured Home – ADUs – HUD Data Plate Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 9.010 HUD Data Plate Attached Always required Yes | No Indicates whether the manufactured home has a HUD data plate (also referred to as the Manufactured Home Data Plate or Compliance Certificate) attached within the manufactured home. If the HUD Data Plate is not attached but is available, select No and explain in Manufactured Home Commentary (9.026). Reference published guidelines by the GSEs, government agencies, or other identified secondary market participants for specific guidance. If available, a photo or image of the HUD Data Plate or the verification source must be provided. The photos or images display in Manufactured Home Exhibits, with the caption “HUD Data Plate”. An additional caption may be provided to further identify each photo or image. Uniform Appraisal Dataset 09 Manufactured Home Appendix F-1: URAR Reference Guide Page 125 of 378 Version 1.4 Manufactured Home – ADUs – HUD Data Plate Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 9.012 Serial Number Required if HUD Data Plate Attached is Yes or if available Free-form The serial number per section of the manufactured home, as shown on the HUD data plate or other source. HUD Certification Label Note: If the HUD Certification Label is not available for all sections, indicate in Manufactured Home Commentary (9.026) the source of the data provided. Manufactured Home – ADUs – HUD Certification Label Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 9.016 Label Present for all Sections Always required Yes | No Indicates whether the HUD Certification Label (also referred to as the HUD Certification, Construction Code Label, Certification Label, HUD Label, or Red Tag) is present and attached to all sections of the manufactured home. • Yes (the HUD Label is attached for all sections). • No (the HUD Label is not attached for at least one of the sections). Note: If the HUD Certification Label is not attached but is available, select No and explain in Manufactured Home Commentary (9.026). 9.017 HUD Certification Number Required if Label Present for all Sections is Yes, or if available Free-form The certification number per section of the manufactured home as shown on the HUD Certification Label, HUD data plate, or other source. See iGuide HUD Certification Number Always required Photo or image HUD Certification Number Photo A photo or image of all HUD Certification Label(s) (or the verification source if the HUD Certification Label(s) are not present) must be provided. The photos or images display in Manufactured Home Exhibits, with the caption “HUD Certification Label”. An additional caption may be provided to further identify each photo or image. Manufactured Home Commentary Manufactured Home – ADUs - Commentary Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 9.026 Manufactured Home Commentary If applicable Free-form Commentary could include information pertinent to the Manufactured Home section that is not captured in the discrete data, or additional details to support the discrete data that is provided. Manufactured Home Exhibits All photos or images related to the Manufactured Home section are displayed in the Manufactured Home Exhibits subsection. If there are no photos or images, this subsection does not display. Manufactured Home – ADUs - Exhibits Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance See iGuide Manufactured Home Exhibits If applicable Photos or images Photos or images relevant to the Manufactured Home section may be provided, which display in Manufactured Home Exhibits. If the photo or image is not specifically indicated, provide an additional caption to further identify each photo or image. Uniform Appraisal Dataset 10 Unit Interior Appendix F-1: URAR Reference Guide Page 126 of 378 Version 1.4 10 Unit Interior 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. The section repeats for each living unit and for each ADU. The “When to Include” column in this chapter references each unit: • A living unit or ADU in a dwelling, or • An ADU within or attached to an outbuilding, or • A standalone ADU that is the outbuilding Information that May Display in Black Tab The Unit Interior black tab provides context as to where the unit is located. Examples: • A single-family property with no ADU would display “Unit Interior” • An ADU in a detached garage might display “Unit Interior – ADU/Garage – ADU”, depending on appraiser inputs o Outbuilding Type is ADU/Garage o Unit Identifier is ADU • A unit in a 2- to 4-unit property with one dwelling might display “Unit Interior – Unit 3”, depending on appraiser inputs o Unit Identifier is Unit 3 • A unit in a 2- to 4-unit property with multiple dwellings might display “Unit Interior – Building 2 – Unit 2", depending on appraiser inputs o Structure Identifier is Building 2 o Unit Identifier is Unit 2 Unit Interior: Black Tab Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 10.000 Unit Interior (black tab) Displays if applicable N/A If the unit is an ADU in an outbuilding, Outbuilding Type (12.001) redisplays from the Outbuilding section. Uniform Appraisal Dataset 10 Unit Interior Appendix F-1: URAR Reference Guide Page 127 of 378 Version 1.4 Unit Interior: Black Tab Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 10.001 Unit Interior (black tab) Displays if applicable N/A If applicable, Structure Identifier (8.000) redisplays from the Dwelling Exterior section. Examples: Building 1, Building 2, Front, Rear 10.002 Unit Interior (black tab) Required if there is more than one living unit Free-form Unit Identifier: An identifier assigned by the appraiser that differentiates between multiple units on the property. Examples: Unit 1, Unit 2, Primary Dwelling, ADU Note: If there are multiple units or ADUs, Unit Identifier cannot be repeated. For 2-4 unit properties, units would be identified as Unit 1, Unit 2, etc. General Information Area Breakdown and Data Source Reference published guidelines by the GSEs, government agencies, or other identified secondary market participants regarding area measurement requirements, and Appendix 3: Reporting of Square Footage for an example. Note: Noncontinuous finished area is reported in Dwelling Exterior (8.046-8.048) and not here. Unit Interior: Area Breakdown and Data Source, Finish of Below Grade Areas Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 10.003 Finished Above Grade Always required Number of square feet Above Grade Finished Area: The total above grade finished area of the living unit. 10.004 Finished Above Grade (Nonstandard) Always required Number of square feet Above Grade Finished Area (Nonstandard): Above grade finished area(s) with direct interior access from within the dwelling not conforming to the ANSI ceiling height requirements or accessed through unfinished area(s) such as an unfinished hallway, a room, or staircase. Notes: • Indicate the reason the area is nonstandard in Unit Interior Commentary (10.061). • If 0, Above Grade Finished Area (Nonstandard) does not display. 10.005 Unfinished Above Grade Always required Number of square feet Above Grade Unfinished Area: The total above grade unfinished area of the living unit. 10.006 Finished Below Grade Always required Number of square feet Below Grade Finished Area: The total below grade or partially below grade finished area of the living unit. Uniform Appraisal Dataset 10 Unit Interior Appendix F-1: URAR Reference Guide Page 128 of 378 Version 1.4 Unit Interior: Area Breakdown and Data Source, Finish of Below Grade Areas Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 10.007 Finished Below Grade (Nonstandard) Always required Number of square feet Below Grade Finished Area (Nonstandard): Fully or partially below grade finished area(s) with direct interior access from within the dwelling not conforming to the ANSI ceiling height requirements or accessed through unfinished area(s), such as an unfinished hallway, a room, or staircase. Notes: • Indicate the reason the area is nonstandard in Unit Interior Commentary (10.061). • If 0, Below Grade Finished Area (Nonstandard) does not display. 10.008 Unfinished Below Grade Always required Number of square feet Below Grade Unfinished Area: The total below grade unfinished area of the living unit, including any areas that are fully or partially below grade. 10.009 Area Data Source Always required Choose one or more allowable answers from the Definition / Additional Guidance column The data source(s) that the appraiser used to determine the area of the unit. • Assessor Record • Builder or Developer • Condominium Questionnaire • Cooperative Board • Cooperative Questionnaire • HOA • MLS • Physical Measurement • Plans and Specifications • Previous Appraisal File • Property Data Report • Property Management Company • Property Owner • Property Tenant • Real Estate Agent • Three-Dimensional Scan • Other (Describe) 10.010 Below Grade Finish Compared to Above Required when there is Below Grade Finished Area or Below Grade Finished Area (Nonstandard) Superior, Similar, or Inferior The below grade area’s quality of finish compared to the above grade living area. Accessory Dwelling Units An accessory dwelling unit (ADU) is an additional living area that includes a kitchen, full bathroom, and sleeping area. Reference published guidelines by the GSEs, government agencies, or other identified secondary market participants for specific guidance as to whether the unit is considered an ADU. Information about the ADUs is captured in the same way as any other unit. The Unit Interior section repeats for each living unit or ADU that is in a dwelling or outbuilding. If there are no ADUs on the subject property (Number of ADUs on Subject Property (3.006) is zero), the ADU subsection does not display. For additional commentary about the ADU, such as information not captured in the discrete data or additional details to support the discrete data that is provided, use Unit Interior Commentary (10.061). Uniform Appraisal Dataset 10 Unit Interior Appendix F-1: URAR Reference Guide Page 129 of 378 Version 1.4 Unit Interior: ADU Information Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 10.011 ADU Always required Yes | No Unit is an ADU: Indicates whether the unit is considered an accessory dwelling unit. Notes: • If Number of ADUs on Subject Property 3.006 is zero, this question does not display. • If Number of ADUs on Subject Property is 1 or more, this question displays in each instance of Unit Interior to identify which unit is the ADU. 10.012 Legally Rentable Required if Unit is an ADU is Yes Yes | No Indicates whether the ADU is legally rentable. 10.013 Data Source Required if Unit is an ADU is Yes Choose one or more allowable answers from the Definition / Additional Guidance column The data source(s) that the appraiser used to determine whether the ADU is legally rentable. • Assessor Record • Property Owner • Property Tenant • Real Estate Agent • Zoning • Other (Describe) 10.014 Typical for Market Required if Unit is an ADU is Yes Yes | No Indicates whether ADUs are typical for the identified market. 10.015 Ingress / Egress Required if Unit is an ADU is Yes Choose an allowable answer from table (Ingress / Egress) The entrance(s) and exit(s) to the ADU. • Interior Access Only • Interior and Exterior Access • Exterior Access Only 10.016 Separate Postal Address Required if Unit is an ADU is Yes Yes | No Indicates whether the ADU has a separate address from other unit(s) on the property. Unit Interior: ADU Information - Ingress / Egress (Choose one for the ADU) Allowable Answer Definition / Additional Guidance Interior Access Only The ADU can only be accessed from the interior of the structure that it is attached to (has continuous access). Note: Do not select this answer for standalone ADUs. Interior and Exterior Access The ADU can be accessed from the interior of the structure that it is attached to (has continuous access) and has a separate exterior entrance. Note: Do not select this answer for standalone ADUs. Exterior Access Only The ADU can only be accessed from the exterior of the structure. There is no continuous interior access from another unit. Note: For standalone ADUs, this is the only acceptable answer. Uniform Appraisal Dataset 10 Unit Interior Appendix F-1: URAR Reference Guide Page 130 of 378 Version 1.4 Levels in Unit Levels are usable areas or living areas. • The foyer (or landing) area in a split foyer is not considered a separate level. • A sunken living room is not considered a separate level. • An uppermost story is considered a level when there is permanent stair access (not drop stairs or a scuttle), and is not considered an attic. o The level may include finished or unfinished space. o When an attic is the uppermost story and requires structural changes to convert to livable space, it is not considered a level. For government agency appraisals, attics are reported in the Dwelling Exterior section (8.017). • Levels are specific to each unit. o Example: If the entire below grade area is an ADU, it would be captured in the Unit Interior section for the ADU, and not for the main dwelling unit. • When ANSI is the applicable standard, partially below grade is considered below grade. Represent the level appropriately. • Noncontinuous finished area in the dwelling that is not part of any unit is reported in the Dwelling Exterior section (8.046-8.048) and not here. Levels in Unit reflects the number of rows in the Level and Room Detail table (10.029-10.033). Unit Interior: Levels in Unit Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 10.017 Levels in Unit Always required Number The number of levels in the living unit. Examples: • Below grade area is considered a level, and Level in Unit (10.029) would start with a B. • For a cape cod with slanted ceilings, the upper story is considered a level. Note: This does not represent the number of floors in the building, which is reported in Floors in Building (8.003) in the Dwelling Exterior section. Uniform Appraisal Dataset 10 Unit Interior Appendix F-1: URAR Reference Guide Page 131 of 378 Version 1.4 Floor Number and Corner Unit Unit Interior: Floor Number and Corner Unit Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 10.018 Floor Number Required if Structure Design is Low-rise, Mid-rise, or High-rise, or when relevant Free-form The building floor number where the entrance to the unit is located. Examples: 1, 2, B1, B2 Notes: • This does not represent the number of levels in the unit, which is reported in Levels in Unit (10.017). • When Floor Number is included in the sales grid (22.07.03) or rental grid (23.03.07) it also displays here for the subject property. 10.019 Corner Unit Required if Structure Design is Low-rise, Mid-rise, or High-rise Yes | No Indicates whether the property unit is situated at the corner of the building. Occupancy and Utilities Unit Interior: Occupancy and Utilities Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 10.020 Occupancy Always required Choose an allowable answer from the Definition / Additional Guidance column The occupancy status of the unit as of the inspection date. • Owner • Tenant • Vacant 10.021 Utilities Separately Metered Required for properties with more than one unit, and properties with ADU(s) Yes | No Indicates whether any utilities are metered separately from other unit(s) on the property. • Yes (one or more utilities are separately metered) • No (all utilities are shared) Note: If some utilities are shared, answer Yes and describe in Unit Interior Commentary (10.061). 10.022 Utilities Operating Required for FHA and USDA appraisals when Occupancy is Vacant Yes | No Indicates whether all utilities are operating or functional. Reference the appropriate government agency appraisal guidelines for more information. Uniform Appraisal Dataset 10 Unit Interior Appendix F-1: URAR Reference Guide Page 132 of 378 Version 1.4 Bedroom and Bathroom Counts Unit Interior: Bedroom and Bathroom Counts Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 10.023 Total Bedrooms Always required Number The total number of bedrooms in the unit, including above and below grade. Notes: • Can be zero for an efficiency or studio. • Reference published guidelines by the GSEs, government agencies, or other identified secondary market participants for specific guidance. 10.024 Total Bathrooms - Full Always required Number The total number of full bathrooms in the unit, including above and below grade. Notes: • A full bathroom must at least have a sink, a toilet, and a bathtub or shower. • If the bathroom has greater utility such as additional sinks or toilets, address this in Unit Interior Commentary (10.061), and if market supported, make the appropriate adjustments in the Sales Comparison Approach. 10.025 Total Bathrooms - Half Always required Number The total number of half bathrooms in the unit, including above and below grade. Note: A half bathroom consists of only a sink and a toilet. Non-Residential Use and Live/Work Space in Unit This subsection displays when Site Owned in Common (3.015) is Yes. • When Site Owned in Common is No, non-residential uses are reported in the Site section (4.015-4.019 and 4.043-4.046). • Commercial space in condominium, cooperative, or condop project buildings is reported in the Project Information section (18.069). Unit Interior: Non-Residential Use and Live/Work Space in Unit Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 10.026 Non-Residential Use in Unit Required if Site Owned in Common is Yes Yes | No Indicates whether the unit contains space that is currently used for non- residential purposes. 10.027 Live/Work Space Required if Site Owned in Common is Yes Yes | No Indicates whether there is live/work space available within the residential unit. A live/work unit refers to a condominium or cooperative that allows space within the individual unit to be used jointly for non-residential and residential purposes, as long as the primary design of the unit remains residential. 10.028 Allowable Work Space Required if Live/Work Space is Yes Number of square feet The space within the residential unit that is allowed to be used for non- residential purposes. Uniform Appraisal Dataset 10 Unit Interior Appendix F-1: URAR Reference Guide Page 133 of 378 Version 1.4 Example: Live/Work Space Level and Room Detail Unit Interior: Level and Room Detail Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 10.029 Level in Unit Always required for each level in the unit Level 1, Level 2, Level 3 … Level B1, Level B2 … The specific above grade or below grade level in the living unit, commonly referred to as the “level number”. Notes: • Levels are located within the unit and do not refer to the Floor Number within the building (10.018). • Levels are named starting at ground level and going up or down. • If partially or fully below grade (below grade when ANSI applies), the level number must start with a B. 10.030 Grade Level Detail Always required for each level in the unit Choose an allowable answer from table (Grade Level Type) Grade Level Type: The level’s grade as it relates to ground level. • Above Grade • Fully Below Grade • Partially Below Grade 10.030 Grade Level Detail Required for each level in the unit if Grade Level Type is Fully Below Grade or Partially Below Grade Choose an allowable answer from the Definition / Additional Guidance column Below Grade Access: The entrances and exits to a below grade or partially below grade level. • Interior and Exterior Access • Interior Access Only • Exterior Access Only 10.030 Grade Level Detail Required for each level in the unit if Below Grade Access is Interior and Exterior Access or Exterior Access Only Choose an allowable answer from table (Below Grade Exterior Access) Below Grade Exterior Access: The primary type of exterior access for any below grade or partially below grade level. • Cellar Door • Walk Out • Walk Up • Other (Describe) Uniform Appraisal Dataset 10 Unit Interior Appendix F-1: URAR Reference Guide Page 134 of 378 Version 1.4 Unit Interior: Level and Room Detail Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 10.031 10.032 Finish (Finished) Area Required for each above grade level in the unit Number of square feet Finished Area of Level: The total finished area of the level, including standard and nonstandard finished area. Note: Nonstandard and standard finished areas are only combined in the Level and Room Detail table. They are reported separately in Area Breakdown (10.003-10.008) and in the Sales Comparison Approach. Reference published guidelines by the GSEs, government agencies, or other identified secondary market participants for specific guidance. 10.031 10.032 Finish (Unfinished) Area Required for each level in the unit Number of square feet Unfinished Area of Level: Area of the level that is not finished area. Notes: • A photo of the unfinished area may be provided, which displays in Unit Interior Exhibits. An additional caption may be provided indicating “Unfinished Area”, and any other descriptive information as appropriate. • If Unfinished Area of Level is 0, the “Unfinished” row does not display. 10.033 Room Summary Always displays for each indicated Room Type Number Number of Rooms: The count of each Room Type on the level. 10.033 Room Summary Required for each level in the unit if any part of the level is finished Choose one or more allowable answers from the Definition / Additional Guidance column Room Type: The original design of the room(s) that are on the indicated level. • Bath – Half • Bath – Full • Bedroom • Breakfast Room • Den • Dining Room • Family Room • Kitchen • Laundry Room • Living Room • Loft • Media Room • Mudroom • Recreation Room • Sunroom • Utility Room • Walk-In Pantry • Workshop • Other (Describe) Notes: • Select the most applicable Room Type that fits the description of the room. Examples: o Select Dining Room for dining areas. o Select Breakfast Room for breakfast areas or breakfast nooks. • Photo(s) may be provided of the room(s), which would display in Unit Interior Exhibits with the Level and Room Type. An additional caption may be provided including the location, and any other descriptive information as appropriate. Examples: Bath 2, Hall bathroom, Main bedroom. • Reference published guidelines by the GSEs, government agencies, or other identified secondary market participants for specific photo requirements. Uniform Appraisal Dataset 10 Unit Interior Appendix F-1: URAR Reference Guide Page 135 of 378 Version 1.4 Grade Level Type (Choose one for each level in the unit) Allowable Answer Definition / Additional Guidance Above Grade At or above ground level with the walls having minimal or no earth contact. Fully Below Grade Below ground level with each wall having earth contact and not having the potential for ingress or egress at ground level without the use of stairs. Note: When ANSI is the applicable standard, fully below grade area is counted in Below Grade Finished Area (10.006) or Below Grade Finished Area (Nonstandard) (10.007) in Area Breakdown. Partially Below Grade Partially below ground level with wall(s) having earth contact, and at least one wall having existing or potential ingress or egress at ground level (e.g., walk out basement). Note: When ANSI is the applicable standard, partially below grade area is counted in Below Grade Finished Area (10.006) or Below Grade Finished Area (Nonstandard) (10.007) in Area Breakdown. Below Grade Exterior Access (Choose one for each applicable level in the unit) Allowable Answer Definition / Additional Guidance Cellar Door Typically an angled door covering the exterior stairwell of a below grade area. Sometimes referred to as a bulkhead door. Walk Out A means of ingress or egress by walking out at grade level. Walk Up A means of ingress or egress by walking up to grade level (e.g., stairs). Other (Describe) Select Other to enter an answer that is not in the above list. Examples: Level in Unit, Grade Level Type, and Area Breakdown Example 1: Level in Unit, Grade Level Type, and Area Breakdown: Example 1 Level in Unit 10.029 Grade Level Type 10.030 Possible Answers in Area Breakdown Level B2 Below Grade • Below Grade Finished Area 10.006 • Below Grade Finished Area (Nonstandard) 10.007 • Below Grade Unfinished Area 10.008 Level B1 Partially Below Grade • Below Grade Finished Area 10.006 • Below Grade Finished Area (Nonstandard) 10.007 • Below Grade Unfinished Area 10.008 Level 1 Above Grade • Above Grade Finished Area 10.003 • Above Grade Finished Area (Nonstandard) 10.004 Level 2 Above Grade • Above Grade Finished Area 10.003 • Above Grade Finished Area (Nonstandard) 10.004 Uniform Appraisal Dataset 10 Unit Interior Appendix F-1: URAR Reference Guide Page 136 of 378 Version 1.4 Example 2: Level in Unit, Grade Level Type, and Area Breakdown: Example 2 Level in Unit 10.029 Grade Level Type 10.030 Possible Answers in Area Breakdown Level B2 Partially Below Grade • Below Grade Finished Area 10.006 • Below Grade Finished Area (Nonstandard) 10.007 • Below Grade Unfinished Area 10.008 Level B1 Partially Below Grade • Below Grade Finished Area 10.006 • Below Grade Finished Area (Nonstandard) 10.007 • Below Grade Unfinished Area 10.008 Level 1 Above Grade • Above Grade Finished Area 10.003 • Above Grade Finished Area (Nonstandard) 10.004 Quality and Condition Interior Quality and Condition ratings provide support to the Overall Quality and Condition Ratings (15.000, 15.005). Unit Interior: Quality and Condition Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 10.034 Interior Quality Rating Always required Q1 to Q6 Reference Appendix 2: Condition and Quality Rating Definitions for definitions. Interior Quality Rating also displays in Overall Quality and Condition (15.004) and Sales Comparison Approach (22.09.03 and 22.10.02). 10.035 Interior Condition Rating Always required C1 to C6 Reference Appendix 2: Condition and Quality Rating Definitions for definitions. Interior Condition Rating also displays in Overall Quality and Condition (15.009), Sales Comparison Approach (22.09.10 and 22.10.09), and if applicable in Rental Information (23.03.10). Note: Reflects the condition as if any required repairs, inspections, or completions have been satisfactorily completed. 10.036 N/A Always displays N/A The tables below support the Interior Quality and Condition ratings and reflect the market value condition of this report Uniform Appraisal Dataset 10 Unit Interior Appendix F-1: URAR Reference Guide Page 137 of 378 Version 1.4 Kitchen and Bathroom Details Kitchen and bathroom details provide support to the Interior Quality and Condition ratings, and ultimately to the Overall Quality and Condition Ratings. Information for each Kitchen and Bathroom in the Unit Unit Interior: Kitchen and Bathroom Details Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 10.037 Room Required for each kitchen and bathroom in the unit Choose one or more allowable answers from the Definition / Additional Guidance column • Bath – Half • Bath – Full • Kitchen Notes: • Redisplays from the Level and Room Detail table (10.029). • Photo(s) of each kitchen and bathroom must be provided, which display in Unit Interior Exhibits with Level and Room Type. If there are multiple kitchens or bathrooms, provide an additional caption to identify the photo. Examples: Bath 1, Upstairs Bath. 10.037 Room Required for each kitchen and bathroom in the unit Level 1, Level 2, Level 3 … Level B1, Level B2 … Level In Unit: The level in the living unit where the room is located. Note: Redisplays from the Level and Room Detail table (10.029). 10.038 Update Status Required for each kitchen and bathroom in the unit Choose an allowable answer from table (Room Update Status) Room Update Status: The degree to which the room has been updated. • Fully Updated • Partially Updated • Not Updated 10.039 Time Frame Required for each kitchen and bathroom in the unit when Room Update Status is Fully Updated or Partially Updated Choose an allowable answer from the Definition / Additional Guidance column The estimated range of years when the room was updated. • Less than 1 year • 1-5 Years (1 or more years, and less than 5 years) • 5-10 Years (5 or more years, and less than 10 years) • 10 or more years Note: If there are varying degrees of updating within the room, choose the age of the update that has the most impact to value and marketability. 10.040 Quality Comment If needed to describe the current quality of each kitchen and bathroom in the unit Free-form A brief description of the quality of the kitchen or bathroom as of the effective date. For further expansion of commentary, use Unit Interior Commentary (10.061). Uniform Appraisal Dataset 10 Unit Interior Appendix F-1: URAR Reference Guide Page 138 of 378 Version 1.4 Unit Interior: Kitchen and Bathroom Details Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 10.041 Condition Status Always required for each kitchen and bathroom in the unit Choose an allowable answer from table (Room Condition Status) The condition status of the kitchen or bathroom. • New or Like New • Typical Wear and Tear • Damaged and Functional • Damaged and Nonfunctional Notes: • If there are varying condition statuses for the individual kitchen or bathroom, choose the one that best explains the Interior Condition Rating. • Condition Status reflects the required repairs, inspections, or completions as if they were completed. The current condition is noted in the Apparent Defects, Damages, and Deficiencies (Unit Interior) subsection. • Individual damages must be reported in the Apparent Defects, Damages, and Deficiencies (Unit Interior) subsection. 10.042 Condition Comment If needed to describe the current condition of each kitchen and bathroom in the unit Free-form A brief description of the current condition of the kitchen or bathroom as of the effective date. For further expansion of commentary, use Unit Interior Commentary (10.061). When the item will cause the Market Value Condition of the appraisal (26.009) to be subject to repair, the appraiser must also reference the Apparent Defects, Damages, Deficiencies table. Room Update Status (Choose one for each kitchen or bathroom) Allowable Answer Definition / Additional Guidance Fully Updated The kitchen or bathroom has been completely modernized, renovated, refinished, or remodeled to a like new condition. Note: This includes gut rehabs, new additions, or new construction (3.017). Partially Updated The kitchen or bathroom has a level of modernization with some replaced, refinished, or refurbished components but does not rise to the level of total replacement. Not Updated The kitchen or bathroom has had no modernization and has not experienced any renovation, refinishing, or remodeling since the original date of construction or within a timeframe that renders the update’s impact negligible. Room Condition Status (Choose one for each kitchen or bathroom) Allowable Answer Definition / Additional Guidance New or Like New The kitchen or bathroom is new or like new with no visible signs of use. Note: This would be the typical answer when New Construction (3.017) is Yes. Typical Wear and Tear The kitchen or bathroom is fully functional and exhibits minimal wear and tear, with visible signs of use. Damaged and Functional The kitchen or bathroom is damaged and exhibits moderate wear and tear but can still function as intended or designed. Damaged and Nonfunctional The kitchen or bathroom is damaged and exhibits significant wear and tear to the level that it can no longer function as intended or designed. Note: If this answer is selected, individual damages and structural issues must be reported in the Apparent Defects, Damages, and Deficiencies (Unit Interior) subsection. Uniform Appraisal Dataset 10 Unit Interior Appendix F-1: URAR Reference Guide Page 139 of 378 Version 1.4 Overall Update Status for Bathrooms The appraiser must identify the overall update status for all bathrooms in the unit. This information is displayed in the Sales Comparison Approach section if relevant. Unit Interior: Overall Update Status for Bathrooms Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 10.043 Overall Update Status for Bathrooms Always required Choose an allowable answer from table (Overall Update Status for Bathrooms) Based on the appraiser’s analysis and determination considering the overall level of updating, the update status of all bathroom(s) in aggregate. • Fully Updated • Significantly Updated • Moderately Updated • Not Updated Overall Update Status for Bathrooms (Choose one for the unit) Allowable Answer Definition / Additional Guidance Fully Updated The bathroom(s) and all elements are completely modernized, renovated, refinished, or remodeled and in like new condition. Note: This includes gut rehabs, new additions, or new construction. Significantly Updated The majority of the bathroom(s) or the main elements, (e.g., flooring, cabinetry, fixtures) appear to have been updated. However, not all bathrooms or main elements are fully updated. Moderately Updated The bathroom(s) contain minor updates and minimum modernization with only some of the main elements appearing to have been updated. Note: If the unit has one or more bathrooms that are all Partially Updated, choose this answer. Not Updated No modernization and no renovation, refinishing, or remodeling to the bathroom(s); or any updates that have been made were completed in a timeframe that renders their impact negligible. Interior Features The Interior Features table provides specifics about the Interior Quality and Condition ratings, which ultimately support the Overall Quality and Condition ratings. It includes a row for each of the following: • Flooring (Always displays for each type of flooring in the unit) • Walls and Ceiling (Always displays) • Other (Describe) (Displays if relevant) Uniform Appraisal Dataset 10 Unit Interior Appendix F-1: URAR Reference Guide Page 140 of 378 Version 1.4 Information for each type of Flooring in the Unit At least one flooring type will display in the Interior Features table. If there are multiple types of flooring in the unit, each displays separately. Unit Interior - Interior Features: Flooring Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 10.044 Feature Always required Reference the Definition / Additional Guidance column Interior Feature • Flooring Note: Photo(s) of the flooring may be provided, which display in Unit Interior Exhibits, with the caption “Flooring”. An additional caption may be provided to further identify the photo. 10.045 Detail Always required for each type of flooring in the unit Choose one or more allowable answers from the Definition / Additional Guidance column Flooring Type(s) • Carpet • Ceramic Tile • Engineered Wood • Finished Concrete • Hardwood • Laminate • Marble • Subflooring Only (there are no floor coverings) • Vinyl • Other (Describe) 10.046 Quality Comment If needed to describe the current quality of each Flooring Type in the unit Free-form A brief description of the quality of the flooring type as of the effective date. For further expansion of commentary, use Unit Interior Commentary (10.061). 10.047 Condition Status Always required for each Flooring Type in the unit Choose an allowable answer from table (Flooring Condition Status) The condition status of the Flooring Type. Notes: • If there are varying condition statuses for the flooring type, choose the one that best explains the Interior Condition Rating. • Condition Status reflects the required repairs, inspections, or completions as if they were completed. The current condition is noted in the Apparent Defects, Damages, and Deficiencies (Unit Interior) subsection. • Individual damages must be reported in the Apparent Defects, Damages, and Deficiencies (Unit Interior) subsection. 10.048 Condition Comment If needed to describe the current condition of each Flooring Type in the unit Free-form A brief description of the current condition of the flooring type as of the effective date. For further expansion of commentary, use Unit Interior Commentary (10.061). When the item will cause the Market Value Condition of the appraisal (26.009) to be subject to repair, the appraiser must also reference the Apparent Defects, Damages, Deficiencies table. Flooring Condition Status (Choose one for each Flooring Type) Allowable Answer Definition / Additional Guidance New or Like New The flooring is new or like new with no visible signs of use. Note: This would be the typical answer when New Construction (3.017) is Yes. Typical Wear and Tear The flooring is fully functional and exhibits minimal wear and tear, with visible signs of use. Damaged and Functional The flooring is damaged and exhibits moderate wear and tear but can still function as intended or designed. Damaged and Nonfunctional The flooring is damaged and exhibits significant wear and tear to the level that it can no longer function as intended or designed. Note: If this answer is selected, individual damages and structural issues must be reported in the Apparent Defects, Damages, and Deficiencies (Unit Interior) subsection. Uniform Appraisal Dataset 10 Unit Interior Appendix F-1: URAR Reference Guide Page 141 of 378 Version 1.4 Flooring Condition Status (Choose one for each Flooring Type) Allowable Answer Definition / Additional Guidance No Finish The flooring is missing its final finish. Note: When Flooring Type is Subflooring Only, select this answer and indicate the location of the missing flooring in Condition Comment (10.048). Walls and Ceiling The appraiser must provide information about the walls and ceilings in the unit. The Walls and Ceiling row always displays in the Interior Features table. The information in this row applies to all walls and ceilings in the unit. Unit Interior - Interior Features: Walls and Ceiling Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 10.044 Feature Always required Reference the Definition / Additional Guidance column Interior Feature • Walls and Ceiling Note: Photo(s) of the walls and ceiling may be provided, which display in Unit Interior Exhibits, with the caption “Walls and Ceiling”. An additional caption may be provided to further identify the photo. 10.045 Detail Always required Choose one or more allowable answers from the Definition / Additional Guidance column Ceiling Height(s): The approximate ceiling height(s) in the unit, rounded to the nearest foot. • Less than 7 feet • 7 Ft. • 8 Ft. • 9 Ft. • 10 or more feet • 2 or more stories Note: Ceiling height is measured at its highest point, consistent with standard measurement practice. 10.045 Detail Always required Choose one or more allowable answers from table (Ceiling Style) Ceiling Style: The style(s) of ceilings in the unit. • Barrel • Beams • Cathedral • Coffered • Drop • Flat • Tray • Vaulted • Other (Describe) 10.046 Quality Comment If needed to describe the current quality of the walls and ceilings in the unit Free-form A brief description of the quality of the walls and ceilings as of the effective date. For further expansion of commentary, use Unit Interior Commentary (10.061). Uniform Appraisal Dataset 10 Unit Interior Appendix F-1: URAR Reference Guide Page 142 of 378 Version 1.4 Unit Interior - Interior Features: Walls and Ceiling Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 10.047 Condition Status Always required Choose an allowable answer from table (Walls and Ceiling Condition Status) The condition status of the walls and ceilings in the unit. • New or Like New • Typical Wear and Tear • Damaged and Functional • Damaged and Nonfunctional • No Finish Notes: • If there are varying condition statuses for the walls and ceiling, choose the one that best explains the Interior Condition Rating. • Condition Status reflects the required repairs, inspections, or completions as if they were completed. The current condition is noted in the Apparent Defects, Damages, and Deficiencies (Unit Interior) subsection. • Individual damages must be reported in the Apparent Defects, Damages, and Deficiencies (Unit Interior) subsection. 10.048 Condition Comment If applicable Free-form A brief description of the condition of the walls and ceilings may be provided. Note: For further expansion of commentary, use Unit Interior Commentary (10.061). Ceiling Style (Choose one or more) Allowable Answer Definition / Additional Guidance Barrel A ceiling that is semicircular in cross section and resembles a segment of a barrel. Beams A ceiling that features exposed joists and / or beams. Cathedral A ceiling that features two equally sloping sides that meet in the middle and often conforms to the shape of the roof. Coffered A ceiling that features a series of rectangular, square, or octagon grids with sunken or recessed panels. Drop A secondary ceiling hung below the main ceiling or joists. Flat A ceiling with no pitch or change in height. Tray An inverted or recessed ceiling that features a center section that is several inches higher than the rest of the ceiling. Vaulted A ceiling that features higher than typical open areas with sloping sides. Other (Describe) Select Other to enter an answer that is not in the above list. Walls and Ceiling Condition Status (Choose one) Allowable Answer Definition / Additional Guidance New or Like New The walls or ceilings are new or like new with no visible signs of use. Note: This would be the typical answer when New Construction (3.017) is Yes. Typical Wear and Tear The walls or ceilings are fully functional and exhibit minimal wear and tear, with visible signs of use. Damaged and Functional The walls or ceilings are damaged and exhibit moderate wear and tear but can still function as intended or designed. Examples: • Holes in drywall • Small pieces of drywall missing • Wall or ceiling covering materials that are stained or discolored that do not need replacement, only paint or refinishing Damaged and Nonfunctional The walls or ceilings are damaged and exhibit significant wear and tear to the level that it can no longer function as intended or designed. Note: If this answer is selected, individual damages and structural issues must be reported in the Apparent Defects, Damages, and Deficiencies (Unit Interior) subsection. Examples: • A load-bearing wall that no longer provides adequate support • Sections of walls or ceilings that are damaged or missing to the extent that the overall livability of the unit is impacted (e.g., exposed wiring, pipes, or duct work) • Wall or ceiling covering materials that are stained or discolored that need replacement, and cannot be repaired by paint or refinishing Uniform Appraisal Dataset 10 Unit Interior Appendix F-1: URAR Reference Guide Page 143 of 378 Version 1.4 Walls and Ceiling Condition Status (Choose one) Allowable Answer Definition / Additional Guidance No Finish The walls or ceilings are missing final finish. Other Interior Features Row(s) can be added to the Interior Features table for other feature(s) that are significant to the Interior Quality and Condition Ratings. A row displays in the Interior Features table for each additional interior feature that is provided. OTHER INTERIOR FEATURE EXAMPLE IN UNIT INTERIOR AND SALES COMPARISON APPROACH In this example, “Light Fixtures” was added as an additional interior feature in the Interior Features table. The additional interior feature (Light Fixtures) was also brought into the Sales Comparison Approach (22.09.08, 22.09.15) to support the Quality and Condition Ratings. (Reference 22.10.07, 22.10.14 for ADUs). Unit Interior – Other Interior Features Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 10.044 Feature If applicable (Interior Feature is Other) Free-form Interior Feature Other Description Select Other (Describe) to enter an answer that is not in the Interior Features list. Example: Light Fixtures Note: Photo(s) of the feature may be provided, which display in Unit Interior Exhibits, with the Other Interior Feature Description. An additional caption may be provided to further identify the photo. Uniform Appraisal Dataset 10 Unit Interior Appendix F-1: URAR Reference Guide Page 144 of 378 Version 1.4 Unit Interior – Other Interior Features Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 10.045 Detail If Interior Feature is Other Free-form Other Interior Feature Description: A brief description of the other feature. Example: Custom designed including indirect lighting Note: For further expansion of commentary, use Unit Interior Commentary (10.061). 10.046 Quality Comment If needed to describe the current quality of the other interior feature Free-form A brief description of the quality of the other interior feature as of the effective date. For further expansion of commentary, use Unit Interior Commentary (10.061). 10.047 Condition Status If Interior Feature is Other Choose an allowable answer from table (Other Interior Feature Condition Status) The condition status of the other interior feature. • New or Like New • Typical Wear and Tear • Damaged and Functional • Damaged and Nonfunctional • No Finish Notes: • If there are varying condition statuses for the other interior feature, choose the one that best explains the Interior Condition Rating. • Condition Status reflects the required repairs, inspections, or completions as if they were completed. The current condition is noted in the Apparent Defects, Damages, and Deficiencies (Unit Interior) subsection. • Individual damages must be reported in the Apparent Defects, Damages, and Deficiencies (Unit Interior) subsection. 10.048 Condition Comment If needed to describe the current condition of the other interior feature Free-form A brief description of the current condition of the other interior feature as of the effective date. For further expansion of commentary, use Unit Interior Commentary (10.061). When the item will cause the Market Value Condition of the appraisal (26.009) to be subject to repair, the appraiser must also reference the Apparent Defects, Damages, Deficiencies (Unit Interior) subsection. Other Interior Feature Condition Status (Choose one for each Other Feature) Allowable Answer Definition / Additional Guidance New or Like New The feature is new or like new with no visible signs of use. Note: This would be the typical answer when New Construction (3.017) is Yes. Typical Wear and Tear The feature is fully functional and exhibits minimal wear and tear, with visible signs of use. Damaged and Functional The feature is damaged and exhibits moderate wear and tear but can still function as intended or designed. Damaged and Nonfunctional The feature is damaged and exhibits significant wear and tear to the level that it can no longer function as intended or designed. Note: If this answer is selected, individual damages and structural issues must be reported in the Apparent Defects, Damages, and Deficiencies (Unit Interior) subsection. No Finish The feature is missing its final finish. Uniform Appraisal Dataset 10 Unit Interior Appendix F-1: URAR Reference Guide Page 145 of 378 Version 1.4 Overall Update Status for Flooring The appraiser must identify the overall update status for all flooring in the unit. This information displays in the Sales Comparison Approach section, if relevant. Unit Interior: Overall Update Status for Flooring Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 10.049 Overall Update Status for Flooring Always required Choose an allowable answer from table (Overall Update Status for Flooring) Based on the appraiser’s analysis and determination considering the overall level of updating, the update status of all flooring in aggregate. • Fully Updated • Significantly Updated • Moderately Updated • Not Updated Overall Update Status for Flooring (Choose one for the unit) Allowable Answer Definition / Additional Guidance Fully Updated All flooring throughout the living unit has been completely modernized, renovated, refinished, or remodeled and is new or in like new condition. Note: This includes gut rehabs, new additions, or new construction (3.017). Significantly Updated A majority, but not all, of the flooring throughout the living unit appears to have been updated. Moderately Updated Some flooring in the living unit has minor updates and / or minimal modernization with less than a majority of the flooring appearing to have been updated. Note: If the unit has one or more types of flooring that are all Partially Updated, choose this answer. Not Updated No modernization and no renovation, refinishing, or remodeling to the flooring throughout the living unit; or any updates that have been made were completed in a timeframe that renders their impact negligible. Accessibility Features for Individuals with Disabilities The appraiser must report on all items in the unit that have been installed or modified that help accommodate individuals with disabilities. If there are no accessibility features in the unit (Accessibility Feature is None), this subsection does not display. Uniform Appraisal Dataset 10 Unit Interior Appendix F-1: URAR Reference Guide Page 146 of 378 Version 1.4 Unit Interior – Accessibility Features Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 10.050 Feature Always required Choose one or more allowable answers from the Definition / Additional Guidance column Accessibility Feature: A feature designed to provide accessibility and usability for a person with disabilities. • None • Appliances • Auditory • Bathtub • Cabinets • Counters • Doorways • Electrical Switches • Grab Bars • Handrails • Hardware • Lighting • Ramps • Shower • Sink • Toilet • Other (Describe) Note: Elevators are reported in the Subject Property Amenities section. 10.051 Comment If applicable for each identified Accessibility Feature Free-form Accessibility Feature Comment: Commentary on the customizations made. Apparent Defects, Damages, Deficiencies (Unit Interior) The appraiser must report any significant items pertaining to the unit interior, and must associate any defect, damage, or deficiency with the most appropriate section. These defects, damages, and deficiencies are items that: • Rise to the level of recommending repair, replacement, or inspection by an individual with expertise in the industry, or • Negatively affect the integrity / composition of the site itself, or • Negatively affect the soundness or structural integrity of the improvements to the site, or • Measurably impact the marketability or value of the property, or • Require completion Example: Any other items that do not require repair, replacement, or inspection may also be reported using the Recommended Action of None. Example: Uniform Appraisal Dataset 10 Unit Interior Appendix F-1: URAR Reference Guide Page 147 of 378 Version 1.4 Reference the appropriate government agency appraisal guidelines for specific requirements. Apparent Defects, Damages, Deficiencies (Unit Interior) Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 10.052 N/A Display only N/A If the unit is an ADU in an outbuilding, Outbuilding Type redisplays from 10.000. 10.053 N/A Display only N/A If applicable, Structure Identifier redisplays from 10.001. 10.054 N/A Displays when there is more than one living unit Free-form If applicable, Unit Identifier redisplays from 10.002. 10.055 N/A Always required Yes |No Unit Interior Defects Exist: Indicates whether there are apparent defects, damages, or deficiencies for the indicated unit. • If No, “None” displays, and the Apparent Defects, Damages, Deficiencies (Unit Interior) table does not display. 10.055 N/A Displays when Unit Interior Defects Exist is Yes N/A The items listed below represent the As Is condition as of the effective date of this report Information About Each Defect, Damage, or Deficiency Apparent Defects, Damages, Deficiencies (Unit Interior) Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 10.056 Feature Required for each defect, damage, or deficiency Choose an allowable answer from the Definition / Additional Guidance column • Flooring • Walls and Ceiling • Other (Describe) Note: Photos or images must be provided for each physical defect, damage, or deficiency. These display in Unit Interior Exhibits as “Apparent Defects, Damages, Deficiencies” with the indicated Feature. An additional caption may be provided. 10.057 Location Required for each defect, damage, or deficiency Choose an allowable answer from the Definition / Additional Guidance column • Full Bathroom • Half Bathroom • Kitchen • Other (Describe) – Briefly describe the location of the defect, damage, or deficiency. Example: Dining room, living room. 10.058 Description Required for each defect, damage, or deficiency Free-form Description of the defect, damage, or deficiency. Uniform Appraisal Dataset 10 Unit Interior Appendix F-1: URAR Reference Guide Page 148 of 378 Version 1.4 Apparent Defects, Damages, Deficiencies (Unit Interior) Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 10.059 Affects Soundness or Structural Integrity Required for each defect, damage, or deficiency Yes | No Indicates whether the defect, damage, or deficiency affects the soundness and / or structural integrity of the improvement. 10.060 Recommended Action Required for each defect, damage, or deficiency Choose an allowable answer from the Definition / Additional Guidance column The recommended action for the defect, damage, or deficiency. • Completion • Inspection • Repair (includes replacement) • None (does not require repair, replacement, completion, or inspection) Note: • If Completion, Inspection, or Repair is reported for any defect, damage, or deficiency o The report must be made subject to the resolution of the item (Market Value Condition 26.009 cannot be As Is). o Condition Status for the item, if applicable, must reflect the future “resolved” condition. o If Repair is selected, the estimated cost to repair may be provided in the Reconciliation section. Unit Interior Commentary Unit Interior Commentary Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 10.061 Unit Interior Commentary If applicable Free-form Commentary could include information pertinent to the Unit Interior section that is not captured in the discrete data, or additional details to support the discrete data that is provided. Unit Interior Exhibits All photos or images related to the Unit Interior section are displayed in the Unit Interior Exhibits subsection. If there are no photos or images, this subsection does not display. Unit Interior Exhibits Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance See iGuide Unit Interior Exhibits If applicable Photos or images Photos or images relevant to the Unit Interior section may be provided, which display in Unit Interior Exhibits. If the photo or image is not specifically indicated above, provide a caption to identify each photo or image. Uniform Appraisal Dataset 11 Functional Obsolescence Appendix F-1: URAR Reference Guide Page 149 of 378 Version 1.4 11 Functional Obsolescence The Functional Obsolescence section always displays, and provides information about any functional issues for the property, as well as space for additional commentary and exhibits. Example: Functional Obsolescence Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 11.000 Functional Issues Always required Choose one or more allowable answer from table (Functional Issues) Functional Issue: An apparent functional issue observed. • None • Ceiling Height • Floor Plan • Nonconformity • Overimprovement • Underimprovement • Other (Describe) Notes: • If functional issues are identified, describe the issue and the impact to value and marketability in Functional Obsolescence Commentary. • Photo(s) may be provided, which display in Functional Obsolescence Exhibits. 11.001 Functional Obsolescence Commentary If there are functional issues, or if relevant Free-form Commentary could include information pertinent to the Functional Obsolescence section that is not captured in the discrete data, or additional details to support the discrete data that is provided. Uniform Appraisal Dataset 11 Functional Obsolescence Appendix F-1: URAR Reference Guide Page 150 of 378 Version 1.4 Functional Issues (Choose all that apply) Allowable Answer Definition / Additional Guidance None Select None if there were no functional issues observed by the appraiser. Ceiling Height The ceiling heights do not meet the typical market standards, and / or impact the livability of the dwelling. Floor Plan The floor plan does not meet the typical market standards, and / or impacts the livability of the dwelling. Nonconformity The improvements significantly differ from other properties in the surrounding area (e.g., age, style, size, use). Overimprovement A component or characteristic that is not fully valued by the market due to exceeding typical expectations in comparison to other properties, so as to create diminishing return on improvements. Underimprovement A component or characteristic that does not rise to the level of typical expectations as compared to other properties, so as to create diminishing return on improvements. Other (Describe) Select Other to enter an answer that is not in the above list. Functional Obsolescence Exhibits All photos or images related to the Functional Obsolescence section are displayed in the Functional Obsolescence Exhibits subsection. If there are no photos or images, this subsection does not display. Functional Obsolescence Exhibits Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance See iGuide Functional Obsolescence Exhibits If applicable Photos or images Photos or images relevant to the Functional Obsolescence section may be provided, which display in Functional Obsolescence Exhibits. If the photo or image is not specifically indicated above, provide caption to further identify the photo or image. Uniform Appraisal Dataset 12 Outbuilding Appendix F-1: URAR Reference Guide Page 151 of 378 Version 1.4 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. The section repeats for each outbuilding, and outbuilding characteristics determine the amount of information reported. The Outbuilding section provides space for additional commentary, exhibits, and any apparent defects, damages, or deficiencies. The display of the Outbuilding section varies depending on whether the outbuilding is real property and whether it contains an ADU. When a detached garage has no additional separate area, it is reported in Vehicle Storage, and not reported as an outbuilding. Reference Appendix 4: Detached Garage Examples for additional information and examples. Outbuilding: General Information Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 12.002 Considered Real Property Always required Yes | No Outbuilding Considered Real Property: Indicates whether the outbuilding is considered real property (e.g., permanently affixed to the land). 12.003 Units in Structure Required if Outbuilding Considered Real Property is Yes Number Units in Structure: The number of accessory dwelling units in the outbuilding. • If there are no ADUs in the outbuilding, enter 0. • If there is an ADU in the outbuilding, provide the number of ADUs (1 or more). Examples include: o ADU/Garage: A detached garage with a living unit above or attached by a common wall o Standalone ADU Note: Additional information about the ADU is captured in the Unit Interior section that displays after the associated Outbuilding section. Notes: • Some information displays for both dwellings and outbuildings. Conditionality of this section is limited to each structure that is identified as an outbuilding. • The “When to Include” column in this chapter only references outbuildings. Information That May Display in Black Tab Outbuilding: Black Tab Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 12.001 Outbuilding (black tab) Always required for each outbuilding Choose an allowable answer from table (Outbuilding Type) Outbuilding Type: The intended functional design (use) of an outbuilding on the property. Note: The selected answer displays in a black tab or as a Report Label throughout the URAR. Uniform Appraisal Dataset 12 Outbuilding Appendix F-1: URAR Reference Guide Page 152 of 378 Version 1.4 Outbuilding Type (Choose one for each Outbuilding) Allowable Answer Definition / Additional Guidance ADU/Garage A detached garage with an ADU that is either above the vehicle storage, or attached by a common wall. Note: If the building has additional separate area other than vehicle storage and ADU, do not select this answer. See Other (Describe). Barn A farm building designed to store grain, hay, or straw, house livestock, or for other farming purposes. Boathouse A building at the edge of or on a body of water in which boats or other watercraft are stored. Bunkhouse A structure designed to provide temporary sleeping quarters with no other amenities. Enclosed Kennel A permanent structure designed to board pets. Greenhouse Guest House A structure designed to provide temporary living quarters that does not contain all of the elements to be considered a dwelling unit. Indoor Riding Arena A structure designed for indoor horse riding. Manufactured Home A factory-built dwelling built in compliance with the Federal Manufactured Home Construction and Safety Standards in effect at the time the home was manufactured as evidenced by the HUD label. Notes: • Select this answer if any portion of the outbuilding is a manufactured home, regardless of current usage. • If the manufactured home is an ADU, the Manufactured Home section displays. Office Pool House A structure designed to enhance the poolside experience. Shed Silo A structure designed to store agricultural materials in bulk. Stable A structure designed to house livestock. Standalone ADU A detached ADU that is not a manufactured home, and has no additional separate area. Note: If the ADU is a manufactured home, select Manufactured Home instead of this answer. Studio A structure designed for instruction or practice of the arts (e.g., music, painting, photography). Workshop Other (Describe) Select Other to enter an answer that is not in the above list. For detached garages with separate additional area other than vehicle storage or ADU, select this answer, and describe all the uses. Reference Appendix 4: Detached Garage Examples for additional information and examples. Examples: • Barn/Garage • Workshop/ADU/Garage • Storm Shelter Do not select this answer: • If the garage is primarily designed for vehicle storage, which must be identified in Vehicle Storage and not in Outbuilding. • If the ADU shares a common wall with the garage, and there is no separate additional area. Select ADU/Garage. Uniform Appraisal Dataset 12 Outbuilding Appendix F-1: URAR Reference Guide Page 153 of 378 Version 1.4 Outbuildings that are Considered Real Property If the outbuilding is real property (Outbuilding Considered Real Property (12.002) is Yes), an expanded set of information for the Outbuilding section displays. The “When to Include” column in this chapter only references outbuildings that are considered real property. Reference published guidelines by the GSEs, government agencies, or other identified secondary market participants for specific guidance. General Information Outbuilding: General Information Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 12.002 Considered Real Property Always required Yes Outbuilding Considered Real Property: Indicates whether the outbuilding is considered real property (e.g., permanently affixed to the land). 12.003 Units in Structure Always required Number Units in Structure: The number of accessory dwelling units in the outbuilding. • If there are no ADUs in the Outbuilding, enter 0. • If there is an ADU in the outbuilding, provide the number of ADUs (1 or more). Examples include: o ADU/Garage: A detached garage with a living unit above or attached by a common wall o Standalone ADU Note: Additional information about the ADU including area is captured in the Unit Interior section for the ADU. 12.004 Attached to Permanent Foundation Displays here if Outbuilding Type is Manufactured Home and Units in Structure is 0 Yes | No Indicates whether the manufactured home is attached to a permanent foundation. Note: If the foundation area is readily accessible, a photo must be provided, which displays in Outbuilding Exhibits. A caption may be provided to identify the photo. 12.005 Structure Volume Required when requested by client Number of cubic feet The total volume of the outbuilding, including finished and unfinished areas. Note: When applicable, report the volume provided. 12.006 Gross Building Area Always required Number of square feet Total area of all floor levels in the outbuilding measured from the exterior of the walls, excluding unenclosed areas, and including the following: • Above and below grade area, whether finished or unfinished • Vehicle storage area • ADU area See iGuide N/A Always required Photo A photo of the front of the outbuilding must be provided. Uniform Appraisal Dataset 12 Outbuilding Appendix F-1: URAR Reference Guide Page 154 of 378 Version 1.4 Detail The display of the Detail subsection varies depending on whether or not the outbuilding is an ADU. This sample shows all possible information. Heating and Cooling for Outbuilding Without ADU If the outbuilding is not a ADU or does not contain an ADU, the Heating and Cooling checkboxes display instead of the Mechanical System Details subsection (12.014-12.017). Outbuilding Detail: Heating and Cooling Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 12.008 Heating Required if Units in Structure is 0 Yes | No Heating System Exists: Indicates whether there is a permanent heating system in the outbuilding. 12.009 Cooling Required if Units in Structure is 0 Yes | No Cooling System Exists: Indicates whether there is a permanent cooling system in the outbuilding. Utilities Outbuilding Detail: Utilities Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 12.010 Utilities Always required Choose one or more allowable answers from the Definition / Additional Guidance column The utilities that have been extended to the outbuilding. • None • Electricity • Gas • Sanitary Sewer • Water • Other (Describe) Outbuilding Area The Outbuilding Area table includes finished area (including room counts), unfinished area, and always displays. It does not include area devoted to vehicle storage or ADUs. Outbuilding Detail: Outbuilding Area Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 12.011 Finished Total Area Always required Number of square feet Outbuilding Finished Area Excluding Vehicle Storage and ADU: The finished area of the building, excluding the finished area within any ADU or vehicle storage. Includes above and below grade area. Can be 0. 12.013 Unfinished Total Area Always required Number of square feet Outbuilding Unfinished Area Excluding Vehicle Storage and ADU: The unfinished area of the building, excluding the finished area within any ADU or vehicle storage. Includes above and below grade area. Can be 0. Uniform Appraisal Dataset 12 Outbuilding Appendix F-1: URAR Reference Guide Page 155 of 378 Version 1.4 ROOMS IN THE OUTBUILDING This subsection is for rooms in the outbuilding that are not part of an accessory dwelling unit. Rooms that are part of the ADU are captured in the Unit Interior section. Outbuilding Detail: Outbuilding Area - Rooms Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 12.012 Finish (Finished) Room Summary Required for each indicated Room Type Number Number of Rooms: The count of each Room Type that is not in the ADU portion of the outbuilding. 12.012 Finish (Finished) Room Summary Required if the outbuilding has finished area that is not part of an ADU Choose one or more allowable answers from the Definition / Additional Guidance column Room Type: Room(s) that are not in the ADU portion of the outbuilding. • Bath – Full • Bath – Half • Bedroom • Breakfast Room • Den • Dining Room • Family Room • Kitchen • Laundry Room • Living Room • Loft • Media Room • Mudroom • Recreation Room • Sunroom • Utility Room • Walk-In Pantry • Workshop • Other (Describe) Notes: • Select the most applicable Room Type that fits the description of the room. Examples: o Select Dining Room for dining areas. o Select Breakfast Room for breakfast areas or breakfast nooks. • Photo(s) of the room(s) may be provided, which display in Outbuilding Exhibits. Provide a caption including the room type, location, and any other descriptive information as appropriate. Mechanical System Details For Outbuilding Containing ADU(s) If the outbuilding contains ADU(s), heating and cooling information is displayed in the Mechanical System Details subsection instead of the checkboxes (12.008-12.009). Uniform Appraisal Dataset 12 Outbuilding Appendix F-1: URAR Reference Guide Page 156 of 378 Version 1.4 Heating Outbuilding: Mechanical System Details - Heating Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 12.014 Heating (System) Required if the outbuilding contains ADU(s) Choose one or more allowable answers from table (Heating System Type) Heating System Type: The type(s) of permanent heating system in the outbuilding. • None • Baseboard • Fireplace • Forced Warm Air • Gravity Air • Mini Split • Passive Solar • Radiant • Radiators • Stove • Other (Describe) 12.015 Heating (Detail) Required for each identified Heating System Type Choose an allowable answer from the Definition / Additional Guidance column Heating System Fuel: The primary fuel used by the indicated Heating System. • Coal • Electric • Geothermal • Natural Gas • Oil • Propane • Solar • Wood • Other (Describe) 12.015 Heating (Detail) Required if Heating System Type is None Yes | No Lack of Heating Typical for Market: Indicates whether the lack of heating in the ADU is prevalent in the market. • Yes (Typical for Market) • No (Not Typical for Market) Heating System Type (Choose one or more) Allowable Answer Definition / Additional Guidance None Note: Only select this answer if the structure does not have permanent heat. Baseboard A system of perimeter heating located at the base of the wall where the baseboard would be. Fireplace Note: Only select this answer if the fireplace is designed to be used as a source of heat. Other fireplaces are reported in the Subject Property Amenities section (14.002). Forced Warm Air A system that propels air over a heat source that is distributed via ducts and vents throughout a home or a structure. Gravity Air A system that employs gravity to move warm air throughout the structure. Mini Split A ductless system designed to heat certain spaces or rooms within the structure. Passive Solar A system that uses solar energy to heat a fluid, either liquid or air, and then transfer the solar heat directly to an interior area or to a storage system for later use. Note: Solar panels that produce electricity are reported in the Energy Efficient and Green Features section (6.001), and not here. Radiant A system that supplies heat directly to the floor or to panels in the wall or ceiling of a house. Radiators A system that boils water in a central unit and moves steam to a radiator in an individual room or space. Stove Note: Only select this answer if the stove is designed to be used as a source of heat. Other (Describe) Select Other to enter an answer that is not in the above list. Uniform Appraisal Dataset 12 Outbuilding Appendix F-1: URAR Reference Guide Page 157 of 378 Version 1.4 Cooling Outbuilding: Mechanical System Details - Cooling Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 12.016 Cooling (System) Required if the outbuilding contains ADU(s) Yes | No Cooling System Exists: Indicates whether there is a permanent cooling system in the structure. • If No, “None” displays. 12.016 Cooling (System) If Cooling System Exists is Yes Choose one or more allowable answers from table (Cooling System Type) Cooling System Type • Centralized • Individual • Other (Describe) Cooling System Type (Choose one or more) Allowable Answer Definition / Additional Guidance Centralized A system in which air is cooled at a central location and distributed to and from rooms by one or more fans and ductwork (e.g., forced air, mini-split). Individual A self-contained cooling system, mounted on a wall or in a window, designed to cool an individual room or small area (e.g., window unit). Other (Describe) Select Other to enter an answer that is not in the above list. Other Mechanical Systems Outbuilding: Other Mechanical Systems Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 12.017 Other Mechanical Systems If applicable Choose one or more allowable answers from the Definition / Additional Guidance column • Radon Mitigation • Sump Pump • Water Heater • Whole House Water Treatment • Other (Describe) Note: If there are no other mechanical systems in the outbuilding, do not select an answer and Other Mechanical Systems does not display. Uniform Appraisal Dataset 12 Outbuilding Appendix F-1: URAR Reference Guide Page 158 of 378 Version 1.4 Apparent Defects, Damages, Deficiencies (Outbuilding) The appraiser must report any significant items pertaining to the outbuilding, and must associate any defect, damage, or deficiency with the most appropriate section. These defects, damages, and deficiencies are items that: • Rise to the level of recommending repair, replacement, or inspection by an individual with expertise in the industry, or • Negatively affect the integrity / composition of the site itself, or • Negatively affect the soundness or structural integrity of the improvements to the site, or • Measurably impact the marketability or value of the property, or • Require completion. Example: Any other items that do not require repair, replacement, or inspection may also be reported using the Recommended Action of None. Example: Reference the appropriate government agency appraisal guidelines for specific requirements. Apparent Defects, Damages, Deficiencies (Outbuilding) Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 12.018 N/A Display only N/A Outbuilding Type redisplays from 12.001. 12.019 N/A Required for each outbuilding when Outbuilding Considered Real Property is Yes Yes |No Outbuilding Defects Exist: Indicates whether there are apparent defects, damages, or deficiencies related to the outbuilding. • If No, “None” displays and the Apparent Defects, Damages, Deficiencies (Outbuilding) table does not display. 12.019 N/A Displays when Outbuilding Defects Exist is Yes N/A The items listed below represent the As Is condition as of the effective date of this report Uniform Appraisal Dataset 12 Outbuilding Appendix F-1: URAR Reference Guide Page 159 of 378 Version 1.4 Information About Each Defect, Damage, or Deficiency Apparent Defects, Damages, Deficiencies (Outbuilding) Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 12.020 Feature Required for each defect, damage, or deficiency Choose an allowable answer from the Definition / Additional Guidance column • Exterior Walls and Trim • Flooring • Foundation • Mechanical System • Roof • Walls and Ceiling • Windows • Other (Describe) Notes: • If the defect, damage, or deficiency is in the ADU portion of the outbuilding, report this in the Unit Interior section. • Photos or images must be provided for each physical defect, damage, or deficiency. These display in Outbuilding Exhibits as “Apparent Defects, Damages, Deficiencies” with the indicated Feature. An additional caption may be provided. 12.021 Location Required for each defect, damage, or deficiency Choose an allowable answer from the Definition / Additional Guidance column • Full Bathroom • Half Bathroom • Kitchen • Other (Describe) – Briefly describe the location of the defect, damage, or deficiency. 12.022 Description Required for each defect, damage, or deficiency Free-form Description of the defect, damage, or deficiency. 12.023 Affects Soundness or Structural Integrity Required for each defect, damage, or deficiency Yes | No Indicates whether the defect, damage, or deficiency affects the soundness and / or structural integrity of the improvement. 12.024 Recommended Action Required for each defect, damage, or deficiency Choose an allowable answer from the Definition / Additional Guidance column The recommended action for the defect, damage, or deficiency. • Completion • Inspection • Repair (includes replacement) • None (does not require repair, replacement, completion, or inspection) Note: • If Completion, Inspection, or Repair is reported for any defect, damage, or deficiency o The report must be made subject to the resolution of the item (Market Value Condition 26.009 cannot be As Is). o If Repair is selected, the estimated cost to repair may be provided in the Reconciliation section. Uniform Appraisal Dataset 12 Outbuilding Appendix F-1: URAR Reference Guide Page 160 of 378 Version 1.4 Outbuilding Commentary Outbuilding Commentary Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 12.025 Outbuilding Commentary If applicable Free-form Commentary could include information pertinent to the Outbuilding section that is not captured in the discrete data, or additional details to support the discrete data that is provided. Outbuilding Exhibits All photos or images related to the Outbuilding section are displayed in the Outbuilding Exhibits subsection. If there are no photos or images, this subsection does not display. Outbuilding Exhibits Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance See iGuide Outbuilding Exhibits If applicable Photos or images Photos or images relevant to the Outbuilding section may be provided, which display in Outbuilding Exhibits. If the photo or image is not specifically indicated, provide a caption to further identify the photo or image. Outbuildings - Not Real Property If the outbuilding is not real property (Outbuilding Considered Real Property is No), an abbreviated set of information for the Outbuilding section displays. Examples include containers or manufactured homes that are not real property. Reference published guidelines by the GSEs, government agencies, or other identified secondary market participants for specific guidance. Uniform Appraisal Dataset 12 Outbuilding Appendix F-1: URAR Reference Guide Page 161 of 378 Version 1.4 Note: Outbuildings that are not real property are not displayed in the Sales Comparison Approach or in the Cost Approach. Outbuilding: Not Real Property Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 12.002 Considered Real Property Always required No Outbuilding Considered Real Property: Indicates whether the outbuilding is considered real property (e.g., permanently affixed to the land). 12.004 Attached to Permanent Foundation Displays here if Outbuilding Type is Manufactured Home and Outbuilding Considered Real Property is No Yes | No Indicates whether the manufactured home is attached to a permanent foundation. Note: If the foundation area is readily accessible, provide a photo and a caption to identify the photo, which displays in Outbuilding Exhibits. See iGuide N/A Required Photo A photo of the front of the outbuilding must be provided. 12.025 Outbuilding Commentary If applicable Free-form Commentary could include information pertinent to the Outbuilding section that is not captured in the discrete data, or additional details to support the discrete data that is provided. See iGuide Outbuilding Exhibits If applicable Photos or images Photos or images relevant to the Outbuilding section may be provided, which display in Outbuilding Exhibits. If the photo or image is not specifically indicated, provide a caption to further identify the photo or image. Uniform Appraisal Dataset 13 Vehicle Storage Appendix F-1: URAR Reference Guide Page 162 of 378 Version 1.4 13 Vehicle Storage The Vehicle Storage section provides information about all vehicle storage for the property. The 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 • A detached garage. Reference Appendix 4: Detached Garage Examples for additional information and examples. • A shared parking garage, common carport, or open lot in a condominium, cooperative, condop, or PUD (with or without assigned spaces) Vehicle Storage for the Property The appraiser must report on each vehicle storage for the property. Vehicle Storage Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 13.000 13.001 Storage Always required for each vehicle storage Choose one or more allowable answers from table (Vehicle Storage Type) Vehicle Storage Type • None 13.000 • Carport • Common Carport • Driveway • Garage • Open Lot • Parking Garage • Shared Driveway • Other (Describe) Notes: • Photos or images for each Vehicle Storage Type may be provided, which display in Vehicle Storage Exhibits with the Vehicle Storage Type(s). An additional caption may be provided to further identify the photo. • Additional photos such as the interior of the garage would display in Vehicle Storage Exhibits with the Vehicle Storage Type. Vehicle Storage Type Allowable Answer Definition / Additional Guidance None Select this answer if the property does not have any available vehicle storage. Note: If this answer is selected, “None” displays (13.000), and the Vehicle Storage table (13.001-13.003) does not display. Carport A covered structure that offers limited vehicular protection with two or fewer walls. It may be free standing or attached to a structure and is available for use only by the subject property (e.g., single-family or 2- to 4-unit property). Common Carport A covered structure that offers limited vehicular protection with two or fewer walls. It may be free standing or attached to a structure and is shared and available within the condominium, cooperative, condop, or PUD. Uniform Appraisal Dataset 13 Vehicle Storage Appendix F-1: URAR Reference Guide Page 163 of 378 Version 1.4 Vehicle Storage Type Allowable Answer Definition / Additional Guidance Driveway An improved surface providing vehicular access. Note: Do not select this answer for shared driveways. Garage An enclosed structure designed for storing vehicles. Open Lot An open and improved surface area that is specifically designed for vehicle storage for use within the condominium, cooperative, condop, or PUD. Parking Garage An enclosed area for storing vehicles that is intended to support multiple units for use within the condominium, cooperative, condop, or PUD. Shared Driveway An improved surface providing vehicular access, jointly owned by the owners of the properties to which it gives access. Other (Describe) Select Other to enter an answer that is not in the above list. Examples: • Permitted street parking from the municipality, but not specific to unit. • Enclosed golf cart or motorcycle parking. Information For Each Vehicle Storage Type The Vehicle Storage table displays when there is vehicle storage on the property. Vehicle Storage – Information for each Vehicle Storage Type Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 13.002 Number of Parking Spaces Required if Vehicle Storage Type is Driveway or Shared Driveway Yes | No 10 or More Parking Spaces: • Select Yes if the driveway or shared driveway has 10 or more parking spaces. In this case, “10 or More” displays. • Select No if the driveway or shared driveway has less than 10 parking spaces, and provide the number of parking spaces. 13.002 Number of Parking Spaces Required for all Vehicle Storage Types except driveways or shared driveways with 10 or more spaces Whole number Dedicated Parking Spaces: The number of parking spaces dedicated to the property within the indicated Vehicle Storage Type. A parking space is defined as the area that accommodates a vehicle. For example, Number of Parking Spaces would be 2 if the garage had: • Two tandem (back-to-back) spaces accessed by a single garage door, or • Two side-by-side spaces, whether accessed by a double garage door or two single garage doors. Notes: • Enter a number between 1 and 9 for driveways and shared driveways. • Enter zero (0) for common parking areas in which the property does not have any dedicated spaces. • If the vehicle storage is shared, only include spaces specifically dedicated to the property. • Half spaces are accounted for in the overall size reported as Vehicle Storage Area (13.003), not as a parking space. 13.002 Number of Parking Spaces Required if Vehicle Storage Type is Common Carport, Open Lot or Parking Garage Choose an allowable answer from the Definition / Additional Guidance column Parking Space Assignment Type: The ownership rights to the parking space(s). • Assigned (parking spaces are assigned but not owned and deeded to a specific unit) • Owned (parking spaces are owned and deeded to a specific unit) • Unassigned (parking spaces are designated to project occupants on a first- come, first-served basis) 13.003 Detail Required if Vehicle Storage Type is Carport or Garage Choose an allowable answer from table (Vehicle Storage Attachment Type) Vehicle Storage Attachment Type: The way in which the indicated vehicle storage is attached to the dwelling. • Attached • Built-in (including below grade garages) • Detached Uniform Appraisal Dataset 13 Vehicle Storage Appendix F-1: URAR Reference Guide Page 164 of 378 Version 1.4 Vehicle Storage – Information for each Vehicle Storage Type Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 13.003 Detail Required if Vehicle Storage Type is Carport or Garage Number of square feet Vehicle Storage Area Notes: • Half spaces are accounted for here. • For detached garages that include other uses (ADUs or additional areas), only report area that is specific to the vehicle storage. 13.003 Detail Required if Vehicle Storage Type is Driveway or Shared Driveway Choose an allowable answer from the Definition / Additional Guidance column Driveway Surface Material: The predominant driveway surface material. • Asphalt • Brick • Concrete • Cobblestone • Dirt • Gravel • Other (Describe) Vehicle Storage Attachment Type Allowable Answer Definition / Additional Guidance Attached Built-in Detached Apparent Defects, Damages, Deficiencies (Vehicle Storage) The appraiser must report any significant items pertaining to vehicle storage, and must associate any defect, damage, or deficiency with the most appropriate section. These defects, damages, and deficiencies are items that: • Rise to the level of recommending repair, replacement, or inspection by an individual with expertise in the industry, or • Negatively affect the integrity / composition of the site itself, or • Negatively affect the soundness or structural integrity of the improvements to the site, or • Measurably impact the marketability or value of the property, or • Require completion Uniform Appraisal Dataset 13 Vehicle Storage Appendix F-1: URAR Reference Guide Page 165 of 378 Version 1.4 Example: Any other items that do not require repair, replacement, inspection, or completion may also be reported using the Recommended Action of None. Reference the appropriate government agency appraisal guidelines for specific requirements. Apparent Defects, Damages, Deficiencies (Vehicle Storage) Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 13.004 N/A Required if Vehicle Storage exists Yes |No Vehicle Storage Defects Exist: Indicates whether there are apparent defects, damages, or deficiencies related to the Vehicle Storage section. • If No, “None” displays and the Apparent Defects, Damages, Deficiencies (Vehicle Storage) table does not display. 13.004 N/A Displays when Vehicle Storage Defects Exist is Yes N/A The items listed below represent the As Is condition as of the effective date of this report Information About Each Defect, Damage, or Deficiency Apparent Defects, Damages, Deficiencies (Vehicle Storage) Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 13.005 Feature Required for each defect, damage, or deficiency Choose an allowable answer from table (Vehicle Storage Type) Indicate the Vehicle Storage Type that has the defect, damage, or deficiency. Note: Photos or images must be provided for each physical defect, damage, or deficiency. These display in Vehicle Storage Exhibits as “Apparent Defects, Damages, Deficiencies” with the indicated Feature. An additional caption may be provided. 13.006 Location Required for each defect, damage, or deficiency Other (Describe) For the Vehicle Storage section, choose Other and briefly describe the location of the defect, damage, or deficiency. 13.007 Description Required for each defect, damage, or deficiency Free-form Description of the defect, damage, or deficiency. 13.008 Affects Soundness or Structural Integrity Required for each defect, damage, or deficiency Yes | No Indicates whether the defect, damage, or deficiency affects the soundness and / or structural integrity of the improvement. Uniform Appraisal Dataset 13 Vehicle Storage Appendix F-1: URAR Reference Guide Page 166 of 378 Version 1.4 Apparent Defects, Damages, Deficiencies (Vehicle Storage) Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 13.009 Recommended Action Required for each defect, damage, or deficiency Choose an allowable answer from the Definition / Additional Guidance column The recommended action for the defect, damage, or deficiency. • Completion • Inspection • Repair (includes replacement) • None (does not require repair, replacement, completion, or inspection) Note: • If Completion, Inspection, or Repair is reported for any defect, damage, or deficiency o The report must be made subject to the resolution of the item (Market Value Condition 26.009 cannot be As Is). o If Repair is selected, the estimated cost to repair may be provided in the Reconciliation section. Vehicle Storage Commentary Vehicle Storage Commentary Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 13.010 Vehicle Storage Commentary If applicable Free-form Commentary could include information pertinent to the Vehicle Storage section that is not captured in the discrete data, or additional details to support the discrete data that is provided. Vehicle Storage Exhibits All photos or images related to the Vehicle Storage section are displayed in the Vehicle Storage Exhibits subsection. If there are no photos or images, this subsection does not display. Vehicle Storage Exhibits Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance See iGuide Vehicle Storage Exhibits If applicable Photos or images Photos relevant to the Vehicle Storage section may be provided, which display in Vehicle Storage Exhibits. If the photo or image is not specifically indicated, provide a caption to further identify the photo or image. Uniform Appraisal Dataset 14 Subject Property Amenities Appendix F-1: URAR Reference Guide Page 167 of 378 Version 1.4 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). The section provides space for additional commentary, exhibits, and any apparent defects, damages, or deficiencies. Subject property amenities are solely owned or restricted to use by the property owner, and do not include: • Project amenities that are owned and maintained by the HOA and subject to shared use o These are reported in the Project Information section (18.012). • Waterfront improvements, such as piers, docks, and bulkheads o These are reported in Water Frontage with Private Access in the Site section (4.031). • Site characteristics and view o These are reported in the Site section (4.062-4.065 and 4.039-4.042). General Information Subject property amenities include items such as fireplaces, decks, porches, patios, and pools. Each amenity is associated with one of the specific amenity categories. These amenity categories group similar amenities together for inclusion as individual line entries in the Sales Comparison Approach section. Note: Amenity Count may be used when there is no Detail (14.004) about the amenity to be reported. Amenity Examples in Subject Property Amenities and Sales Comparison Approach In this example, the subject has 2 decks and 2 indoor fireplaces. The decks and fireplaces are also brought into the Sales Comparison Approach (22.12.01 - 22.12.05). Uniform Appraisal Dataset 14 Subject Property Amenities Appendix F-1: URAR Reference Guide Page 168 of 378 Version 1.4 Amenity Categories and Types Subject Property Amenities Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 14.000 N/A Always required Yes | No Property Amenities Exist Indicates whether the property has amenities, excluding those attributable to the project, waterfront improvements, or site characteristics/view. • If No, “None” displays. 14.001 Amenity Category There must be at least one amenity and category if Property Amenities Exist is Yes Choose one or more allowable answers from table (Property Amenities and Categories) Property Amenity Category: A high-level category in which the identified amenity is grouped. Each amenity is associated with a specific Property Amenity Category. • Outdoor Accessories • Outdoor Living • Water Features • Whole Home • Miscellaneous 14.002 Subject Property Amenity There must be at least one amenity and category if Property Amenities Exist is Yes Choose one or more allowable answers from table (Property Amenities and Categories) Amenity Type: A service, feature or facility available to residents and / or guests of a property. Note: Photos or images may be provided for each Subject Property Amenity, which display in Subject Property Amenity Exhibits with the Amenity Type. An additional caption may be provided. Subject Property Amenities and Categories (Choose all that apply) Allowable Answer Definition / Additional Guidance Property Amenity Category: Outdoor Accessories Fence A structure or barrier designed to enclose an area of the site. Irrigation System A water system designed to hydrate the lawn and / or other outdoor plants. Outdoor Fireplace A self-contained structure located outside that is used to accommodate a fire. Outdoor Kitchen A permanent outdoor area designed and equipped to be used for the preparation and cooking of food. Sports Court An area, either open or covered, specifically designed for one or more recreational and athletic activities. Property Amenity Category: Outdoor Living Balcony An elevated, often covered, platform surrounded by walls and / or railing systems projecting from the outside of the building with access from the structure. Deck A platform that is located next to or attached to a structure and is accessible from the structure. Gazebo A roofed structure that is typically open on all sides. Patio A solid surface outdoor area located on the site. Porch A typically covered area surrounded by walls and / or railings projecting from the structure with roof lines attached to or similar to the structure. Portico A structural element leading to the entrance of a structure with a roof supported by columns or enclosed walls. Property Amenity Category: Water Features Inground Pool A self-contained and manufactured area built into the ground and designed to be filled with water designated for swimming and other aquatic uses. Does not include an above-ground pool. Note: If the pool is an indoor pool, select this answer and select Indoor for Amenity Feature. Inground Spa A structure built into the ground that typically contains hot aerated water and is used for recreational and wellness activities. Note: If the spa is an indoor spa, select this answer and select Indoor for Amenity Feature. Outdoor Shower An area open to the elements designed to be used for personal cleaning through the use of flowing water and appropriate drainage. Sauna A room that is designed to be heated to high temperatures, typically with steam. Note: If the sauna is an indoor sauna, select this answer and select Indoor for Amenity Feature. Property Amenity Category: Whole Home Uniform Appraisal Dataset 14 Subject Property Amenities Appendix F-1: URAR Reference Guide Page 169 of 378 Version 1.4 Subject Property Amenities and Categories (Choose all that apply) Allowable Answer Definition / Additional Guidance Elevator A mechanized platform used for raising and lowering people or things from one level to another. EV Station A system designed to provide on-demand charging for compatible electric vehicles. Fire Suppression System A system designed to extinguish fires. Indoor Fireplace A self-contained unit or framed opening located inside of a structure that is used for containing fire. Note: Amenity Count must be provided. Multiple Zone HVAC A system that allows independent control of the temperature for various areas of the dwelling. Smart Home System A system that allows remote control of household systems. Whole House Ventilation A system designed to provide continuous exchange of air within the dwelling (e.g., air exchanger, whole house fan). Wood Stove A free-standing heating mechanism fueled by wood or wood pellets. Note: Amenity Count must be provided. Property Amenity Category: Miscellaneous Airstrip An individually owned runway with very basic or no aircraft support facilities that is designed for the take-off and landing of smaller personal aircraft. Note: Do not include shared airstrips that serve a project or community. These are reported in Common Amenities / Services (18.012). Club Membership A club membership that conveys with the property (e.g., golf club membership, health club membership). Shared Laundry Facilities An area of a structure containing washing machines and / or dryers that are designated for the cleaning and care of clothing and linens. Note: This is intended to be used for properties with more than one unit that have a shared laundry area. Other (Describe) Select Other to enter an answer that is not in the above list. Information About Specific Amenities Subject Property Amenities – Information About Specific Amenities Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 14.003 Material Required if Subject Property Amenity is Balcony, Deck, Gazebo, Inground Pool, Patio or Porch, or as needed Choose an allowable answer from the Definition / Additional Guidance column The predominant type of material used in construction. • Asphalt • Brick • Composite • Concrete • Fiberglass • Metal • Natural Stone • Pavers • Vinyl • Wood • Other (Describe) 14.004 Detail Required if Subject Property Amenity is Indoor Fireplace or Woodstove, or as needed Number Amenity Count: The number of the indicated Subject Property Amenity that are present in the property (e.g., two fireplaces). Note: If reporting other Detail 14.004 about the amenity, enter each amenity separately. Do not use Amenity Count. 14.004 Detail Required if Subject Property Amenity is Balcony, Deck, Gazebo, Porch, or Portico, or as needed Number of square feet Amenity Area The area of the amenity. Do not provide dimensions in this field. Uniform Appraisal Dataset 14 Subject Property Amenities Appendix F-1: URAR Reference Guide Page 170 of 378 Version 1.4 Subject Property Amenities – Information About Specific Amenities Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 14.004 Detail Required if there is a Manufactured Home on the property and Subject Property Amenity is Deck, Gazebo, Porch, or Portico Yes | No Attached to Manufactured Home Indicates whether the amenity is permanently affixed to the manufactured home. 14.004 Detail If applicable for the Inground Pool, Inground Spa, or Sauna Choose one or more allowable answers from the Definition / Additional Guidance column Amenity Feature • Caged • Heated • Indoor • Other (Describe) Apparent Defects, Damages, Deficiencies (Subject Property Amenities) The appraiser must report any significant items pertaining to subject property amenities, and must associate any defect, damage, or deficiency with the most appropriate section. These defects, damages, and deficiencies are items that: • Rise to the level of recommending repair, replacement, or inspection by an individual with expertise in the industry, or • Negatively affect the integrity / composition of the site itself, or • Negatively affect the soundness or structural integrity of the improvements to the site, or • Measurably impact the marketability or value of the property, or • Require completion Example: Any other items that do not require repair, replacement, inspection, or completion may also be reported using the Recommended Action of None. Reference the appropriate government agency appraisal guidelines for specific requirements. Uniform Appraisal Dataset 14 Subject Property Amenities Appendix F-1: URAR Reference Guide Page 171 of 378 Version 1.4 Apparent Defects, Damages, Deficiencies (Subject Property Amenities) Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 14.005 N/A Required if Property Amenities Exist is Yes Yes |No Subject Property Amenities Defects Exist: Indicates whether there are apparent defects, damages, or deficiencies related to any subject property amenity. • If No, “None” displays and the Apparent Defects, Damages, Deficiencies (Subject Property Amenities) table does not display. 14.005 N/A Displays when Subject Property Amenities Defects Exist is Yes N/A The items listed below represent the As Is condition as of the effective date of this report Information About Each Defect, Damage, or Deficiency Apparent Defects, Damages, Deficiencies (Subject Property Amenities) Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 14.006 Feature Required for each defect, damage, or deficiency Choose an allowable answer from table (Property Amenities and Categories) The Amenity Type that has the defect, damage, or deficiency. Note: Photos or images must be provided for each physical defect, damage, or deficiency. These display in Subject Property Amenity Exhibits as “Apparent Defects, Damages, Deficiencies” with the indicated Feature. An additional caption may be provided. 14.007 Location Required for each defect, damage, or deficiency Other (Describe) For the Subject Property Amenities section, choose Other and briefly describe the location of the defect, damage, or deficiency. 14.008 Description Required for each defect, damage, or deficiency Free-form Description of the defect, damage, or deficiency. 14.009 Affects Soundness or Structural Integrity Required for each defect, damage, or deficiency Yes | No Indicates whether the defect, damage, or deficiency affects the soundness and / or structural integrity of the improvement. 14.010 Recommended Action Required for each defect, damage, or deficiency Choose an allowable answer from the Definition / Additional Guidance column The recommended action for the defect, damage, or deficiency. • Completion • Inspection • Repair (includes replacement) • None (does not require repair, replacement, completion, or inspection) Note: • If Completion, Inspection, or Repair is reported for any defect, damage, or deficiency o The report must be made subject to the resolution of the item (Market Value Condition 26.009 cannot be As Is). o If Repair is selected, the estimated cost to repair may be provided in the Reconciliation section. Uniform Appraisal Dataset 14 Subject Property Amenities Appendix F-1: URAR Reference Guide Page 172 of 378 Version 1.4 Subject Property Amenities Commentary Subject Property Amenities Commentary Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 14.011 Subject Property Amenities Commentary If applicable Free-form Commentary could include information pertinent to the Subject Property Amenities section that is not captured in the discrete data, or additional details to support the discrete data that is provided. Subject Property Amenities Exhibits All photos or images related to the Subject Property Amenities section are displayed in the Subject Property Amenities Exhibits subsection. If there are no photos or images, this subsection does not display. Subject Property Amenities Exhibits Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance See iGuide Subject Property Amenities Exhibits If applicable Photos or images Photos or images relevant to the Subject Property Amenities section may be provided, which display in Subject Property Amenities Exhibits. If the photo or image is not specifically indicated, provide a caption to further identify the photo or image. Uniform Appraisal Dataset 15 Overall Quality and Condition Appendix F-1: URAR Reference Guide Page 173 of 378 Version 1.4 15 Overall Quality and Condition The Overall Quality and Condition section provides information about quality and condition for all dwellings and living units. Exterior and Interior Quality and Condition (as applicable) are redisplayed here to provide context to the Reconciliation of Overall Quality and Condition. Reference Appendix 2: Condition and Quality Rating Definitions and published guidelines by the GSEs, government agencies, or other identified secondary market participants for specific guidance. Overall Quality and Condition Overall Quality and Condition reflects the “as is” value or any “subject to” items being completed, as reflected in the Market Value Condition of the report (26.009). • For an "as is" appraisal, the overall condition reflects the current condition. • For a "subject to" appraisal, the overall condition rating reflects the condition as if all “subject to” items have been completed. For properties with more than one unit, Overall Quality and Condition represents the reconciliation of all dwellings and living units. The display of this section varies depending on the number of dwellings and units and whether the homeowner is responsible for exterior maintenance. Example 1: Single-Family Property • 1 unit • Homeowner is responsible for exterior maintenance (Exterior Quality and Exterior Condition are applicable) Example 2: High-rise Condo • 1 unit • Homeowner is not responsible for exterior maintenance (Exterior Quality and Exterior Condition are not applicable) Uniform Appraisal Dataset 15 Overall Quality and Condition Appendix F-1: URAR Reference Guide Page 174 of 378 Version 1.4 Example 3: Multiple Dwellings / Multiple Units • Three units in two separate buildings (dwellings) • Exterior Quality and Exterior Condition are displayed for each dwelling • Interior Quality and Interior Condition are displayed for each unit Overall Quality and Condition Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 15.000 Overall Quality Always required Q1 to Q6 The overall quality rating of all dwellings on the property. 15.005 Overall Condition Always required C1 to C6 The overall condition rating of all dwellings on the property. Note: Reflects the condition as if any required repairs, inspections, or completions have been satisfactorily completed. Exterior Quality and Condition If applicable, Exterior Quality and Condition ratings are redisplayed from the Dwelling Exterior section(s) to give context to the Overall Quality and Condition ratings. If the field Homeowner Responsible for all Exterior Maintenance of Dwellings (3.016) is No, Exterior Quality and Condition is not applicable and does not display. If there are multiple dwellings, Exterior Quality and Condition ratings display for each one. Exterior Quality and Condition – for each Dwelling Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 15.001 15.006 N/A Displays when Dwellings Containing Units is more than 1 Free-form If applicable, Structure Identifier (8.000) redisplays from each Dwelling Exterior section. Examples: Building 1, Building 2 Uniform Appraisal Dataset 15 Overall Quality and Condition Appendix F-1: URAR Reference Guide Page 175 of 378 Version 1.4 Exterior Quality and Condition – for each Dwelling Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 15.002 Exterior Quality Displays when Homeowner Responsible for all Exterior Maintenance of Dwellings is Yes Q1 to Q6 If applicable, Exterior Quality Rating (8.022) redisplays from each Dwelling Exterior section. 15.007 Exterior Condition Displays when Homeowner Responsible for all Exterior Maintenance of Dwellings is Yes C1 to C6 If applicable, Exterior Condition Rating (8.023) redisplays from each Dwelling Exterior section. Note: Reflects the condition as if any required repairs, inspections, or completions have been satisfactorily completed. Interior Quality and Condition Interior Quality and Condition ratings are redisplayed from the Unit Interior section for each unit that is not an ADU to give context to the Overall Quality and Condition ratings. If the unit is an ADU (10.011), Interior Quality and Condition does not display here. It displays in the Unit Interior section for the ADU (10.034 and 10.035). For properties with more than one unit, Interior Quality and Condition ratings display for each unit. Interior Quality and Condition – for each Unit that is not an ADU Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 15.003 15.008 N/A Displays if Units Excluding ADUs is more than 1 Free-form If applicable, Unit Identifier (10.002) populates from each Unit Interior section. 15.004 Interior Quality Always displays Q1 to Q6 Interior Quality Rating (10.034) populates from each Unit Interior section if the unit is not an ADU. 15.009 Interior Condition Always displays C1 to C6 Interior Condition Rating (10.035) populates from each Unit Interior section if the unit is not an ADU. Note: Reflects the condition as if any required repairs, inspections, or completions have been satisfactorily completed. Reconciliation of Overall Quality and Condition Reconciliation of Overall Quality and Condition Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 15.010 Reconciliation of Overall Quality and Condition Always required Free-form Additional commentary specific to the Overall Quality and Condition section. Uniform Appraisal Dataset 16 Highest and Best Use Appendix F-1: URAR Reference Guide Page 176 of 378 Version 1.4 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. When the agreed upon scope of work for a given appraisal assignment specifies adherence to published guidelines by the GSEs or other identified secondary market participants, refer to that entity’s policies on identification of highest and best use prior to making a determination to ensure compliance with those guidelines. This section always displays and provides space for additional commentary and exhibits. Addressing highest and best use as if vacant land or other points of highest and best use may be done utilizing the Highest and Best Use Commentary (16.005). Highest and Best Use Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 16.000 Legally Permissible Always required Yes | No Indicates whether the current improvements (or the proposed improvements if appraised “subject to”) of the property are legally allowed, with particular attention to zoning. 16.001 Physically Possible Always required Yes | No Indicates whether the current improvements (or the proposed improvements if appraised “subject to”) of the property are physically possible. 16.002 Financially Feasible Always required Yes | No Indicates whether the current improvements (or the proposed improvements if appraised “subject to”) of the property are financially feasible. 16.003 Maximally Productive Always required Yes | No Indicates whether the current improvements (or the proposed improvements if appraised “subject to”) of the property are maximally productive. 16.004 Is the highest and best use of the subject property as improved (or as proposed per plans and specifications) the present use? Always required Yes | No Highest and Best Use After consideration of all four tests, indicates whether the present or proposed use is the highest and best use of the site. Uniform Appraisal Dataset 16 Highest and Best Use Appendix F-1: URAR Reference Guide Page 177 of 378 Version 1.4 Highest and Best Use Commentary Highest and Best Use Commentary Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 16.005 Highest and Best Use Commentary Required if any answer in this section is No, or if relevant. Free-form • When an answer is No, describe the evidence and support for the reasons why. • Additional commentary may be provided to include details and other information relevant to this section. Highest and Best Use Exhibits All photos or images related to the Highest and Best Use section are displayed in the Highest and Best Use Exhibits subsection. If there are no photos or images, this subsection does not display. Highest and Best Use Exhibits Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance See iGuide Highest and Best Use Exhibits If applicable Photos or images Photos or images relevant to the Highest and Best Use section may be provided, which display in Highest and Best Use Exhibits. Provide a caption to identify each photo or image. Uniform Appraisal Dataset 17 Market Appendix F-1: URAR Reference Guide Page 178 of 378 Version 1.4 17 Market The Market section always displays and 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. Reference published guidelines by the GSEs, government agencies, or other identified secondary market participants for specific guidance. General Information Market: General Information Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 17.003 Market Area Boundary Always required Free-form Market Area Boundary Description: Describe geographic boundaries of the defined market area (e.g., streets, waterways, county or state lines or other natural boundaries). The description may include north, south, east and west. Note: A map of the market area boundaries showing Active Listings (17.005), Pending Sales (17.010), and the Sales in Lookback Period (17.012) may be provided, which displays in Market Exhibits. Provide a caption to label the image, such as “Market Area Boundary Map”. 17.004 Search Criteria Description Always required Free-form Search Criteria Description: Describes all of the search criteria used to identify specific properties within the defined market area boundaries. Note: An image of the search criteria (such as a screen shot of the MLS search screen) may be provided, which display in Market Exhibits. Provide a caption to label the image, such as “Search Criteria”. Search Result Metrics This subsection reflects properties in the defined market area that directly compete with the subject. Active Listings This subsection is for active listings only. Do not include properties that are under contract (pending sales) in these metrics. Uniform Appraisal Dataset 17 Market Appendix F-1: URAR Reference Guide Page 179 of 378 Version 1.4 Market: Search Result Metrics – Active Listings Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 17.005 Active Listings Always required Number Active Listings: The number of active listings in the defined market area that directly compete with the subject, as of the appraisal effective date. Can be 0. 17.006 Active Listings Median Days on Market Required when there are Active Listings Number Median Days on Market for active listings in the defined market area that directly compete with the subject, as of the appraisal effective date. 17.007 Active Listings Lowest List Price Required when there are Active Listings Dollar amount Lowest List Price for Active Listings in the defined market area that directly compete with the subject, as of the appraisal effective date. 17.008 Active Listings Median List Price Required when there are Active Listings Dollar amount Median List Price for Active Listings in the defined market area that directly compete with the subject, as of the appraisal effective date. 17.009 Active Listings Highest List Price Required when there are Active Listings Dollar amount Highest List Price for Active Listings in the defined market area that directly compete with the subject, as of the appraisal effective date. Pending Sales This subsection is for pending sales only, which may include the subject property if applicable. Do not include active listings in these metrics. Market: Search Result Metrics – Pending Sales Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 17.010 Pending Sales Always required Number Pending Sales: The number of pending sales in the defined market area that directly compete with the subject, as of the appraisal effective date. Can be 0. Sales within Lookback Period Reference published guidelines by the GSEs, government agencies, or other identified secondary market participants for specific requirements for the minimum lookback period. Market: Search Result Metrics – Sales Within Lookback Period Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 17.011 Sales in Past __ Months Always required Number of months Lookback Period: The number of months back from the appraisal effective date that the appraiser used to analyze and report on sales. 17.012 Sales in Past __ Months Always required Number of sales Sales in Lookback Period: The number of sales of competitive properties in the defined market area during the lookback period. 17.013 Lowest Sale Price Required when Sales in Lookback Period is not 0 Dollar amount Lowest Sale Price in Lookback Period: The lowest sale price of the competitive properties in the defined market area during the lookback period. 17.014 Median Sale Price Required when Sales in Lookback Period is not 0 Dollar amount Median Sale Price in Lookback Period: The median sale price of the competitive properties in the defined market area during the lookback period. Uniform Appraisal Dataset 17 Market Appendix F-1: URAR Reference Guide Page 180 of 378 Version 1.4 Market: Search Result Metrics – Sales Within Lookback Period Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 17.015 Highest Sale Price Required when Sales in Lookback Period is not 0 Dollar amount Highest Sale Price in Lookback Period: The highest sale of the competitive properties in the defined market area during the lookback period. Distressed Market Competition Market: Search Result Metrics – Distressed Market Competition Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 17.016 Distressed Market Competition Always required Yes | No • Yes (the presence of distressed sales activity (e.g., REO, foreclosure, short sale) within the defined market area is a factor and impacts the market). • No (there is no distressed sales activity, or there is minimal activity that does not impact the market). Graphs and Price Trend Information The information in this subsection is based on the appraiser’s identified Lookback Period. Market: Search Result Metrics – Graphs and Price Trend Information Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 17.017 Graph If applicable Choose all applicable answers from table (Market Graph Type) Market Graph Type: A list of graphs that the appraiser has included to support their market analysis. • Absorption Rate • Median Days on Market • Percent of Distressed Sales • Price Trend • Year Built of Sales Notes: • The actual graphs are displayed in Market Exhibits with the Market Graph Type. • Other graphs that are not in this list may be included in Market Exhibits, and a caption may be provided to identify the graph. 17.018 Price Trend Source Always required Free-form The source(s) that the appraiser used to determine price trends. 17.019 Price Trend Analysis Commentary Required if there is no Price Trend Graph, or if relevant Free-form Price Trend Analysis Commentary must include how price trends were determined, including reconciliation if multiple sources used. Uniform Appraisal Dataset 17 Market Appendix F-1: URAR Reference Guide Page 181 of 378 Version 1.4 Market Graph Type (Choose all that apply) Allowable Answer Definition / Additional Guidance Absorption Rate A graph representing the rate in which homes are sold in the defined market area using the appraiser’s Lookback Period. This graph may represent Absorption Rate (Number of Settled or Pending Sales divided by Number of Months) and / or the Months of Housing Supply (Number of Listings divided by Absorption Rate). Median Days on Market A graph representing the median number of days properties are listed in the defined market area. A median value is defined as a value lying at the midpoint of a frequency of observed values. Percent of Distressed Sales A graph representing the percentage of distressed sales (e.g., foreclosure, REO, short sale) in the defined market area using the appraiser’s Lookback Period. Price Trend A graph representing the trend of sale and / or listing prices in the defined market area using the appraiser’s Lookback Period. Year Built of Sales A graph representing the sales trend and quantity of homes as it relates to the year the homes were constructed in the defined market area. Housing Trends The appraiser must provide housing trend information for competitive properties within the defined market area (e.g., single-family to single-family, condominium to condominium). Market: Housing Trends Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 17.021 Demand/Supply Always required Choose an answer from the Definition / Additional Guidance column The housing supply for competitive properties in the defined market area. • Oversupply • In Balance • Shortage 17.022 Marketing Time Always required Choose an answer from the Definition / Additional Guidance column The range of time needed to sell competitive properties in the defined market area. • Under 3 months • 3 to 6 months • Over 6 months Market Commentary Market Commentary Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 17.023 Market Commentary If applicable Free-form Commentary could include information pertinent to the Market section that is not captured in the discrete data, or additional details to support the discrete data that is provided. Uniform Appraisal Dataset 17 Market Appendix F-1: URAR Reference Guide Page 182 of 378 Version 1.4 Market Exhibits All photos or images related to the Market section are displayed in the Market Exhibits subsection. If there are no photos or images, this subsection does not display. Market Exhibits Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance See iGuide Market Exhibits If applicable Photos or images Photos or images relevant to the Market section may be provided, which display in Market Exhibits. If the photo or image is not specifically indicated, provide a caption to further identify each photo or image. Uniform Appraisal Dataset 18 Project Information Appendix F-1: URAR Reference Guide Page 183 of 378 Version 1.4 18 Project Information The Project Information section displays if the property is in a project (condominium, cooperative, or condop) or in a PUD. It includes information about mandatory fees, project factors and amenities, their impact to value or marketability, and information specific to cooperatives (if applicable). This section provides space for additional commentary and exhibits. The display of this section varies depending on whether the property is in a condominium, cooperative, condop, or PUD. Checkboxes Next to Black Tab Checkboxes next to the black tab are populated from the Subject Property section. Only one checkbox can be checked at the top of Project Information. Project Information Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 18.000 Planned Unit Development (PUD) Always required Yes | No Property in a PUD Indicates whether the property is in a PUD. A PUD is a subdivision that consists of common property and improvements that are owned and maintained by a homeowners association (HOA) for the benefit and use of the individual PUD unit owners. A unit owner in the PUD has title to a residential property (parcel and dwelling) and an interest in the HOA that owns or manages the common areas and facilities of the PUD. Notes: • Select Yes when all lot or unit owners are required to have an interest in the HOA managing the PUD common areas and facilities. • Select No if the property is in a condo, co-op, or condop. • A PUD may be comprised of manufactured homes when meeting the definition. • A project or subdivision with voluntary HOA membership must not be identified as a PUD. • Populates from the Subject Property section (3.010). 18.001 18.002 18.003 Condominium Cooperative Condop Always required Yes | No Property in a Project • Yes (the property is in a condominium, cooperative, or condop) • No (the property is not in a condominium, cooperative, or condop) Note: Property In a Project does not display and populates from the Subject Property section (3.011-3.012-3.013). 18.001 18.002 18.003 Condominium Cooperative Condop Required if Property in a Project is Yes Choose an allowable answer from table (Project Legal Structure) Project Legal Structure • Condominium • Cooperative • Condop Note: Populates from the Subject Property section (3.011-3.012-3.013). Uniform Appraisal Dataset 18 Project Information Appendix F-1: URAR Reference Guide Page 184 of 378 Version 1.4 Project Legal Structure (Choose one) Allowable Answer Definition / Additional Guidance Condominium A project that has condominium ownership rights. Note: If this answer is selected, a checkmark displays in the Condominium checkbox (18.001) at the top of the Project Information section. Cooperative A project that has cooperative ownership rights. Note: If this answer is selected, a checkmark displays in the Cooperative checkbox (18.002) at the top of the Project Information section. Condop A project that contains a mixture of units, some with cooperative ownership rights and others with condominium ownership rights. Example: • A mixed-use condo building with commercial spaces that are individual condo units, and a residential portion that is a cooperative consisting of individual residential co-op units (all of the residential co-op units together make up one condominium unit). Note: If this answer is selected, a checkmark displays in the Condop checkbox (18.003) at the top of the Project Information section. General Information Project Name and Data Sources Project Information: Project Name and Data Sources Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 18.004 Project Name Required if the property is in a condominium, cooperative, or condop Free-form Provide the legal name of the project in which the property is located, as it would appear in the preliminary title report. Notes: • This information may be obtained from the HOA, client, borrower, or any other reliable source. • If the legal name is unavailable, provide the most commonly used name for the project. 18.005 Project Information Data Source Required if the property is in a condominium, cooperative, condop, or PUD Choose one or more allowable answers from the Definition / Additional Guidance column Sources of data for the Project Information section. • Assessor Record • Builder or Developer • Condominium Questionnaire • Cooperative Board • Cooperative Questionnaire • Data Aggregator • HOA • Land Survey • MLS • Plat Map • Previous Appraisal File • Property Data Report • Property Management Company • Property Owner • Property Tenant • Real Estate Agent • Other (Describe) For reference, see the Statement of Assumptions and Limiting Conditions relevant to data sources and Appraiser Certification 8. Uniform Appraisal Dataset 18 Project Information Appendix F-1: URAR Reference Guide Page 185 of 378 Version 1.4 Project Unit Counts Report on the unit counts for the project in which the subject is located, not the master or umbrella association. Project Information: Project Unit Counts Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 18.006 Total Units Required if the property is in a condominium, cooperative, or condop Number Total number of individual dwelling units in the project. Includes: • Completed units • Planned or under-construction units if the project is not complete • Units held by the developer or sponsor 18.007 Units Sold Required if the property is in a condominium, cooperative, or condop Number Total number of units in the project that have been sold by the developer, i.e., settled sales, conveyed to unit purchasers. • If all units have been sold by the developer, Units Sold would equal Total Units. 18.008 Units for Sale Required if the property is in a condominium, cooperative, or condop Number Total number of units in the project that are currently for sale, whether by the developer/sponsor or resales by individual owners. Includes: • Units listed for sale • Units currently under contract 18.009 Units Rented Required if the property is in a condominium, cooperative, or condop Number Total number of units in the project that are currently rented or available for rent. Includes: • Individually rented units • Units held by the developer or sponsor for rental purposes • Investor-held units • Units rented by a nonprofit 18.009 Units Rented Required if the property is in a condominium, cooperative, or condop Yes | No Units Rented Estimated: Indicates whether Units Rented is an estimate, such as when offsite mailing addresses are used. Notes: • If Units Rented is unknown or unavailable to the appraiser in the normal course of business, the appraiser must estimate the number of units that are rented. • If Yes, Units Rented displays with a tilde (~). 18.010 Reason Units Rented is Estimated Required if Units Rented Estimated is Yes Free-form Commentary on the reason why Units Rented is estimated, and how the estimated Units Rented was determined, such as offsite mailing addresses vs. actual known rental units. Uniform Appraisal Dataset 18 Project Information Appendix F-1: URAR Reference Guide Page 186 of 378 Version 1.4 Mandatory Monthly Fees (HOA, PUD, or Co-op) Project Information: Mandatory Monthly Fees Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 18.011 Monthly Amount Required if the property is in a condominium, cooperative, condop, or PUD Dollar amount Mandatory Monthly Fees: The combined dollar amount of all the mandatory fees, expressed as a monthly amount. Mandatory fees include fees assessed to the subject property for all amenities including those that are not offered to all owners. Only include those fees that transfer upon sale. Examples: • Association fees • Board fees • Monthly maintenance fees Do not include: • Discretionary fees • Special assessments • Fees for private utilities 18.012 Common Amenities / Services Included Required if the property is in a condominium, cooperative, condop, or PUD Choose one or more allowable answers from table (Common Amenities / Services) Common Amenities / Services: Services, features, or facilities available to residents and / or guests of a project, whether leased or owned by the project. Notes: • Include the amenity if its use is specific to project residents and guests. • If there is more than one of the same amenity, such as multiple pools, select the Common Amenity or Service once, and provide details in Project Information Commentary. • Do not include individual unit amenities, as they are captured in the Subject Property Amenities section (14.001-14.004). • Photos or images may be provided for each identified amenity, which display in Project Information Exhibits with the caption “Common Amenity or Service”. An additional caption may be provided including the amenity type, location, and any other descriptive information as appropriate. Identify and include details about any leased amenities, including the impact on value and marketability, in Project Information Commentary. 18.012 Common Amenities / Services Included Required if Common Amenities / Services Included is Boat Slip or Unit Storage Choose an allowable answer from the Definition / Additional Guidance column Project Amenity Ownership: The unit’s ownership of the amenity (e.g., whether the amenity is assigned to the unit or unassigned and first-come, first-served). • Assigned (designated to a specific unit) • Owned (deeded to a specific unit) • Unassigned (designated to project occupants on a first-come, first-served basis) • Other (Describe) 18.013 Utilities Included Required if the property is in a condominium, cooperative, condop, or PUD Choose one or more allowable answers from the Definition / Additional Guidance column Utilities included in the unit’s association fees. • None (No utilities included in the association fees) • Electricity • Gas • Sanitary Sewer • Water • Other (Describe) – Do not include Common Amenities/Services here. Uniform Appraisal Dataset 18 Project Information Appendix F-1: URAR Reference Guide Page 187 of 378 Version 1.4 Common Amenities / Services Included (Choose all that apply) Allowable Answer Definition / Additional Guidance None Note: Choose this answer if there are no common amenities or services. Airstrip A shared amenity for the take-off and landing of aircraft that serves the project or community. Beach A strip of land separating a body of water from inland areas, typically used for recreation or leisure purposes. Boat Ramp A form of access to launch watercraft into the water. Boat Slip A docking point on water for storage and / or parking of watercraft. Note: Choose this answer if the boat slip is assigned by the project and included in the mandatory fee. Building Maintenance Upkeep and / or repair for all dwellings and structures (e.g., roof, siding, windows, doors, interior common areas). Built-in Pool A self-contained and manufactured area built into a structure and designed to be filled with water designated for swimming and other aquatic uses (e.g., rooftop pools or other pools that are not inground). Business Center A room or location providing office facilities and services. Caregiver Services Service offered to provide support and assistance to individuals in performing tasks of personal or household care. Clubhouse A building or area used for social or recreational activities by occupants of the project. Club Membership A club membership that is included in the HOA fees (e.g., golf club membership, health club membership). Community Pier A private pier owned by the project that gives members access to the waterfront. Concierge Service Coordination Assistance with organizing a variety of personal services. Cooling Note: Select this answer when the air conditioning / cooling expenses for the unit are provided in common and included in the mandatory fees. Deck A platform that is located next to or attached to a structure and is accessible from the structure. Note: Choose this answer if the deck is a common deck available for use by all owners and guests to the project. If the deck is intended for the exclusive use of the subject unit, reference the Subject Property Amenities section. Door Attendant An individual providing courtesy and / or security services in a residential building. EV Station A system designed to provide on-demand charging for compatible electric vehicles. Note: Choose this answer if the EV Station is considered common area and available for use by all owners and guests to the project. If the EV Station is intended for the exclusive use of the subject unit, reference the Subject Property Amenities section. Elevator A mechanized platform used for raising and lowering people or things from one level to another. Fitness Area A room, area, or structure specifically designed for exercise or other physical wellness activities. Gated Community A community that controls access either through an automated gate or staffed security point. Grounds Maintenance Upkeep and / or repair of all outdoor areas not associated with a structure or dwelling (e.g., lawn mowing, landscaping, fencing, gates, irrigation systems). Heating Note: Select this answer when the heating expenses for the unit are provided in common and included in the mandatory fees. Inground Pool A self-contained and manufactured area built into the ground and designed to be filled with water designated for swimming and other aquatic uses. Does not include pools built into a structure or above-ground pools. Inground Spa A structure built into the ground that typically contains hot aerated water and is used for recreational and wellness activities. Note: Water spas that are not inground would be identified using Other (Describe). Lobby A common room near the main entrance of a building. Ongoing Cleaning Services Cleaning services offered for the upkeep of the unit. Note: Choose this answer if regularly scheduled cleaning services are included in the mandatory fees. Outdoor Riding Ring An area open to the elements, typically surrounded with fencing, that is specifically designed for horse riding. Outdoor Shower An area open to the elements designed to be used for personal cleaning through the use of flowing water and appropriate drainage. Patio A solid surface outdoor area located on the site. Note: Choose this answer if the patio is a common patio available for use by all owners and guests to the project. If the patio is intended for the exclusive use of the subject unit, reference the Subject Property Amenities section. Playground An outdoor area for children to play in. Recreation Area A room or area designated to be used for recreation and entertainment. Registration Services A service offered to short-term renters to facilitate their entry into the property. Note: Choose this answer if the registration services are included in the mandatory fees. Uniform Appraisal Dataset 18 Project Information Appendix F-1: URAR Reference Guide Page 188 of 378 Version 1.4 Common Amenities / Services Included (Choose all that apply) Allowable Answer Definition / Additional Guidance Sauna A room that is designed to be heated to high temperatures, typically with steam. Shared Laundry Facilities An area of a structure containing washing machines and / or dryers that are designated for the cleaning and care of clothing and linens. Short Term Rental Services Service offered to owners to market and rent their units on a short term basis. Note: Choose this answer if the short term rental services are included in the mandatory fees. Sports Court An area, either open or covered, specifically designed for one or more recreational and athletic activities. Television or Internet Services Access to television and/or internet services (e.g., cable, satellite). Trash Removal A service that removes trash. Unit Storage A room or area designed to secure personal belongings. Water Access Access rights for project residents and their guests to waterways or bodies of water. Note: Choose this answer if the water access is commonly available for use by all owners and guests to the project. Water Frontage The space or land within the project that is adjacent to or facing a body of water. Note: Choose this answer if the water frontage is commonly available for use by all owners and guests to the project. If the water frontage is intended for the exclusive use of the subject unit, reference the Site section. Other (Describe) Select Other to enter an answer that is not in the above list. Observed Deficiencies Project Information: Observed Deficiencies Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 18.014 Observed Deficiencies Required if the property is in a condominium, cooperative, or condop Yes | No The appraiser must observe the overall project. • Indicate Yes if there are deficiencies, deferred maintenance, and / or critical repairs that impact the value and / or marketability of the subject property. Note: If a physical deficiency, a photo must be provided, that displays in Project Information Exhibits with the caption “Observed Deficiency”. An additional caption may be provided that includes the specific deficiency, location, and any other descriptive information as appropriate. 18.015 Description of Deficiencies Required if Observed Deficiencies is Yes Free-form Provides details and description of observed project deficiencies. Uniform Appraisal Dataset 18 Project Information Appendix F-1: URAR Reference Guide Page 189 of 378 Version 1.4 Project Completeness Project Information: Project Completeness Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 18.016 Are units, common areas, and amenities in project complete? Required if the property is in a condominium, cooperative, or condop Yes | No Project Complete: Indicates whether construction of all phases, units, common areas, and amenities in the project are complete. This is specific to projects that have current ongoing construction. Note: If No, the Incomplete Project row (18.065) displays in the Project Factors table and additional information must be provided. 18.017 Subject Property Building Complete Required if Project Complete is No Yes | No Indicates whether the building containing the subject property is complete. 18.018 Converted in Past 3 Years Required if the property is in a condominium, cooperative, or condop Yes | No Indicates whether the property has been converted into a condominium, cooperative, or condop within 3 years of the effective date of the appraisal report. Note: If Yes, the Converted in Past 3 Years row (18.066) displays in the Project Factors table and additional information must be provided. Ground Rent Project Information: Ground Rent Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 18.019 Ground Rent Required if the property is in a condominium, cooperative, or condop Yes | No Indicates whether the project is subject to ground rent. Do not include individual ground leases applied to the subject property. Individual ground leases are captured in the Subject Property section (3.022) when Property Rights Appraised is Leasehold. 18.020 Annual Amount Required if Ground Rent is Yes Dollar amount Ground Rent Annual Amount 18.021 Expires Required if Ground Rent is Yes mm/yyyy Ground Rent Expires: The month and year when the project ground rent expires as per the lease. 18.022 Description of Ground Rent If applicable Free-form Commentary could include information pertinent to the ground rent that is not captured in the discrete data above, or additional details to support the discrete data that is provided. Uniform Appraisal Dataset 18 Project Information Appendix F-1: URAR Reference Guide Page 190 of 378 Version 1.4 Cooperative Information Share Counts and Proprietary Lease Expiration Cooperative Information: Share Counts and Proprietary Lease Expiration Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 18.023 Shares Issued and Outstanding Required if the property is in a cooperative or condop Number The number of shares currently held by all the shareholders. Includes shares held by all project unit owners and by the sponsor and / or developer. 18.024 Shares Attributable to Subject Property Required if the property is in a cooperative or condop Number The number of cooperative shares associated with the subject property. 18.025 Proprietary Lease Expires Required if the property is in a cooperative or condop mm/yyyy The expiration date of the lease agreement that gives a shareholder the right to occupy a dwelling unit. Cooperative Project Blanket Financing Cooperative corporations typically finance the development and upkeep of the project by obtaining one or more “blanket” mortgages or lines of credit. If the property is in a cooperative or a condop, the appraiser must report on project blanket financing. The Project Blanket Financing subsection includes overall information and information about each lien. Overall Cooperative Information: Project Blanket Financing (Overall) Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 18.026 Project Blanket Financing Required if the property is in a cooperative or condop Yes | No Indicates whether the cooperative has mortgage financing that encompasses the entire project. • Yes (the Project Blanket Financing table displays) • No (the Project Blanket Financing table does not display) Uniform Appraisal Dataset 18 Project Information Appendix F-1: URAR Reference Guide Page 191 of 378 Version 1.4 Cooperative Information: Project Blanket Financing (Overall) Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 18.027 Pro Rata Share Required if Project Blanket Financing is Yes Percent Pro Rata Share (Percent): The percentage of blanket mortgage payments that are attributable to the subject unit. Calculated: Shares Attributable to Subject Property (18.024) / Shares Issued and Outstanding (18.023), rounded to 4 decimals. Information For Each Lien If there is more than one lien on the property, report them in the order of the lien position, starting with the first lien. Cooperative Information: Project Blanket Financing (Repeats for Each Lien) Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 18.028 18.037 18.046 18.055 First Lien Second Lien Third Lien Fourth Lien Required for each lien if Project Blanket Financing is Yes First Lien | Second Lien |Third Lien | Fourth Lien Lien Priority: The priority of the lien against the property. Not on Report This is an appraiser input that does not display Required for each lien if Project Blanket Financing is Yes Yes | No Line of Credit: Indicates whether the lien is a line of credit. 18.029 18.038 18.047 18.056 Unpaid Principal Balance Required for each lien if Project Blanket Financing is Yes and Line of Credit is No Dollar amount The current unpaid principal balance on the loan. 18.030 18.039 18.048 18.057 Line of Credit (Maximum:) Required for each lien if Project Blanket Financing is Yes and Line of Credit is Yes Dollar amount Line of Credit Maximum Amount: The maximum amount that can be extended as a line of credit. 18.030 18.039 18.048 18.057 Line of Credit (Drawn:) Required for each lien if Project Blanket Financing is Yes and Line of Credit is Yes Dollar amount Line of Credit Drawn Amount: The current amount that has been drawn from a line of credit. Note: If the line of credit is unused, enter 0. 18.031 18.040 18.049 18.058 Balloon Mortgage Required for each lien if Project Blanket Financing is Yes Yes | No Indicates whether a final balloon payment is required to fully pay off the loan. 18.032 18.041 18.050 18.059 Remaining Term Required for each lien if Project Blanket Financing is Yes Number of months The number of months remaining until the loan matures. Uniform Appraisal Dataset 18 Project Information Appendix F-1: URAR Reference Guide Page 192 of 378 Version 1.4 Cooperative Information: Project Blanket Financing (Repeats for Each Lien) Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 18.033 18.042 18.051 18.060 Monthly Payment Required for each lien if Project Blanket Financing is Yes Yes | No Is Monthly Payment Known: Indicates whether the payment amount is available from the blanket financing documents. If No, “Unknown” displays next to Monthly Payment. 18.033 18.042 18.051 18.060 Monthly Payment Required for each lien if Project Blanket Financing is Yes and Monthly Payment Known is Yes Dollar amount Monthly Payment: The total monthly payment amount for the loan. Note: Convert all lien payments to a monthly dollar amount. 18.034 18.043 18.052 18.061 Interest Rate Required for each lien if Project Blanket Financing is Yes Yes | No Is Interest Rate Known: Indicates whether the interest rate is available from the blanket financing documents. If No, “Unknown” displays next to Interest Rate. 18.034 18.043 18.052 18.061 Interest Rate Required for each lien if Project Blanket Financing is Yes and Interest Rate Known is Yes Percent Interest Rate: The current interest rate for the loan. 18.035 18.044 18.053 18.062 Amortization Type Required for each lien if Project Blanket Financing is Yes Choose an allowable answer from the Definition / Additional Guidance column A classification or description of a loan generally based on the changeability of the rate or payment over time. • Adjustable Rate • Fixed • Other (Describe) 18.036 18.045 18.054 18.063 Pro Rata Share of Balance Attributable to Unit Required for each lien if Project Blanket Financing is Yes and Line of Credit is No Dollar amount The portion of the project's unpaid blanket mortgage financing attributed to the subject unit. Calculated: Pro Rata Share (Percent) x Unpaid Principal Balance 18.036 18.045 18.054 18.063 Pro Rata Share of Balance Attributable to Unit (Maximum:) Required for each lien if Project Blanket Financing is Yes and Line of Credit is Yes Dollar amount The portion of the project's maximum line of credit attributed to the subject unit. Calculated: Pro Rata Share (Percent) x Line of Credit Maximum Amount 18.036 18.045 18.054 18.063 Pro Rata Share of Balance Attributable to Unit (Drawn:) Required for each lien if Project Blanket Financing is Yes and Line of Credit is Yes Dollar amount The portion of the project's drawn line of credit attributed to the subject unit. Calculated: Pro Rata Share (Percent) x Line of Credit Drawn Amount Note: If the line of credit is unused, enter 0. Uniform Appraisal Dataset 18 Project Information Appendix F-1: URAR Reference Guide Page 193 of 378 Version 1.4 Project Factors and Impact to Value / Marketability The Project Factors table provides information about relevant project factors that may impact the value and marketability of the units within the project, such as control of the project and amenities, ownership, commercial use, special assessments, and legal issues. Each project factor requires a determination of the impact to value and / or marketability. The appearance of the Project Factors table varies based on the details of the property being appraised. This sample shows all possible rows that may display. Developer/Sponsor in Control The Developer/Sponsor in Control row always displays in the Project Factors table. Project Factors: Developer/Sponsor in Control Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 18.064 Developer / Sponsor in Control (Detail) Required if the property is in a condominium, cooperative, condop, or PUD Yes | No Indicates whether the developer, builder, or sponsor is in control of the management of the cooperative corporation or the HOA. 18.074 Developer / Sponsor in Control (Impact) Required if Developer in Control is Yes Adverse, Beneficial, or Neutral 18.084 Developer / Sponsor in Control (Comment) Required if Impact is Adverse or Beneficial, or as needed Free-form When Adverse or Beneficial, describe the impact to value and / or marketability. Additional commentary may be provided to include details and other information. Note: For further expansion of commentary, use Project Factors Commentary (18.094). Uniform Appraisal Dataset 18 Project Information Appendix F-1: URAR Reference Guide Page 194 of 378 Version 1.4 Incomplete Project The Incomplete Project row displays in the Project Factors table if Project Complete (18.016) is No. Project Factors: Incomplete Project Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 18.065 Incomplete Project (Detail) Required if Project Complete is No Choose one or more allowable answers from the Definition / Additional Guidance column Incomplete Project Elements: Indicates which project elements are incomplete. • Amenities • Common Elements • Units (including buildings and phases) • Other 18.075 Incomplete Project (Impact) Required if Project Complete is No Adverse, Beneficial, or Neutral 18.085 Incomplete Project (Comment) Required if Project Complete is No Free-form Provide additional commentary to include details and other information about the incomplete elements. Note: For further expansion of commentary, use Project Factors Commentary (18.094). Converted in Past 3 Years The Converted in Past 3 Years row displays in the Project Factors table if Converted in Past 3 Years (18.018) is Yes. Project Factors: Converted in Past 3 Years Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 18.066 Converted in Past 3 Years (Detail) Required if Converted in Past 3 Years is Yes Choose an allowable answer from the Definition / Additional Guidance column Prior Use: The original use before the project was converted to its current form of project ownership legal structure. • Apartment • Commercial Building • Hotel or Motel • House • Industrial Building • Other (Describe) Note: If the building had multiple uses in the past, choose the last use before the conversion. 18.076 Converted in Past 3 Years (Impact) Required if Converted in Past 3 Years is Yes Adverse, Beneficial, or Neutral 18.086 Converted in Past 3 Years (Comment) Required if Converted in Past 3 Years is Yes Free-form Comment on the extent of the conversion detailing new or refurbished items (e.g., mechanicals, flooring, wiring, plumbing, cabinets, and fixtures). Note: For further expansion of commentary, use Project Factors Commentary (18.094). Uniform Appraisal Dataset 18 Project Information Appendix F-1: URAR Reference Guide Page 195 of 378 Version 1.4 Single Entity Ownership of Multiple Units The Single Entity Ownership of Multiple Units row displays in the Project Factors table if the property is in a condominium. Project Factors: Single Entity Ownership of Multiple Units Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 18.067 Single Entity Ownership of Multiple Units (Detail) Required if the property is in a condominium Number Greatest Number of Units Owned: The greatest number of units owned by a single entity in the condominium project. 18.077 Single Entity Ownership of Multiple Units (Impact) Required if the property is in a condominium Adverse, Beneficial, or Neutral 18.087 Single Entity Ownership of Multiple Units (Comment) Required if Impact is Adverse or Beneficial, or as needed Free-form When Adverse or Beneficial, describe the impact to value and / or marketability. Additional commentary may be provided to include details and other information. If there are multiple individuals or entities that own a significant number of units which impacts marketability within the project, describe here. Note: For further expansion of commentary, use Project Factors Commentary (18.094). Single Entity Ownership of Multiple Shares The Single Entity Ownership of Multiple Shares row displays in the Project Factors table if the property is in a cooperative or condop. Project Factors: Single Entity Ownership of Multiple Shares Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 18.068 Single Entity Ownership of Multiple Shares (Detail) Required if the property is in a cooperative or condop Number Greatest Number of Shares Owned: The greatest number of shares owned by a single entity in the cooperative project. 18.078 Single Entity Ownership of Multiple Shares (Impact) Required if the property is in a cooperative or condop Adverse, Beneficial, or Neutral 18.088 Single Entity Ownership of Multiple Shares (Comment) Required if Impact is Adverse or Beneficial, or as needed Free-form When Adverse or Beneficial, describe the impact to value and / or marketability. Additional commentary may be provided to include details and other information. If there are multiple individuals or entities that own a significant number of shares which impacts marketability within the project, describe here. Note: For further expansion of commentary, use Project Factors Commentary (18.094). Uniform Appraisal Dataset 18 Project Information Appendix F-1: URAR Reference Guide Page 196 of 378 Version 1.4 Commercial Space The Commercial Space row displays in the Project Factors table if the property is in a condominium, cooperative, or condop, and addresses commercial space in project buildings. • When Site Owned in Common (3.015) is Yes, non-residential use such as Live / Work space in the living unit is reported in the Unit Interior section (10.026-10.028). • When Site Owned in Common is No, non-residential uses are reported in the Site section (4.015-4.019 and 4.043-4.046). Project Factors: Commercial Space Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 18.069 Commercial Space (Detail) Required if the property is in a condominium, cooperative, or condop Yes | No Commercial Space Select Yes if • There is commercial space in the project, or • The project’s building contains commercial space, even when the HOA representing the residential owners is different from those representing the commercial owners (see Example 2 below). Notes: • If No, “None” displays in the Commercial Space row. • Project amenities or commercial parking facilities are not included in the calculation of commercial space. • Includes underground space other than parking. • Reference published guidelines by the GSEs, government agencies, or other identified secondary market participants for specific guidance. Uniform Appraisal Dataset 18 Project Information Appendix F-1: URAR Reference Guide Page 197 of 378 Version 1.4 Project Factors: Commercial Space Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 18.069 Commercial Space (Detail) Required if Commercial Space is Yes Percent Estimated Percentage of Commercial Space: The percentage of commercial space in the project in which the subject unit is located, defined as Commercial Square Footage / Square Footage of the Project Building(s) Example 1: The subject unit is in a 5-story condominium project. • The first floor (10,000 square feet) contains a mixture of commercial office and retail units. • The upper four floors (each 10,000 square feet) are all residential units. • The commercial, retail, and residential units are all within the subject’s legal project. Report Estimated Percentage of Commercial Space as 20%. Example 2: The subject unit is in a 10-story building. Each floor is 10,000 square feet. • The first 2 floors of the building are retail/commercial. • The upper 8 floors are residential condominium units. • The retail commercial project and the residential condominium project are separate and unrelated legal entities, sometimes referred to as a “floating” condo. Report Estimated Percentage of Commercial Space as 20%. Example 3: The subject unit is located in Building 1 in a condominium project with 4 buildings. Each of the buildings are 50,000 square feet. • There is no commercial space in buildings 1 – 3. • Building 4 is 100% commercial. Report Estimated Percentage of Commercial Space as 25%, and the percentage of commercial space in the subject building as 0% in Commercial Space Comment. Example 4: Project has 2 buildings; total size of each building is 40,000 square feet. • Building 1 (which includes the subject unit) has no commercial space. • Building 2 has an estimated 10,000 square feet of retail commercial space on the first floor that is a separate legal entity from the project. Report Estimated Percentage of Commercial Space as 12.5%, and the percentage of commercial space in the subject building as 0% in Commercial Space Comment. Example 5: Project has 2 buildings; total size of each building is 40,000 square feet. • Building 1 has no commercial space. • Building 2 (which includes the subject unit) has an estimated 10,000 square feet of retail commercial space on the first floor that is a separate legal entity from the project. Report Estimated Percentage of Commercial Space as 12.5%, and the percentage of commercial space in the subject building as 25% in Commercial Space Comment. 18.079 Commercial Space (Impact) Required if Commercial Space in Project is Yes Adverse, Beneficial, or Neutral 18.089 Commercial Space (Comment) Required if Impact is Adverse or Beneficial, or as needed Free-form Commercial Space Comment • When Adverse or Beneficial, describe the impact to value and / or marketability. • If there is more than one building in the project, provide the percentage of commercial space in the subject’s building, which is defined as Commercial Square Footage of the subject’s building / Total Square Footage of the subject’s building • Additional commentary may be provided to include details and other information. • For further expansion of commentary, use Project Factors Commentary (18.094). Uniform Appraisal Dataset 18 Project Information Appendix F-1: URAR Reference Guide Page 198 of 378 Version 1.4 Known Legal Actions The Known Legal Actions row always displays in the Project Factors table. Project Factors: Known Legal Actions Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 18.070 Known Legal Actions (Detail) Required if the property is in a condominium, cooperative, condop, or PUD Yes | No Known Legal Actions: Indicates whether research on the project revealed pending or current legal actions in which the HOA, sponsor, developer, or other relevant party is named in the litigation or alternative dispute resolution. Note: If No, “None” displays in the Known Legal Actions row. 18.080 Known Legal Actions (Impact) Required if Known Legal Actions is Yes Adverse, Beneficial, or Neutral 18.090 Known Legal Actions (Comment) Required if Known Legal Actions is Yes, or as needed Free-form Commentary on the nature of the litigation or alternative dispute resolution, sources of information, a description of the impact to value and / or marketability, and any other details. Note: For further expansion of commentary, use Project Factors Commentary (18.094). Unit Transfer Fees The Unit Transfer Fees row displays in the Project Factors table if the property is in a condominium, cooperative, or condop. Project Factors: Unit Transfer Fees Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 18.071 Unit Transfer Fees (Detail) Required if the property is in a condominium, cooperative, or condop Yes | No Transfer Fees: Indicates whether transferring ownership incurs a fee that is due to the HOA or cooperative board. May also be referred to as “flip taxes” such as in New York City. Note: If No, “None” displays in the Unit Transfer Fees row. 18.071 Unit Transfer Fees (Detail) Required if Transfer Fees is Yes Dollar amount Transfer Fee Amount Note: If the transfer fee is a percentage, convert it to a dollar amount. 18.081 Unit Transfer Fees (Impact) Required if Transfer Fees is Yes Adverse, Beneficial, or Neutral 18.091 Unit Transfer Fees (Comment) Required if Transfer Fees is Yes, or as needed Free-form Commentary on the nature of the transfer fee, sources of information, a description of the impact to value and / or marketability, and any other details. Note: For further expansion of commentary, use Project Factors Commentary (18.094). Uniform Appraisal Dataset 18 Project Information Appendix F-1: URAR Reference Guide Page 199 of 378 Version 1.4 Unit Special Assessments The Unit Special Assessments row always displays in the Project Factors table. Note: Do not include special tax assessments. These are reported in the Subject Property section (3.008-3.009). Special Assessment Types and Associated Amounts Project Factors: Unit Special Assessments Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 18.072 Unit Special Assessments (Detail) Required if the property is in a condominium, cooperative, or condop, or PUD Choose an allowable answer from table (Special Assessment Amount Type) Special Assessment Amount Type: The appraiser must analyze and report on proposed and existing special assessments for the project or PUD. • None • Existing • Proposed 18.072 Unit Special Assessments (Detail) Required if Special Assessment Amount Type is Existing or if Special Assessment Amount Type is Proposed and the amount is known to the appraiser Dollar amount Project Special Assessment Amount: The total remaining amount that the association has charged or will charge the unit for items above and beyond normally scheduled dues. Project Factors – Special Assessment Amount Type (Choose all that apply) Allowable Answer Definition / Additional Guidance None Choose this answer if there are no existing or proposed special assessments for the project. Note: Do not choose this answer if there is an existing special assessment, even if it has been fully paid by the unit owner. Existing Choose this answer when a special assessment has been charged to the unit. Notes: • If this answer is selected, provide the Project Special Assessment Amount remaining for the unit. • If there is an existing special assessment that has been fully paid by the unit owner, choose this answer and enter zero (0) for Project Special Assessment Amount. Proposed Choose this answer when the appraiser has been made aware of a planned special assessment, regardless of whether the amount is known. This includes any special assessment that the board and, if required, owners, have approved but the board has not initiated collection. Notes: • If the amount is known to the appraiser, provide the Project Special Assessment Amount to be charged to the unit. • If the amount is unknown to the appraiser, leave Project Special Assessment Amount blank, and provide commentary in Special Assessments Comment. Special Assessment Impact and Comment Project Factors: Unit Special Assessments Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 18.082 Unit Special Assessments (Impact) Required if Project Special Assessment Amount Type is Existing or Proposed Adverse, Beneficial, or Neutral 18.092 Unit Special Assessments (Comment) Required if Project Special Assessment Amount Type is Existing or Proposed, or as needed Free-form Special Assessments Comment Commentary on the reason for the special assessment(s), sources of information, a description of the impact to value and / or marketability, and any other details. Note: For further expansion of commentary, use Project Factors Commentary (18.094). Uniform Appraisal Dataset 18 Project Information Appendix F-1: URAR Reference Guide Page 200 of 378 Version 1.4 Unit Tax Abatements or Exemptions The Unit Tax Abatements or Exemptions row always displays in the Project Factors table. Project Factors: Unit Tax Abatements or Exemptions Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 18.073 Unit Tax Abatements or Exemptions (Detail) Required if the property is in a condominium, cooperative, condop, or PUD Yes | No Tax Abatement or Exemption: Indicates whether a tax reduction or exemption has been granted. Note: If No, “None” displays in the Unit Tax Abatements or Exemptions row. 18.073 Unit Tax Abatements or Exemptions (Detail) Required if Tax Abatement or Exemption is Yes, and the amount is known Dollar Amount Tax Abatement or Exemption Amount: The annual amount granted in tax reductions or exemptions. Note: If estimated, provide commentary as to how the estimation was done in Project Factors Commentary (18.094). 18.073 Unit Tax Abatements or Exemptions (Detail) Required if Tax Abatement or Exemption is Yes, and the expiration date is known mm/yyyy Tax Abatement or Exemption Expiration: Indicates when the tax reduction or exemption expires. 18.083 Unit Tax Abatements or Exemptions (Impact) Required if Tax Abatement or Exemption is Yes Adverse, Beneficial, or Neutral 18.093 Unit Tax Abatements or Exemptions (Comment) Required if Tax Abatement or Exemption is Yes, or as needed Free-form Commentary on the nature of the tax abatement, sources of information, a description of the impact to value and / or marketability, and any other details. Note: For further expansion of commentary, use Project Factors Commentary (18.094). Project Factors Commentary Project Factors Commentary Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 18.094 Project Factors Commentary If applicable Free-form Overall commentary for all project factors. • Details captured above that require additional support • Information pertinent to project factors impacting value and /or marketability that is not captured in the details above Uniform Appraisal Dataset 18 Project Information Appendix F-1: URAR Reference Guide Page 201 of 378 Version 1.4 Project Information Commentary Project Information Commentary Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 18.095 Project Information Commentary If applicable Free-form Commentary could include information pertinent to the Project Information section that is not captured in the discrete data, or additional details to support the discrete data that is provided. Project Information Exhibits All photos or images related to the Project Information section are displayed in the Project Information Exhibits subsection. If there are no photos or images, this subsection does not display. Project Information Exhibits Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance See iGuide Project Information Exhibits If applicable Photos or images Photos or images relevant to the Project Information section may be provided, which display in Project Information Exhibits. If the photo or image is not specifically indicated above, provide an additional caption. Uniform Appraisal Dataset 19 Subject Listing Information Appendix F-1: URAR Reference Guide Page 202 of 378 Version 1.4 19 Subject Listing Information The Subject Listing Information section includes information about current and relevant listings of the subject property, with a minimum 1 year look back. This section provides space for analysis and exhibits, and always displays. Relevant Listings Subject Listing Information: Relevant Listings Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 19.000 Current or Relevant Listings Always required Yes | No Indicates whether there are current or relevant listings for the subject property. Notes: • If Yes, the Information for Each Listing table (19.002-19.009) displays. • If No, “None” displays. • Do not report listings that resulted in a sale. These are reported in the Prior Sale and Transfer History section. 19.001 Data Source Required if Current or Relevant Listings is No Choose one or more allowable answers from the Definition / Additional Guidance column Data Source for No Relevant Listings: Data source(s) used to determine that there are no current or relevant listings for the subject property. • Assessor Record • Builder or Developer • Condominium Questionnaire • Cooperative Board • Cooperative Questionnaire • Data Aggregator • HOA • Land Survey • MLS • Previous Appraisal File • Property Management Company • Property Owner • Property Tenant • Real Estate Agent • Other (Describe) For reference, see the Statement of Assumptions and Limiting Conditions relevant to data sources and Appraiser Certification 8. Information for each Listing A row displays for each relevant listing of the subject property. Uniform Appraisal Dataset 19 Subject Listing Information Appendix F-1: URAR Reference Guide Page 203 of 378 Version 1.4 Subject Listing Information: Information for each Listing Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 19.002 Listing Status Required for each listing if Current or Relevant Listings is Yes Choose an allowable answer from the Definition / Additional Guidance column • Active • Off Market (previously in MLS) • Pending Note: Settled sales are reported in the Prior Sale and Transfer History section and not here. 19.003 Listing Type Required for each listing if Current or Relevant Listings is Yes Choose an allowable answer from table (Listing Type) • Auction • FSBO • MLS • Other (Describe) 19.004 Listing ID Required when Listing Type is MLS, or if applicable Free-form A unique number or identifier assigned to the listing by the Listing Type. If Listing Type is MLS, this is commonly referred to as the MLS number. Note: MLS Listing ID must be provided if it exists. If no MLS Listing ID is available, include any non-MLS identifiers used by third-party services. 19.005 Start Date If available for each listing when Current or Relevant Listings is Yes mm/dd/yyyy Listing Start Date: The date the listing was created. 19.006 End Date If available for each listing when Current or Relevant Listings is Yes mm/dd/yyyy Listing End Date: The date the listing was no longer offered for sale. 19.007 DOM Required for each listing when Current or Relevant Listings is Yes Number Days on Market: The number of days the listing was on the market as of the appraisal effective date or the Listing End Date. Notes: • Calculated as follows: (Listing End Date – Listing Start Date) + 1 • Enter zero (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). • Enter 1 for properties that were listed on the market and placed under contract on the same day. • For all other scenarios, enter the actual days on market that apply to the listing. • The most recent listing is displayed in the Sales Comparison Approach section. 19.008 Starting List Price If available for each listing when Current or Relevant Listings is Yes Dollar amount 19.009 Current or Final List Price Required for each listing when Current or Relevant Listings is Yes Dollar amount List Price: The last known list price for the transaction. Listing Type (Choose one) Allowable Answer Definition / Additional Guidance Auction Property offered for public sale through a bidding process. For Sale by Owner (FSBO) A property that is being placed for sale by the owner, without licensed real estate professional representation, which may include the use of an online real estate service. MLS A database established by cooperating real estate brokers to provide property characteristics and transaction information. Note: Select this answer if the listing is available on an MLS in addition to other third-party sites. Other (Describe) Select Other to enter an answer that is not in the above list (e.g., Builder). Note: Select this answer when there is licensed real estate professional representation, but the property was not broadly marketed through the MLS, i.e., “pocket listing”. Uniform Appraisal Dataset 19 Subject Listing Information Appendix F-1: URAR Reference Guide Page 204 of 378 Version 1.4 Total Days on Market Subject Listing Information: Total Days on Market Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 19.010 Total DOM Required if Current or Relevant Listings is Yes Number Total Days on Market: Number of days that the subject was actively available on the market. Notes: • Represents the sum of Days on Market for all listings in the table. • Does not include breaks within listings or between listing periods. • Can be 0, such as when the only listing was not listed on the open market through a publicly available source (e.g., Listing Type is FSBO (For Sale by Owner)) Analysis of Subject Property Listing History Subject Listing Information: Analysis of Subject Property Listing History Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 19.011 Analysis of Subject Property Listing History Required if Current or Relevant Listings is Yes Free-form The appraiser must analyze information pertinent to the subject listing history that is not captured in the discrete data. This could include an explanation of why there are variations from the typical time on market or multiple times on and off the market. Subject Listing Information Exhibits All photos or images related to the Subject Listing Information section are displayed in the Subject Listing Information Exhibits subsection. If there are no photos or images, this subsection does not display. Project Information Exhibits Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance See iGuide Subject Listing Information Exhibits If applicable Photos or images Photos or images relevant to the Subject Listing Information section may be provided, which display in Subject Listing Information Exhibits. If the photo or image is not specifically indicated above, provide an additional caption. Uniform Appraisal Dataset 20 Sales Contract Appendix F-1: URAR Reference Guide Page 205 of 378 Version 1.4 20 Sales Contract The Sales Contract section includes information from the sales contract for the subject property including price, personal property, and sales concessions. This section provides space for additional analysis and exhibits. The Sales Contract section displays if there is an active sales contract associated with the property. General Information Sales Contract: General information Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 20.000 Is there a sales contract? Always required Yes | No Indicates whether there is an active sales contract associated with the property. • If No, the Sales Contract section does not display. 20.001 Was sales contract information analyzed? Required if Is There a Sales Contract is Yes Yes | No Sales Contract Information Analyzed: Indicates whether the appraiser reviewed and analyzed the sales contract for the subject purchase transaction. If No, the appraiser must provide commentary in Sales Contract Analysis as to the reasons why the sales contract was not analyzed. • This must include a description of the appraiser’s source of the information about the sales transaction, efforts made to obtain the sales contract, and why the sales contract was not provided. • If the appraiser was not provided with the contract and becomes aware of details through other means that they wish to report (such as Contract Price or Contract Date), this can also be addressed in Sales Contract Analysis. 20.002 Does this appear to be an arm’s length transaction? Required if Is There a Sales Contract is Yes Yes | No Appears to be Arm’s Length Transaction: Indicates whether this is an arm's length transaction. 20.003 Non-Arm’s Length Commentary Required if Appears to be Arm’s Length Transaction is No Free-form Describes the relationship between the parties in the transaction. 20.004 Contract Price Required if Sales Contract Information Analyzed is Yes Dollar amount The dollar amount stated in the sales contract. 20.005 Contract Date Required if Sales Contract Information Analyzed is Yes Date The date the sales contract was fully executed. Uniform Appraisal Dataset 20 Sales Contract Appendix F-1: URAR Reference Guide Page 206 of 378 Version 1.4 Sales Contract: General information Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 20.006 Transfer Terms Required if Sales Contract Information Analyzed is Yes Choose an allowable answer from the Definition / Additional Guidance column • Court Ordered Non-Foreclosure Sale • Estate Sale • Foreclosure Sale • Land Sale • Pre-Subdivision Sale • Relocation Sale • REO Sale • Sale Between Related Parties • Short Sale • Typically Motivated (e.g., Arm’s Length sale) • Other (Describe) (e.g., Private Sale) Note: If more than one Transfer Term applies, select the most applicable one. 20.007 Personal Property Conveyed Required if Sales Contract Information Analyzed is Yes Yes | No Indicates whether personal property is included in the sales contract. If Yes, provide further details in Sales Contract Analysis (20.011). 20.007 Personal Property Conveyed Displays when Personal Property Conveyed is Yes N/A Personal property is not included in the appraiser's final opinion of value Financial Sales Concessions The Financial Sales Concessions subsection displays if the sales contract information was analyzed. Sales Contract: Financial Sales Concessions Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 20.008 Financial Sales Concessions Displays if Sales Contract Information Analyzed is Yes N/A Financial assistance paid by or on behalf of the seller as an inducement to purchase the subject property 20.008 Known Sales Concessions Required if Sales Contract Information Analyzed is Yes Yes | No Indicates whether there is a concession in the sales contract. 20.009 Total Sales Concessions Required if Known Sales Concessions is Yes Yes | No Sales Concession Amount Known: Indicates whether the total amount of sales concessions is known. • If No, “Unknown” displays next to Total Sales Concessions. 20.009 Total Sales Concessions Required if Sales Concessions Amount Known is Yes Dollar amount Total Sales Concessions: The total dollar amount of the value of all sales concessions granted by an interested party, including monetary, furniture, carpeting, decorator allowances, automobiles, vacations, securities, giveaways, or other sales incentives. 20.010 Typical for Market Required if Sales Concessions Amount Known is Yes Yes | No Indicates whether sales concessions are typical in the market location. Uniform Appraisal Dataset 20 Sales Contract Appendix F-1: URAR Reference Guide Page 207 of 378 Version 1.4 Sales Contract Analysis Sales Contract Analysis Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 20.011 Sales Contract Analysis Required if Sales Contract Information Analyzed is No, or if Personal Property Conveyed is Yes, or if relevant Free-form Details captured above that require additional support, including: • The reasons why the contract was not analyzed. This must include a description of the appraiser’s source of the information about the sales transaction, efforts made to obtain the contract, and why the contract was not provided. • Information about personal property included in sale. • Details and other information relevant to this section Sales Contract Exhibits All photos or images related to the Sales Contract section are displayed in the Sales Contract Exhibits subsection. If there are no photos or images, this subsection does not display. Sales Contract Exhibits Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance See iGuide Sales Contract Exhibits If applicable Photos or images Photos or images relevant to the Sales Contract section may be provided, which display in Sales Contract Exhibits. Provide a caption to identify each photo or image. Uniform Appraisal Dataset 21 Prior Sale and Transfer History Appendix F-1: URAR Reference Guide Page 208 of 378 Version 1.4 21 Prior Sale and Transfer History The Prior Sale and Transfer History section always displays and 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. Subject Property for the Past Three Years / Comparables for Past Year The appraiser must report on all prior sales or transfers (not the current sale) for: • Subject property for three years prior to the effective date of the appraisal, or longer if relevant. • Each comparable property in the Sales Comparison Approach: o For the comparables, this section is for reporting sales that occurred within one year prior to the sale or listing reported in the Sales Comparison Approach. Do not repeat the same information that is already reported in the Sales Comparison Approach. o Settled Sales: All sales or transfers 12 months prior to the comparable sale date as reported in the Sales Comparison Approach. o All other non-settled comparables (Active, Pending, or Off Market): All sales or transfers 12 months prior to the effective date of the appraisal. Subject Transfer History Example: Prior Sales for Subject Property Example: No Prior Sales for Subject Property Uniform Appraisal Dataset 21 Prior Sale and Transfer History Appendix F-1: URAR Reference Guide Page 209 of 378 Version 1.4 Prior Sale and Transfer History: Subject Transfer History Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 21.000 Prior Sales or Transfers Always required Yes | No • Yes (there are relevant sales or transfers, either within or beyond the reporting period) • No (there are no relevant sales or transfers. “None” displays, and the Transfer Terms table does not display). 21.001 Data Source Required if Prior Sales or Transfers is No Choose one or more allowable answers from the Definition / Additional Guidance column Data source(s) used to research the prior sale or transfer history. • Assessor Record • Builder or Developer • Cooperative Board • Data Aggregator • Deed • HOA • MLS • Previous Appraisal File • Property Management Company • Property Owner • Property Tenant • Other (Describe) For reference, see the Statement of Assumptions and Limiting Conditions relevant to data sources and Appraiser Certification 8. Comparable Transfer History The Comparable Transfer History subsection shows information about each comparable in the Sales Comparison Approach section. Uniform Appraisal Dataset 21 Prior Sale and Transfer History Appendix F-1: URAR Reference Guide Page 210 of 378 Version 1.4 Comparable Transfer History Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 21.007 # Required for each comparable in the Sales Comparison Approach section 1, 2, 3, … The numerical order assigned by the appraiser to each comparable in the Sales Comparison Approach section (22.01.06), commonly referred to as the “comp number.” 21.008 Transfer Terms Required for each comparable in the Sales Comparison Approach section Yes | No Prior Sales or Transfers for Comparable • Yes (there are relevant sales or transfers, either within or beyond the reporting period). • No (there are no relevant sales or transfers. “None” displays, and the appraiser must also report their Data Source(s). 21.011 Data Source Required if Prior Sales or Transfers is No for the Comparable Choose one or more allowable answers from the Definition / Additional Guidance column Data source(s) used to research the prior sale or transfer history. • Assessor Record • Builder or Developer • Cooperative Board • Data Aggregator • Deed • HOA • MLS • Previous Appraisal File • Property Management Company • Property Owner • Property Tenant • Other (Describe) For reference, see the Statement of Assumptions and Limiting Conditions relevant to data sources and Appraiser Certification 8. Information for each Sale or Transfer If more than one prior sale or transfer of the subject property or any of the comparable sales occurred within the applicable time period, the appraiser must provide all the applicable details for each. Prior Sale and Transfer History Details (for Subject and Each Comparable) Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 21.002 21.008 Transfer Terms Required for each sale or transfer Choose an allowable answer from table (Ownership Transfer Type) Ownership Transfer Type: The type of ownership transfer of real property as recognized in the jurisdiction in which it is located. • Deed Transfer Only • Sale Uniform Appraisal Dataset 21 Prior Sale and Transfer History Appendix F-1: URAR Reference Guide Page 211 of 378 Version 1.4 Prior Sale and Transfer History Details (for Subject and Each Comparable) Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 21.002 21.008 Transfer Terms Required for each sale or transfer if Ownership Transfer Type is Sale Choose an allowable answer from table (Prior Sale Type) Prior Sale Type: The terms of the prior sale or transfer. • Court Ordered Non-Foreclosure Sale • Estate Sale • Foreclosure Sale • Land Sale • Pre-Subdivision Sale • Sale Between Related Parties • Relocation Sale • REO Post Foreclosure Sale • Short Sale • Typically Motivated • Other (Describe) Note: If more than one Transfer Term applies, select the most applicable one and provide details in: • Analysis of Prior Sale or Transfer History of Subject Property (21.006). • Analysis of Prior Sale or Transfer History of Comparable Sales (21.012). 21.003 21.009 Date Required for each sale or transfer mm/dd/yyyy The date of the prior sale or transfer. 21.004 21.010 Amount If available for each sale or transfer Dollar amount Prior Sale or Transfer Amount: The dollar amount of the prior sale or transfer. Provide the dollar amount of the prior sale or transfer, if known, in whole dollars. Fractional amounts must be rounded to the nearest dollar. For transfers with no monetary consideration such as gifts etc., report $0. If the dollar amount is not available, provide the Ownership Transfer Amount Not Available Reason, as indicated below. 21.004 21.010 Amount Required for each sale or transfer if Prior Sale or Transfer Amount is not provided Choose an allowable answer from table (Reason Price Not Available) Ownership Transfer Amount Not Available Reason: The reason why the prior transfer price is not available for the transaction. In some jurisdictions, the price of prior sale(s) or transfer(s) is not disclosed in the public records or not otherwise available to the appraiser in the normal course of business. • Not Disclosed • Not Recorded • Other (Describe) 21.005 21.011 Data Source Required for each sale or transfer Choose one or more allowable answers from the Definition / Additional Guidance column Data source(s) used to research the prior sale or transfer history. • Assessor Record • Builder or Developer • Cooperative Board • Data Aggregator • Deed • HOA • MLS • Previous Appraisal File • Property Management Company • Property Owner • Property Tenant • Other (Describe) For reference, see the Statement of Assumptions and Limiting Conditions relevant to data sources and Appraiser Certification 8. Uniform Appraisal Dataset 21 Prior Sale and Transfer History Appendix F-1: URAR Reference Guide Page 212 of 378 Version 1.4 Prior Sale or Transfer Types Indicate the Prior Sale Type from the list of allowable answers. If more than one sale type can apply to a prior sale or transfer, select the most applicable one, and comment on any additional sale types that applied for the transfer in Analysis of Prior Sales and Transfer History of Subject Property (21.006) or Analysis of Prior Sales and Transfer History of Comparables (21.012), as applicable. Ownership Transfer Type (Choose one for each Sale or Transfer) Allowable Answer Definition / Additional Guidance Deed Transfer Only A non-sale deed transfer or recordation (e.g., quitclaim deed). Sale A sale transaction. Prior Sale Type (Choose one for each Sale) Allowable Answer Definition / Additional Guidance Court Ordered Non- Foreclosure Sale A sale in which a judge has ordered the sale of the property for purposes other than foreclosure or estate resolution. Estate Sale A sale as a result of disposition of assets from an estate. Foreclosure Sale A forced sale of the property as a result of default. Land Sale The sale of undeveloped or minimally developed land. Pre-Subdivision Sale The sale of a parcel prior to subdivision resulting in the splitting of the property into multiple parcels. Select this answer when reporting the details of the original un-subdivided sale. Example: 30,000 square foot lot with previous sale of $100,000, subsequently subdivided into three lots, with the subject (or comparable) selling for less than $100,000. Sale Between Related Parties The sale of a property in which the buyer and seller have a relationship independent of the transaction (e.g., business partners, family members, employer/employee, landlord/tenant). Relocation Sale A property being sold as part of a relocation program. REO Post Foreclosure Sale The sale of a property from inventory that has been acquired through foreclosure, deed-in-lieu of foreclosure, or similar legal processes by the lien holder (e.g., a bank selling property to individual(s) or to another entity). Short Sale A sale of property in which the lien holder accepts less than the debt or obligation against the property. Typically Motivated A sale that occurs under open and competitive market conditions where both parties are well informed, acting in their own best interest. Note: Most arm’s length sales are typically motivated. Other (Describe) Select Other to enter an answer that is not in the above list, e.g., Private Sale. Reason Price Not Available (If applicable, choose one for each Sale or Transfer) Allowable Answer Definition / Additional Guidance Not Disclosed Sale or transfer price is not available to the general public or to the appraiser in the normal course of business. Example: Non-disclosure states Not Recorded Information not on file in the local jurisdictional authority. Example: Delays in recording Other (Describe) Select Other to enter an answer that is not in the above list. Example: Confidentiality requested by client Uniform Appraisal Dataset 21 Prior Sale and Transfer History Appendix F-1: URAR Reference Guide Page 213 of 378 Version 1.4 Analysis of Prior Sales and Transfers Analysis of Prior Sales and Transfers Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 21.006 Analysis of Prior Sale or Transfer History of Subject Property Always required Free-form The appraiser must explain the results of their analysis including research performed, details of the transactions, and any differences between the sales or transfers. 21.012 Analysis of Prior Sale or Transfer History of Comparable Sales Always required Free-form The appraiser must explain the results of their analysis including research performed, details of the transactions, and any differences between them. Prior Sale and Transfer History Exhibits All photos or images related to the Prior Sale and Transfer History section are displayed in the Prior Sale and Transfer History Exhibits subsection. If there are no photos or images, this subsection does not display. Prior Sale and Transfer History Exhibits Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance See iGuide Prior Sale and Transfer History Exhibits If applicable Photos or images Photos or images relevant to the Prior Sale and Transfer History section may be provided, which display in Prior Sale and Transfer History Exhibits. If the photo or image is not specifically indicated above, provide a caption to further identify the photo. Uniform Appraisal Dataset 22 Sales Comparison Approach Appendix F-1: URAR Reference Guide Page 214 of 378 Version 1.4 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 commentary and exhibits. Due to the expandable nature of the sales comparison grid: • Do not represent the same information more than once in the sales grid. • Do not duplicate line items and/or their adjustments. The Sales Comparison Approach displays when the field Sales Comparison Approach Developed by Appraiser is Yes, and the “When to Include” column in this chapter reflects this. Sales Comparison Approach Developed by Appraiser Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance Not on Report This is an appraiser input that does not display Always required Yes | No Sales Comparison Approach Developed by Appraiser • Yes (The Sales Comparison Approach section is included) • No (The Sales Comparison Approach section is not included) Note: Sales Comparison Approach Developed by Appraiser does not display. The Sales Comparison Approach section may include some or all of the following subsections (“gray bars”): • 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) Uniform Appraisal Dataset 22 Sales Comparison Approach Appendix F-1: URAR Reference Guide Page 215 of 378 Version 1.4 • Sales Comparison Map (always displays) • Additional Properties Analyzed Not Used (if relevant) • Sales Comparison Approach Exhibits (always displays) Key Concepts Subject and Comparable Information Subject Property Information in the Sales Comparison Grid Information previously entered for the subject property populates from the applicable section to the sales comparison grid and does not have to be re- entered. • The “Origin of Subject Property Information” column in this chapter shows the original location of the information. • Reference the original section for detailed definitions of the allowable answers. There is other information that the appraiser must input directly into the sales comparison grid. Fields that are Not Applicable in the Sales Comparison Grid 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. Examples: • Proximity to Subject, Same Builder as Subject, and Sale Date are not applicable for the subject property and are always grayed out. • Same Builder as Subject is not adjustable, so the adjustment cell is always grayed out. Uniform Appraisal Dataset 22 Sales Comparison Approach Appendix F-1: URAR Reference Guide Page 216 of 378 Version 1.4 Cells Displaying a Dash Information that is not applicable for the appraisal displays a dash (—) in the sales comparison grid. Examples: • If there is no sales contract, or Sales Contract Analyzed is No, the following cells display a dash for the subject property to show that the information is not applicable. o Contract Price (if the row is included in the sales comparison grid) o Sales Concessions o Contract Date • If the subject is in a project and the comparable is not, the cell(s) display a dash to show that project information is not applicable for the comparable. Uniform Appraisal Dataset 22 Sales Comparison Approach Appendix F-1: URAR Reference Guide Page 217 of 378 Version 1.4 How Rows Display in the Sales Comparison Grid There are three ways that rows display in the sales comparison grid depending on characteristics of the subject and / or comparables. • Rows that always display (e.g., Property Address, Year Built, and Attached/Detached), or • Rows that conditionally display if applicable based on property characteristics (e.g., Project Information, Water Frontage, and ADU), or • Rows that may display if relevant to support adjustments, analysis, and conclusions Examples: Report Label Row Always Displays Row Displays if Applicable (Conditionally Displays) Row Displays if Relevant (May Display) Year Built √ Quality (Interior) √ Condition (Interior) √ Hazard Zone When the subject or any comparable is in a Hazard Zone Project Name | Same Project as Subject When the subject or any comparable is in a condo, co-op, or condop Townhouse End Unit √ Cooling √ For a full list, including whether the row is adjustable, see Appendix F-1: URAR Reference Guide Supplement - Summary of Rows in Comparable Grids. General Guidance on Rows that May Display Some rows display on the sales comparison grid if relevant: • To make an adjustment on a specific characteristic, or • In support of an overall or rollup adjustment, or • To report meaningful attributes, or • To support conclusions, scope of work, or policy. Notes: • These rows must be brought into the sales comparison grid when there is relevant and meaningful information for the subject and all comparables, and adding the row leads to credible results. Not reporting a meaningful attribute can be misleading by omission. • These rows are indicated in this chapter with the Report Label in blue italics, and “If relevant” in the “When Row Displays” column. Uniform Appraisal Dataset 22 Sales Comparison Approach Appendix F-1: URAR Reference Guide Page 218 of 378 Version 1.4 Additional Rows One or more additional rows may be added to the following relevant subsections to provide context and impactful details. These rows must only be used when atypical characteristics are observed. Do not add rows for information that is already available as a predefined row. Choose the applicable subsection for the characteristic. • General Information • Site • Dwelling(s) • Unit(s) • Vehicle Storage • Outbuilding Adjustments Adjustments in the sales comparison grid fall into one of two categories: • An overall or rollup adjustment that is supported by non-adjustable rows. Example: • A line-item adjustment. Example: For a full list of rows in the sales grid and whether each is adjustable, see Appendix F-1: URAR Reference Guide Supplement - Summary of Rows in Comparable Grids. Uniform Appraisal Dataset 22 Sales Comparison Approach Appendix F-1: URAR Reference Guide Page 219 of 378 Version 1.4 If a feature or characteristic of the subject property differs from a feature or characteristic of a comparable property and there is no market support for an adjustment, enter a $0 in the adjustment line. The zero indicates that the appraiser has considered the difference and determined that there is no measurable impact. This includes information that is not applicable (“grayed out”) for the subject, such as Financing Type and Sale Date. When the features for the subject and comparable sale(s) are the same and no adjustment is warranted, leave the field blank - do not enter or default to zero. Uniform Appraisal Dataset 22 Sales Comparison Approach Appendix F-1: URAR Reference Guide Page 220 of 378 Version 1.4 General Information The General Information subsection always displays on the sales comparison grid. Sales Comparison Approach: General Information Report Field ID Report Label When Row Displays When to Include for each Comparable Allowable Answers / Format Origin of Subject Property Information Adjustable Row Definition / Additional Guidance 22.01.16 Comparable # Always Always required 1, 2, 3 … Sales Comparable # is only applicable to comparables No Sales Comparable # Uniform Appraisal Dataset 22 Sales Comparison Approach Appendix F-1: URAR Reference Guide Page 221 of 378 Version 1.4 Sales Comparison Approach: General Information Report Field ID Report Label When Row Displays When to Include for each Comparable Allowable Answers / Format Origin of Subject Property Information Adjustable Row Definition / Additional Guidance 22.01.01 22.01.17 Property Address Always Always required Free-form, in format that conforms to address standards in USPS Publication 28, Postal Addressing Standards Subject Property • Property Address 3.000 No See IGuide Property Address Always Always required Photo No Property Photo Photo of the property, typically the front. Note: Sales comparable photos are required and redisplay in Sales Comparison Approach Exhibits with the Comparable #. Not on Report This is an appraiser input that does not display in the sales grid N/A Always required Number Subject Property • Number of ADUs on Subject Property No Number of ADUs on Property Notes: • Enter zero (0) if there are no ADUs on the property. • ADUs may be in the dwelling, attached to the dwelling, or associated with a separate building (outbuilding). 22.01.18 Data Source Always Always required Choose one or more allowable answers from the Definition / Additional Guidance column Sales Comparable Data Source is only applicable to comparables No Sales Comparable Data Source • Assessor Record • Builder or Developer • Condominium Questionnaire • Cooperative Board • Cooperative Questionnaire • Data Aggregator • Exterior Inspection • HOA • Interior Inspection • Land Survey • MLS • Previous Appraisal File • Property Management Company • Property Owner • Real Estate Agent • Other (Describe) Uniform Appraisal Dataset 22 Sales Comparison Approach Appendix F-1: URAR Reference Guide Page 222 of 378 Version 1.4 Sales Comparison Approach: General Information Report Field ID Report Label When Row Displays When to Include for each Comparable Allowable Answers / Format Origin of Subject Property Information Adjustable Row Definition / Additional Guidance 22.01.18 Data Source Always Required when Sales Comparable Data Source is MLS, or if applicable for other data sources Free-form Data Source Identifier is only applicable to comparables No Data Source Identifier: A unique number or identifier assigned to the sales comparable by the data source. Notes: • If Sales Comparable Data Source is MLS, the MLS number is required. • If a data source has an identifier, it must be reported on the URAR. 22.01.19 Proximity to Subject Always Always required Number of miles or kilometers Proximity to Subject is only applicable to comparables No Proximity to Subject Note: Can be 0, such as when the comparable is in the same building as the subject property or an adjacent property. 22.01.19 Proximity to Subject Always Required if Proximity to Subject is not 0 Choose an allowable answer from the Definition / Additional Guidance column Direction from Subject to Comparable is only applicable to comparables No Direction from Subject to Comparable • E • N • NE • NW • S • SE • SW • W 22.01.02 22.01.20 List Price Always If available Dollar amount Subject Listing Information • List Price 19.009 for most recent listing No List Price: The last known list price for the transaction. 22.01.03 22.01.21 Listing Status Always Always required Choose an allowable answer from the Definition / Additional Guidance column Subject Listing Information • Listing Status 19.002 for most recent listing No • Active • Off Market (previously in MLS) • Pending • Settled Sale (applicable to comparables only) 22.01.22 Contract Price When the Assignment Reason = "Purchase" or "Construction " or "Short Sale" for the Subject, or if relevant Required when Listing Status is Pending, and the row is included in the sales comparison grid Yes | No Contract Price Unknown is only applicable to comparables No Contract Price Unknown • Yes (the comparable has been included in the sales grid, but the contract price is unknown. In this case, “Unknown” displays) • No (Contract Price is known and must be provided) Uniform Appraisal Dataset 22 Sales Comparison Approach Appendix F-1: URAR Reference Guide Page 223 of 378 Version 1.4 Sales Comparison Approach: General Information Report Field ID Report Label When Row Displays When to Include for each Comparable Allowable Answers / Format Origin of Subject Property Information Adjustable Row Definition / Additional Guidance 22.01.04 22.01.22 Contract Price When the Assignment Reason = "Purchase" or "Construction " or "Short Sale" for the Subject, or if relevant Required if Contract Price Unknown is No Dollar amount Sales Contract • Contract Price 20.004 No 22.01.23 Sale Price Always Required if Listing Status is Settled Sale Dollar amount Sale Price is only applicable to comparables No 22.01.24 Transfer Terms Always Required if Listing Status is Settled Sale Choose an allowable answer from the Definition / Additional Guidance column Transfer Terms is only applicable to comparables Yes 22.01.25 • Court Ordered Non-Foreclosure Sale • Estate Sale • Foreclosure Sale • Land Sale • Pre-Subdivision Sale • Relocation Sale • REO Sale • Sale Between Related Parties • Short Sale • Typically Motivated (e.g., Arm’s Length sale) • Other (Describe) Note: If more than one Transfer Term applies, select the most applicable one and provide details in Reconciliation of Sales Comparison Approach (22.16.01). 22.01.26 Financing Type If relevant Required if Listing Status is Settled Sale, and the row is included in the sales comparison grid Yes | No Transaction Executed Without Financing is only applicable to comparables Yes 22.01.27 Transaction Executed Without Financing • If Yes, “Cash” displays for Financing Type 22.01.26 Financing Type If relevant Required when Transaction Executed Without Financing is No, and the row is included in the sales comparison grid Choose an allowable answer from Definition / Additional Guidance column Primary Financing Type is only applicable to comparables Yes 22.01.27 Primary Financing Type • Conventional (includes Jumbo and portfolio lending) • FHA • Private • USDA • VA • Other (Describe) Uniform Appraisal Dataset 22 Sales Comparison Approach Appendix F-1: URAR Reference Guide Page 224 of 378 Version 1.4 Sales Comparison Approach: General Information Report Field ID Report Label When Row Displays When to Include for each Comparable Allowable Answers / Format Origin of Subject Property Information Adjustable Row Definition / Additional Guidance 22.01.05 22.01.28 Sales Concessions Always Required if Listing Status is Settled Sale Yes | No Sales Contract • Known Sales Concessions 20.008 Yes 22.01.29 Known Sales Concessions: Indicates whether there are sales concessions. • Yes (indicate whether the amount is known) • No (the appraiser is not aware of any sales concessions, and “No” displays) 22.01.05 22.01.28 Sales Concessions Always Required if Known Sales Concessions is Yes Yes | No Sales Contract • Sales Concession Amount Known 20.009 Yes 22.01.29 Sales Concession Amount Known: Indicates whether the appraiser is aware of the specific sales concession amount. • Yes (provide the amount) • No (“Unknown” displays) 22.01.05 22.01.28 Sales Concessions Always Required if Sales Concessions Amount Known is Yes Dollar amount Sales Contract • Total Sales Concessions 20.009 Yes 22.01.29 Total Sales Concessions: The sales concession amount known to the appraiser. 22.01.30 Contract Date Always Required if Listing Status is Pending or Settled Sale Yes | No Contract Date Unknown is only applicable to comparables Yes 22.01.31 Contract Date Unknown • Yes (the comp has been included in the sales grid, but the contract date is unknown. In this case, “Unknown” displays) • No (Contract Date must be provided) 22.01.06 22.01.30 Contract Date Always Required if Contract Date Unknown is No mm/dd/yyyy Sales Contract • Contract Date 20.005 Yes 22.01.31 Contract Date: The date that a fully executed contract was signed by all parties. Note: If Contract Date is known, use this row to make time adjustments based on changes in the market. 22.01.32 Sale Date Always Required if Listing Status is Settled Sale mm/dd/yyyy Sale Date is only applicable to comparables Yes 22.01.33 Note: If Contract Date is unknown, use this row to make time adjustments based on changes in the market. 22.01.07 22.01.34 Days on Market Always Always required Number Subject Listing Information • Days on Market 19.007 for the most recent listing No Days on Market for the most recent listing. Notes: • Enter zero (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)). • Enter 1 for properties that were listed on the market and placed under contract on the same day. • For all other scenarios, enter the actual days on market that apply to the listing. Uniform Appraisal Dataset 22 Sales Comparison Approach Appendix F-1: URAR Reference Guide Page 225 of 378 Version 1.4 Sales Comparison Approach: General Information Report Field ID Report Label When Row Displays When to Include for each Comparable Allowable Answers / Format Origin of Subject Property Information Adjustable Row Definition / Additional Guidance 22.01.35 Sale to List Price Ratio If relevant Required if Listing Status is not Settled Sale, and the row is included in the sales comparison grid Percent Sale to List Price Ratio is only applicable to comparables Yes 22.01.36 A ratio applied to a comparable listing that represents the difference between the list price and an anticipated sale price for the comparable. Examples: • $100,000 List Price with a sale price of $102,000 results in a Sale to List Price Ratio of 102%. • $100,000 List Price with a sale price of $98,000 results in a Sale to List Price Ratio of 98%. 22.01.08 22.01.37 Attached/Deta ched Always Always required Attached or Detached Subject Property • Attachment Type 3.004 Yes 22.01.38 22.01.09 22.01.39 Property Rights Appraised When the subject or any comparable is not in a cooperative Required if the comparable is not in a cooperative Choose an allowable answer from the Definition / Additional Guidance column Subject Property • Property Rights Appraised 3.019 Yes 22.01.40 • Fee Simple • Leasehold • Other (Describe) Adjustments, if any, for differences between Fee Simple and Leasehold, or for differences in Ground Rent Annual Amount are done in this row. 22.01.10 22.01.41 Annual Ground Rent If relevant Required if Property Rights Appraised is Leasehold, Site Owned in Common is No, and the row is included in the sales comparison grid Dollar amount Subject Property • Ground Rent Annual Amount 3.022 No This row is included only to report the ground rents for the subject and comparables. Any adjustment for Ground Rent Annual Amount is done in the Property Rights Appraised row (22.01.40). 22.01.11 22.01.42 Native American Lands If relevant Required when the row is included in the sales comparison grid Yes | No Subject Property • Property on Native American Lands 3.014 Yes 22.01.43 Property on Native American Lands 22.01.11 22.01.42 Native American Lands If relevant Required if Property on Native American Lands is Yes Choose an allowable answer from the Definition / Additional Guidance column Subject Property • Native American Lands Type 3.021 Yes 22.01.43 • Alaska Native Corporation Land • Hawaiian Home Lands • Tribal Trust Land • Other (Describe) 22.01.12 22.01.44 All Rights Included If relevant Required if Site Owned in Common is No, and the row is included in the sales comparison grid Yes | No Subject Property • All Rights Included in Appraisal 3.027 Yes 22.01.45 This row displays on the sales comparison grid when an adjustment is made for the bundle of rights, or to support conclusions. Uniform Appraisal Dataset 22 Sales Comparison Approach Appendix F-1: URAR Reference Guide Page 226 of 378 Version 1.4 Sales Comparison Approach: General Information Report Field ID Report Label When Row Displays When to Include for each Comparable Allowable Answers / Format Origin of Subject Property Information Adjustable Row Definition / Additional Guidance 22.01.13 22.01.46 Rights Not Included If relevant Required if All Rights Included in Appraisal is No, and the row is included in the sales comparison grid Choose one or more allowable answers from the Definition / Additional Guidance column Subject Property • Rights Not Included 3.028 No • Air Rights • Mineral Rights • Timber Rights • Water Rights • Other (Describe) This row is included only to report the rights that are not included as part of the bundle of rights for the subject and comparables. Any adjustment for Rights Not Included is done in the All Rights Included row (22.01.45). 22.01.47 Same Builder as Subject When New Construction for the subject property is Yes Required if New Construction for the subject property is Yes Yes | No Same Builder as Subject is only applicable to comparables No 22.01.15 22.01.48 Additional data element displays as the Report Label 22.01.14 If relevant Required when the row is included in the sales comparison grid Free-form Additional Row does not populate from other sections; the appraiser must enter information for the subject property Yes 22.01.49 Additional Row This row displays on the sales comparison grid when an additional data element relevant to the General Information subsection is needed that is not predefined. Note: Only put one data element in each row and add additional rows as needed for other data elements. Project Information The Project Information subsection displays on the sales comparison grid when the subject property or any comparable is in a condominium, cooperative, or condop. The subsection should also display if relevant for PUDs, such as when there are differences in monthly fees, common amenities and services, and / or special assessments. Uniform Appraisal Dataset 22 Sales Comparison Approach Appendix F-1: URAR Reference Guide Page 227 of 378 Version 1.4 Sales Comparison Approach: Project Information Report Field ID Report Label When Row Displays When to Include for each Comparable Allowable Answers / Format Origin of Subject Property Information Adjustable Row Definition / Additional Guidance 22.02.05 Project Information (subsection heading) When subject or any comparable is in a condo, co- op, or condop, or if relevant Yes 22.02.05 Any adjustment for the Project Information subsection is made in this row. Not on Report This is an appraiser input that does not display in the sales grid N/A Always required Yes | No Subject Property • Property in a PUD 3.010 No Property in a PUD: Indicates whether the property is in a PUD. Not on Report This is an appraiser input that does not display in the sales grid N/A Always required Yes | No Subject Property • Property in a Project 3.011- 3.012-3.013 No Property in a Project • Yes (the property is in a condominium, cooperative, or condop) • No (the property is not in a condominium, cooperative, or condop) Not on Report This is an appraiser input that does not display in the sales grid N/A Required if the comparable is in a condo, co-op, or condop Choose an allowable answer from the Definition / Additional Guidance column Subject Property • Project Legal Structure 3.011 3.012 3.013 No Project Legal Structure • Condominium • Cooperative • Condop 22.02.01 22.02.06 Project Name | Same Project as Subject When the subject or any comparable is in a condo, co- op, or condop Required if the comparable is in a condo, co-op, or condop Free-form Project Information • Project Name 18.004 No Project Name Provides support for the Project Information adjustment (22.02.05). 22.02.06 Project Name | Same Project as Subject When the subject or any comparable is in a condo, co- op, or condop Required if the subject and comparable are in a condo, co-op, or condop Yes | No Same Project as Subject is only applicable to comparables No Same Project as Subject Provides support for the Project Information adjustment (22.02.05). 22.02.02 22.02.07 Monthly Fee If relevant Required if the comparable is in a condo, co-op, condop, or PUD, and the row is included in the sales comparison grid Dollar amount Project Information • Mandatory Monthly Fees 18.011 No Mandatory Monthly Fees: The combined dollar amount of all the mandatory fees, expressed as a monthly amount. When included, provides support for the Project Information adjustment (22.02.05). Uniform Appraisal Dataset 22 Sales Comparison Approach Appendix F-1: URAR Reference Guide Page 228 of 378 Version 1.4 Sales Comparison Approach: Project Information Report Field ID Report Label When Row Displays When to Include for each Comparable Allowable Answers / Format Origin of Subject Property Information Adjustable Row Definition / Additional Guidance 22.02.03 22.02.08 Common Amenities/Ser vices If relevant Required if the comparable is in a condo, co-op, condop, or PUD, and the row is included in the sales comparison grid Choose one or more allowable answers from 18.012 Project Information • Common Amenities / Services 18.012 No When included, provides support for the Project Information adjustment (22.02.05). 22.02.04 22.02.09 Special Assessments When Special Assessment Amount Type for the subject property is Existing or Proposed, or if relevant (special assessments for any comparable are known to the appraiser) Required when the comparable is in a condo, co-op, condop, or PUD and: • Special Assessment Amount Type for subject property is Existing or Proposed, or • The row is included in the sales comparison grid None, Existing, or Proposed Project Information • Special Assessment Amount Type 18.072 No • None • Existing • Proposed Notes: • The appraiser must analyze and report project special assessments for the subject and comparables. • If the subject unit’s special assessment has been paid in full, this must be addressed in Reconciliation of Sales Comparison Approach (22.16.01). • When included, provides support for the Project Information adjustment (22.02.05). Uniform Appraisal Dataset 22 Sales Comparison Approach Appendix F-1: URAR Reference Guide Page 229 of 378 Version 1.4 Site The Site subsection always displays on the sales comparison grid. Sales Comparison Approach: Site Report Field ID Report Label When Row Displays When to Include for each Comparable Allowable Answers / Format Origin of Subject Property Information Adjustable Row Definition / Additional Guidance 22.03.01 22.03.18 Site Owned in Common If relevant Always required Yes | No Subject Property • Site Owned in Common 3.015 Yes 22.03.19 22.03.02 22.03.20 Site Size When Site Owned in Common is No for the subject or any comparable Required if Site Owned in Common is No Number of acres, square feet, hectares, or square meters Site • Total Site Size 4.000 Yes 22.03.21 This row must be included when Site Owned in Common is No for the subject or any comparable. 22.03.03 22.03.22 Neighborhood Name If relevant Required when the row is included in the sales comparison grid Free-form Subject Property • Neighborhood Name 3.003 Yes 22.03.23 Note: Neighborhood name may not apply in some areas, such as rural areas. In this case, enter None when the row is included in the sales comparison grid. Uniform Appraisal Dataset 22 Sales Comparison Approach Appendix F-1: URAR Reference Guide Page 230 of 378 Version 1.4 Sales Comparison Approach: Site Report Field ID Report Label When Row Displays When to Include for each Comparable Allowable Answers / Format Origin of Subject Property Information Adjustable Row Definition / Additional Guidance 22.03.04 22.03.24 Zoning Compliance If relevant Required when the row is included in the sales comparison grid Choose an allowable answer from the Definition / Additional Guidance column Site • Zoning Compliance 4.008 Yes 22.03.25 • Illegal • Legal • Legal Nonconforming • No Zoning Note: If the subject is Legal Nonconforming, including this row can demonstrate marketability. 22.03.05 22.03.26 Hazard Zone When the subject or any comparable is in a Hazard Zone Always required Choose an allowable answer from the Definition / Additional Guidance column Site • Hazard Zone 4.047 Yes 22.03.27 • FEMA Special Flood Hazard Area • USGS Lava Flow Zone • None (No Hazard Zone Noted) • Other (Describe) 22.03.05 22.03.26 Hazard Zone When the subject or any comparable is in a Hazard Zone Required if Hazard Zone is USGS Lava Flow Zone USGS Lava Flow Zone 1 - 9 Site • Lava Flow Zone 4.047 Yes 22.03.27 22.03.06 22.03.28 Primary Access If relevant Required if Site Owned in Common is No, and the row is included in the sales comparison grid Choose an allowable answer from the Definition / Additional Guidance column Site • Primary Access to Property 4.020 Yes 22.03.29 • Pedestrian Only Access • Private Airstrip • Private Street • Public Street • Waterway • Other (Describe) 22.03.07 22.03.30 Street Type | Surface If relevant Required when the row is included in the sales comparison grid Choose one or more allowable answers from the Definition / Additional Guidance column Site • Street(s) Used to Access Property 4.021 Yes 22.03.31 • Alley • Arterial Street • Collector Street • Cul-de-sac • Dead End • Local Road • Rural Road • Other (Describe) 22.03.07 22.03.30 Street Type | Surface If relevant Required for each street when the row is included in the sales comparison grid Choose an allowable answer from the Definition / Additional Guidance column Site • Street Surface Material 4.021 Yes 22.03.31 • Asphalt • Brick • Concrete • Cobblestone • Dirt • Gravel • Other (Describe) Uniform Appraisal Dataset 22 Sales Comparison Approach Appendix F-1: URAR Reference Guide Page 231 of 378 Version 1.4 Sales Comparison Approach: Site Report Field ID Report Label When Row Displays When to Include for each Comparable Allowable Answers / Format Origin of Subject Property Information Adjustable Row Definition / Additional Guidance 22.03.08 22.03.32 Property Restriction If relevant If applicable when the row is included in the sales comparison grid Choose one or more allowable answers from the Definition / Additional Guidance column Site • Property Restriction 4.051 Yes 22.03.33 • Age • Historic Preservation • Income • Land Use • Rental • Sale Price • Other (Describe) 22.03.09 22.03.34 Easement If relevant If applicable when the row is included in the sales comparison grid Choose one or more allowable answers from the Definition / Additional Guidance column Site • Easement 4.055 Yes 22.03.35 • Conservation • Drainage • Ingress/Egress • Utility (other than typical property utility easements) • Other (Describe) Note: Do not report easements that are typical or common to the market. 22.03.10 22.03.36 Topography If relevant Required when Site Characteristic is Topography, and the row is included in the sales comparison grid Choose one or more allowable answers from the Definition / Additional Guidance column Site • Site Characteristic (4.062) is Topography • Topography Type 4.063 Yes 22.03.37 • Flat • Rocky • Rolling • Sloping • Other (Describe) Note: If this row is included in the sales comparison grid, and the comparable(s) have a topography impact, Topography Type (e.g., Flat) must also be populated for the subject (4.063). 22.03.11 22.03.38 Drainage If relevant Required when Site Characteristic is Drainage, and the row is included in the sales comparison grid Choose one or more allowable answers from the Definition / Additional Guidance column Site • Site Characteristic (4.062) is Drainage • Site Drainage Reason 4.063 Yes 22.03.39 • Evidence of Erosion • Improper Grading • Standing Water • Other (Describe) Uniform Appraisal Dataset 22 Sales Comparison Approach Appendix F-1: URAR Reference Guide Page 232 of 378 Version 1.4 Sales Comparison Approach: Site Report Field ID Report Label When Row Displays When to Include for each Comparable Allowable Answers / Format Origin of Subject Property Information Adjustable Row Definition / Additional Guidance 22.03.12 22.03.40 Site Characteristics If relevant Required when the row is included in the sales comparison grid Choose one or more allowable answers from the Definition / Additional Guidance column Site • Site Characteristic 4.063 Yes 22.03.41 • None • Coastal Barrier Resources System • Excess Land • Landlocked • Landscaping • Road Frontage • Shape • Soil Suitability • Surplus Land • Wetlands • Zero Lot Line • Other (Describe) Any adjustments for Site Characteristics (other than Drainage or Topography) are made in this row. Additional context specific to the adjustment may be provided in Reconciliation of Sales Comparison Approach (22.16.01). Uniform Appraisal Dataset 22 Sales Comparison Approach Appendix F-1: URAR Reference Guide Page 233 of 378 Version 1.4 Sales Comparison Approach: Site Report Field ID Report Label When Row Displays When to Include for each Comparable Allowable Answers / Format Origin of Subject Property Information Adjustable Row Definition / Additional Guidance 22.03.13 22.03.42 Site Influence (Location) Always Always required Choose one or more allowable answers from the Definition / Additional Guidance column Site • Site Influence 4.025 Yes 22.03.43 • Agricultural • Airport • Body of Water (Body of Water Type displays) • Busy Roadway • Commercial Area • Golf Course • Green Space • High Density Residential • High Pressure Gas Line • Historic District • Industrial Area • Local Distribution Line • Oil or Gas Well • Overhead Electric Power Transmission Line • Park • Public Transportation Hub • Rail Line • Residential • School • Stormwater Retention • Other (Describe) Additional context specific to the adjustment may be provided in Reconciliation of Sales Comparison Approach (22.16.01). 22.03.13 22.03.42 Site Influence (Location) Always Required when Site Influence is Body of Water Choose one or more allowable answers from the Definition / Additional Guidance column Site • Body of Water Type 4.027 Yes 22.03.43 • Bay • Canal • Cove • Creek • Gulf • Lake • Marsh • Ocean • Pond • Reservoir • River • Sound • Other (Describe) Uniform Appraisal Dataset 22 Sales Comparison Approach Appendix F-1: URAR Reference Guide Page 234 of 378 Version 1.4 Sales Comparison Approach: Site Report Field ID Report Label When Row Displays When to Include for each Comparable Allowable Answers / Format Origin of Subject Property Information Adjustable Row Definition / Additional Guidance 22.03.14 22.03.44 Apparent Environmental Conditions If relevant Required when the row is included in the sales comparison grid Choose one or more allowable answers from the Definition / Additional Guidance column Site • Apparent Environmental Condition 4.027 Yes 22.03.45 • None • Hazardous Above Ground Storage Tank • Hazardous Substances • Landfill • Radon • Slush Pit • Soil Contamination • Superfund Site • Underground Storage Tank • Water Contamination • Other (Describe) Additional context specific to the adjustment may be provided in Reconciliation of Sales Comparison Approach (22.16.01). Uniform Appraisal Dataset 22 Sales Comparison Approach Appendix F-1: URAR Reference Guide Page 235 of 378 Version 1.4 Sales Comparison Approach: Site Report Field ID Report Label When Row Displays When to Include for each Comparable Allowable Answers / Format Origin of Subject Property Information Adjustable Row Definition / Additional Guidance 22.03.15 22.03.46 View | Range Always Always required Choose one or more allowable answers from the Definition / Additional Guidance column Site • View 4.039 Yes 22.03.47 • Bay • Canal • City Street • Commercial • Cove • Creek • Golf Course • Gulf • High Density Residential • Highway • Industrial • Lake • Marsh • Mountain • Ocean • Park • Parking Lot • Pastoral • Pond • Reservoir • Residential • River • School • Skyline • Sound • Traffic Wall Barriers • Valley • Woods • Other (Describe) Any adjustments for View and / or Range of View are made in this row. Additional context specific to the adjustment may be provided in Reconciliation of Sales Comparison Approach (22.16.01). 22.03.15 22.03.46 View | Range Always If available and applicable for each View Choose an allowable answer from the Definition / Additional Guidance column Site • Range of View 4.040 Yes 22.03.47 • Full • Partial • Seasonal • Other (Describe) Uniform Appraisal Dataset 22 Sales Comparison Approach Appendix F-1: URAR Reference Guide Page 236 of 378 Version 1.4 Sales Comparison Approach: Site Report Field ID Report Label When Row Displays When to Include for each Comparable Allowable Answers / Format Origin of Subject Property Information Adjustable Row Definition / Additional Guidance 22.03.17 22.03.48 Additional data element displays as the Report Label 22.03.16 If relevant Required when the row is included in the sales comparison grid Free-form Additional Row does not populate from other sections; the appraiser must enter information for the subject property Yes 22.03.49 Additional Row This row displays on the sales comparison grid when an additional data element relevant to the Site subsection is needed that is not predefined. Note: Only put one data element in each row and add additional rows as needed for other data elements. Water Frontage with Private Access The Water Frontage with Private Access subsection displays when the subject or any comparable has private access rights to at least one body of water. Private access is intended to mean that the access is either owned by the property or exclusively granted to the property through easement or right. The appraiser must indicate whether each comparable has private access to each Body of Water Type that was indicated in the Site Influences row for the comparable. Sales Comparison Approach: Water Frontage with Private Access Report Field ID Report Label When Row Displays When to Include for each Comparable Allowable Answers / Format Origin of Subject Property Information Adjustable Row Definition / Additional Guidance Not on Report This is an appraiser input that does not display N/A Required if Site Influence (22.03.42) is Body of Water Yes | No Site • Property Has Private Access Rights to the Body of Water Not on Report No Property Has Private Access Rights to the Body of Water: Indicates whether the property has private access to the associated body of water. This represents private access from the property only, either through a community buffer or exclusive to the property. Do not select Yes to report on public, community, or project waterfront access and amenities. Uniform Appraisal Dataset 22 Sales Comparison Approach Appendix F-1: URAR Reference Guide Page 237 of 378 Version 1.4 Sales Comparison Approach: Water Frontage with Private Access Report Field ID Report Label When Row Displays When to Include for each Comparable Allowable Answers / Format Origin of Subject Property Information Adjustable Row Definition / Additional Guidance 22.04.05 Water Frontage with Private Access (subsection heading) When the subject or any comparable has private access to one or more bodies of water Yes 22.04.05 Any adjustment for the Water Frontage with Private Access subsection is made in this row. For Each Body of Water with Private Access The appraiser must indicate which bodies of water have private access from the property and may also provide additional information about each one. Sales Comparison Approach: Water Frontage (For Each Body of Water With Private Access) Report Field ID Report Label When Row Displays When to Include for each Comparable Allowable Answers / Format Origin of Subject Property Information Adjustable Row Definition / Additional Guidance 22.04.01 22.04.06 Water Frontage When the subject or any comparable has private access to one or more bodies of water Required for each body of water with private access Choose an allowable answer from the Definition / Additional Guidance column Site • Body of Water Type 4.034 No • Bay • Canal • Cove • Creek • Gulf • Lake • Marsh • Ocean • Pond • Reservoir • River • Sound • Other (Describe) Notes: • If the property has water frontage on multiple bodies of water, they display in the same cell separated by “|”. • When included, provides support for the Water Frontage with Private Access adjustment (22.04.05). Uniform Appraisal Dataset 22 Sales Comparison Approach Appendix F-1: URAR Reference Guide Page 238 of 378 Version 1.4 Sales Comparison Approach: Water Frontage (For Each Body of Water With Private Access) Report Field ID Report Label When Row Displays When to Include for each Comparable Allowable Answers / Format Origin of Subject Property Information Adjustable Row Definition / Additional Guidance 22.04.01 22.04.06 Water Frontage When subject or any comparable has private access to one or more bodies of water If relevant for each body of water with private access Free-form Site • Body of Water Name 4.035 No 22.04.01 22.04.06 Water Frontage When subject or any comparable has private access to one or more bodies of water Required for each body of water with private access Choose an allowable answer from the Definition / Additional Guidance column Site • Access Depth 4.037 No • Deep Water • Non-Navigable • Shallow Water • Other (Describe) Uniform Appraisal Dataset 22 Sales Comparison Approach Appendix F-1: URAR Reference Guide Page 239 of 378 Version 1.4 For All Private Water Frontage on the Property These rows represent features for all water frontage on the property. Sales Comparison Approach: Water Frontage Report Field ID Report Label When Row Displays When to Include for each Comparable Allowable Answers / Format Origin of Subject Property Information Adjustable Row Definition / Additional Guidance 22.04.02 22.04.07 Permanent Waterfront Feature If relevant Required if the property has private access to one or more bodies of water, and the row is included in the sales comparison grid Choose one or more allowable answers from the Definition / Additional Guidance column Site • Permanent Waterfront Feature 4.032 No A natural or man-made feature in or alongside a body of water. • None • Beach • Boat Lift • Boat Ramp • Boat Slip • Dock • Pier • Riprap • Seawall or Bulkhead • Other (Describe) When included, provides support for the Water Frontage with Private Access adjustment (22.04.05). Note: If there are multiple permanent waterfront features and bodies of water for the comparable(s), further details must be provided in Reconciliation of Sales Comparison Approach (22.16.01). 22.04.03 22.04.08 Right to Build If relevant Required if Permanent Waterfront Features is None, and the row is included in the sales comparison grid Yes | No Site • Right to Build Waterfront Features 4.033 No Right to Build Waterfront Features When there are no waterfront features on the property (Permanent Waterfront Feature is None), indicates whether the property has the right to improve the shoreline or build waterfront features. When included, provides support for the Water Frontage with Private Access adjustment (22.04.05). 22.04.04 22.04.09 Total Linear Measurement If relevant Required if the property has private access to one or more bodies of water, and the row is included in the sales comparison grid Number of feet or meters Site • Water Frontage Total Length 4.031 No When included, provides support for the Water Frontage with Private Access adjustment (22.04.05). Uniform Appraisal Dataset 22 Sales Comparison Approach Appendix F-1: URAR Reference Guide Page 240 of 378 Version 1.4 Dwelling(s) The Dwelling(s) subsection always displays on the sales comparison grid. This subsection is limited to structure(s) that are identified as a dwelling. Outbuilding information is captured in the Outbuilding subsection (22.14.01- 22.14.26). 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. • Combined for all dwellings in one row. Example: The Gross Building Finished Area row reflects the total area across all dwellings as a single number. Sales Comparison Approach: Dwelling(s) Report Field ID Report Label When Row Displays When to Include for each Comparable Allowable Answers / Format Origin of Subject Property Information Adjustable Row Definition / Additional Guidance Not on Report This is an appraiser input that does not display in the sales grid N/A Always required Number Dwelling Exterior • Units in Structure 8.001 No Units in Structure: The number of separate living units in or attached to the dwelling that are attributable to the property, including any accessory dwelling units. Note: This applies for the subject or comparable property only. • If in a low-rise, mid-rise, or high-rise, this does not represent the total number of units in the building. Uniform Appraisal Dataset 22 Sales Comparison Approach Appendix F-1: URAR Reference Guide Page 241 of 378 Version 1.4 Sales Comparison Approach: Dwelling(s) Report Field ID Report Label When Row Displays When to Include for each Comparable Allowable Answers / Format Origin of Subject Property Information Adjustable Row Definition / Additional Guidance 22.05.02 22.05.21 Year Built Always Always required yyyy Dwelling Exterior, for each dwelling • Year Built 8.010 Yes 22.05.22 Note: If there are multiple dwellings, Year Built is displayed for each of them in the same row. 22.05.02 22.05.21 Year Built Always Always required Yes | No Dwelling Exterior, for each dwelling • Year Built Estimated 8.010 Yes 22.05.22 Note: If Yes, Year Built displays with a tilde (~). 22.05.03 22.05.23 Structure Design When Attachment Type is Attached for the subject or any comparable Required if Attachment Type is Attached Choose an allowable answer from the Definition / Additional guidance column Dwelling Exterior, for each dwelling • Structure Design 8.002 Yes 22.05.24 The type of structural design when properties are connected. • High-rise • Mid-rise • Low-rise • Rowhouse / Townhouse • Semi-Detached • Other (Describe) Note: If there are multiple dwellings in an attached property, Structure Design is displayed for each of them in the same row. 22.05.04 22.05.25 Gross Building Finished Area When Units Excluding ADUs for the subject is more than 1 Required when Units Excluding ADUs for the subject is more than 1 Number of square feet The appraiser must enter the information for the subject property. Note: Displays in Income Approach, if applicable • Gross Building Finished Area 24.003 Yes 22.05.26 Total Gross Building Finished Area for Property Gross Building Finished Area (GBFA) for all dwellings regardless of grade level and whether the finished area is standard or nonstandard; includes common finished areas, ADUs (in dwellings), and below grade finished areas. Note: Does not include unfinished area. 22.05.05 22.05.27 Noncontinuou s Finished Area If relevant Required if Units Excluding ADUs for the comp is 1, and the row is included in the sales comparison grid Number of square feet Dwelling Exterior • Noncontinuous Finished Area Exists Not on Report • Noncontinuous Finished Area 8.047 Yes 22.05.28 Notes: • For the subject property, If Noncontinuous Finished Area Exists is No, 0 displays. If there is no noncontinuous finished area for the comparable, report 0. • For properties with more than 1 unit (Units Excluding ADUs is more than 1), report this area as part of GBFA (22.05.04, 22.05.25) and not here. • If the exact area is not known for the comparable, indicate that it is estimated in Reconciliation of Sales Comparison Approach (22.16.01). Uniform Appraisal Dataset 22 Sales Comparison Approach Appendix F-1: URAR Reference Guide Page 242 of 378 Version 1.4 Sales Comparison Approach: Dwelling(s) Report Field ID Report Label When Row Displays When to Include for each Comparable Allowable Answers / Format Origin of Subject Property Information Adjustable Row Definition / Additional Guidance 22.05.06 22.05.29 Townhouse End Unit If relevant Required if Structure Design is Rowhouse / Townhouse, and the row is included in the sales comparison grid Yes | No Dwelling Exterior, for each dwelling • Townhouse End Unit 8.006 Yes 22.05.30 Indicates whether the rowhouse / townhouse is located at the end of a row of attached properties. 22.05.07 22.05.31 Townhouse Back to Back If relevant Required if Structure Design is Rowhouse / Townhouse, and the row is included in the sales comparison grid Yes | No Dwelling Exterior, for each dwelling • Townhouse Back to Back 8.007 Yes 22.05.32 Indicates whether the rowhouse / townhouse shares a rear wall with a rear wall of another property. 22.05.08 22.05.33 Townhouse Location If relevant Required if Structure Design is Rowhouse / Townhouse, and the row is included in the sales comparison grid Yes | No Dwelling Exterior, for each dwelling • Units Above or Below 8.008 Yes 22.05.34 Indicates whether there are other properties above and / or below the rowhouse / townhouse. • Yes (e.g., piggyback or stacked) • No (“No Units Above/Below” displays for Townhouse Location) 22.05.08 22.05.33 Townhouse Location If relevant Required when Units Above or Below is Yes, and the row is included in the sales comparison grid Choose an allowable answer from the Definition / Additional guidance column Dwelling Exterior, for each dwelling • Townhouse Location 8.009 Yes 22.05.34 The location of the rowhouse / townhouse when there are other properties above or below. • Top Unit • Middle Unit • Bottom Unit 22.05.09 22.05.35 Construction Method When the Structure Design is not High-rise, Mid- rise, or Low- rise for the subject or any comparable Required if Structure Design is not High-rise, Mid-rise, or Low-rise Choose one or more allowable answers from the Definition / Additional guidance column Dwelling Exterior, for each dwelling • Construction Method 8.011 Yes 22.05.36 • Container • Manufactured • Modular • On-Frame Modular • Site Built • 3D Technology • Other (Describe) Note: If the subject or any comparables are manufactured homes, this row must be included in the sales comparison grid. If there are multiple dwellings, or multiple Construction Methods for a dwelling, all display in the same row. 22.05.10 22.05.37 Manufactured Home Width When the subject or any comparable is a manufactured home Required if the comparable is a manufactured home Single Wide or Multi Wide Manufactured Home, for each dwelling that is a manufactured home • Manufactured Home Width 9.005 Yes 22.05.38 If there are multiple dwellings that are manufactured homes, Manufactured Home Width displays for each of them in the same row. Uniform Appraisal Dataset 22 Sales Comparison Approach Appendix F-1: URAR Reference Guide Page 243 of 378 Version 1.4 Sales Comparison Approach: Dwelling(s) Report Field ID Report Label When Row Displays When to Include for each Comparable Allowable Answers / Format Origin of Subject Property Information Adjustable Row Definition / Additional Guidance 22.05.11 22.05.39 Dwelling Style If relevant Required for detached properties when the row is included in the sales comparison grid Choose an allowable answer from the Definition / Additional guidance column Dwelling Exterior, for each dwelling • Dwelling Style 8.004 Yes 22.05.40 • A-Frame • Barn • Bi-Level • Bungalow • Cape Cod • Chalet • Colonial • Contemporary • Cottage • Craftsman • Earth / Berm • Farmhouse • Geodesic Dome • Georgian • Log • Mediterranean • Modern • Neo-Eclectic • Raised Ranch • Rambler • Ranch • Southwest • Spanish • Split Foyer or Entry • Split Level • Stilt • Traditional • Tudor • Victorian • Other (Describe) If there are multiple dwellings, Dwelling Style displays for each of them in the same row. 22.05.12 22.05.41 Total Dwelling Volume If relevant Required when the row is included in the sales comparison grid Number of cubic feet Dwelling Exterior, for each dwelling • Structure Volume 8.015 Yes 22.05.42 Dwelling Volume for All Dwellings • For the subject property, calculated: The sum of the Structure Volume for all dwellings. • For the comparables, report the total volume for all dwellings as a single number. Uniform Appraisal Dataset 22 Sales Comparison Approach Appendix F-1: URAR Reference Guide Page 244 of 378 Version 1.4 Sales Comparison Approach: Dwelling(s) Report Field ID Report Label When Row Displays When to Include for each Comparable Allowable Answers / Format Origin of Subject Property Information Adjustable Row Definition / Additional Guidance 22.05.13 22.05.43 Window Surface Area If relevant Required when the row is included in the sales comparison grid Number of square feet Dwelling Exterior, for each dwelling • Window Surface Area 8.016 Yes 22.05.44 Window Surface Area for all Dwellings • For the subject property, calculated: The sum of the Window Surface Area for all dwellings. • For the comparables, report the total window surface area for all dwellings as a single number. 22.05.14 22.05.45 Functional Issues If relevant Required when the row is included in the sales comparison grid Choose one or more allowable answers from the Definition / Additional guidance column Functional Obsolescence • Functional Issue 11.000 Yes 22.05.46 • None • Ceiling Height • Floor Plan • Nonconformity • Overimprovement • Underimprovement • Other (Describe) 22.05.15 22.05.47 Disaster Mitigation If relevant Required when the row is included in the sales comparison grid Choose one or more allowable answers from the Definition / Additional guidance column Disaster Mitigation • Mitigation Feature 5.000 Yes 22.05.48 • None • Enclosed Soffits • Fire Resistant Decking • Fire Resistant Exterior Walls • Flood Vents • Fortified Roof • Framing Anchoring or Bracing • Impact Resistant Glass • Impact Resistant Shingles • Noncombustible Perimeter • Storm Shelter • Storm Shutters • Water Heater Strapping • Other (Describe) 22.05.16 22.05.49 Heating Always Always required Choose one or more allowable answers from the Definition / Additional guidance column Dwelling Exterior, for each dwelling • Heating System Type 8.049 Yes 22.05.50 • None • Baseboard • Fireplace • Forced Warm Air • Gravity Air • Mini Split • Passive Solar • Radiant • Radiators • Stove • Other (Describe) If there are multiple dwellings, Heating System Type (and Heating System Fuel if known) displays for each of them in the same row. Uniform Appraisal Dataset 22 Sales Comparison Approach Appendix F-1: URAR Reference Guide Page 245 of 378 Version 1.4 Sales Comparison Approach: Dwelling(s) Report Field ID Report Label When Row Displays When to Include for each Comparable Allowable Answers / Format Origin of Subject Property Information Adjustable Row Definition / Additional Guidance 22.05.16 22.05.49 Heating Always If available for each identified Heating System Type Choose an allowable answer from the Definition / Additional Guidance column Dwelling Exterior, for each dwelling • Heating System Fuel 8.050 Yes 22.05.50 • Coal • Electric • Geothermal • Natural Gas • Oil • Propane • Solar • Wood • Other (Describe) If there are multiple dwellings, Heating System Type (and Heating System Fuel if known) displays for each of them in the same row. 22.05.17 22.05.51 Cooling If relevant Required when the row is included in the sales comparison grid Yes | No Dwelling Exterior, for each dwelling • Cooling System Exists 8.051 Yes 22.05.52 Cooling System Exists: Indicates whether there is permanent cooling in the structure. • If No, “None” displays. 22.05.17 22.05.51 Cooling If relevant Required when Cooling System Exists is Yes, and the row is included in the sales comparison grid Choose one or more allowable answers from the Definition / Additional guidance column Dwelling Exterior, for each dwelling • Cooling System Type 8.051 Yes 22.05.52 • Centralized • Individual • Other (Describe) If there are multiple dwellings, Cooling System Type displays for each of them in the same row. 22.05.19 22.05.53 Additional data element displays as the Report Label 22.05.18 If relevant Required when the row is included in the sales comparison grid Free-form Additional Row does not populate from other sections; the appraiser must enter information for the subject property Yes 22.05.54 Additional Row This row displays on the sales comparison grid when an additional data element relevant to the Dwelling(s) subsection is needed that is not predefined. Note: Only put one data element in each row and add additional rows as needed for other data elements. Uniform Appraisal Dataset 22 Sales Comparison Approach Appendix F-1: URAR Reference Guide Page 246 of 378 Version 1.4 Energy Efficient and Green Features The Energy Efficient and Green Features subsection displays on the sales comparison grid if relevant to analysis and conclusions. Sales Comparison Approach: Energy Efficient and Green Features Report Field ID Report Label When Row Displays When to Include for each Comparable Allowable Answers / Format Origin of Subject Property Information Adjustable Row Definition / Additional Guidance 22.06.04 Energy Efficient and Green Features (subsection heading) If relevant Yes 22.06.04 Any adjustment for the Energy Efficient and Green Features subsection is made in this row. This subsection displays on the sales comparison grid when an adjustment has been made on Energy Efficient and Green Features, or to support conclusions based on market support. 22.06.01 22.06.05 Renewable Energy Component If relevant Required when the row is included in the sales comparison grid Yes | No Energy Efficient and Green Features • Known Renewable Energy Components 6.000 No Known Renewable Energy Components Indicates whether the property has renewable energy components that are known to the appraiser. When included, provides support for the Energy Efficient and Green Features adjustment (22.06.04). 22.06.01 22.06.05 Renewable Energy Component If relevant Required when Known Renewable Energy Components is Yes, and the row is included in the sales comparison grid Choose one or more allowable answers from the Definition / Additional guidance column Energy Efficient and Green Features • Renewable Energy Component Type 6.001 No • Geothermal • Solar • Wind Turbine • Other (Describe) When included, provides support for the Energy Efficient and Green Features adjustment (22.06.04). 22.06.02 22.06.06 Building Certification If relevant Required when the row is included in the sales comparison grid Yes | No Energy Efficient and Green Features • Known Building Certifications 6.004 No Known Building Certifications Indicates whether the property has obtained green, health, or wellness certifications that are known to the appraiser. When included, provides support for the Energy Efficient and Green Features adjustment (22.06.04). 22.06.02 22.06.06 Building Certification If relevant Required when Known Building Certifications is Yes, and the row is included in the sales comparison grid Free-form Energy Efficient and Green Features • Building Certification Name 6.006 No When included, provides support for the Energy Efficient and Green Features adjustment (22.06.04). Uniform Appraisal Dataset 22 Sales Comparison Approach Appendix F-1: URAR Reference Guide Page 247 of 378 Version 1.4 Sales Comparison Approach: Energy Efficient and Green Features Report Field ID Report Label When Row Displays When to Include for each Comparable Allowable Answers / Format Origin of Subject Property Information Adjustable Row Definition / Additional Guidance 22.06.02 22.06.06 Building Certification If relevant If applicable when Known Building Certifications is Yes, and the row is included in the sales comparison grid Free-form Energy Efficient and Green Features • Building Certification Rating 6.009 No When included, provides support for the Energy Efficient and Green Features adjustment (22.06.04). 22.06.03 22.06.07 Efficiency Rating If relevant Required when the row is included in the sales comparison grid Yes | No Energy Efficient and Green Features • Known Efficiency Ratings 6.010 No Known Efficiency Ratings Indicates whether the property has obtained an efficiency rating that is known to the appraiser. When included, provides support for the Energy Efficient and Green Features adjustment (22.06.04). 22.06.03 22.06.07 Efficiency Rating If relevant Required when Known Efficiency Ratings is Yes, and the row is included in the sales comparison grid Free-form Energy Efficient and Green Features • Efficiency Rating Name 6.012 No When included, provides support for the Energy Efficient and Green Features adjustment (22.06.04). 22.06.03 22.06.07 Efficiency Rating If relevant Required when Known Efficiency Ratings is Yes, and the row is included in the sales comparison grid Free-form Energy Efficient and Green Features • Efficiency Rating Score 6.013 No When included, provides support for the Energy Efficient and Green Features adjustment (22.06.04). Uniform Appraisal Dataset 22 Sales Comparison Approach Appendix F-1: URAR Reference Guide Page 248 of 378 Version 1.4 Unit(s) The Unit(s) subsection always displays on the sales comparison grid. For properties with more than one unit, or for properties with ADU(s), the subsection repeats for each unit and for each ADU. Sales Comparison Approach: Unit(s) Report Field ID Report Label When Row Displays When to Include for each Comparable Allowable Answers / Format Origin of Subject Property Information Adjustable Row Definition / Additional Guidance Not on Report This is an appraiser input that does not display in the sales grid N/A Always required Number Subject Property • Units Excluding ADUs 3.005 No Units Excluding ADUs Number of separate living units on the property, not counting any ADUs. Examples: • A single-family property (with or without an ADU) is reported as 1 unit in this field. • A three-unit property (with or without an ADU) is reported as 3 units in this field. Notes: 2- to 4-unit properties are identified using Units Excluding ADUs between 2 and 4. Uniform Appraisal Dataset 22 Sales Comparison Approach Appendix F-1: URAR Reference Guide Page 249 of 378 Version 1.4 Sales Comparison Approach: Unit(s) Report Field ID Report Label When Row Displays When to Include for each Comparable Allowable Answers / Format Origin of Subject Property Information Adjustable Row Definition / Additional Guidance 22.07.01 22.07.17 Structure ID | Unit ID For properties with more than one unit, when the unit is not an ADU for the subject or any comparable For properties with more than one unit, when the unit is not an ADU Free-form Unit Interior • Structure Identifier 10.001 No For the subject property, Structure Identifier 10.001 redisplays from each Unit Interior section if applicable. Examples: Building 1, Building 2 22.07.01 22.07.17 Structure ID | Unit ID For properties with more than one unit, when the unit is not an ADU for the subject or any comparable When there are multiple units on the property: • Units Excluding ADUs is more than 1, or • Number of ADUs on Property is 1 or more (Does not display in sales grid) Free-form Unit Interior • Unit Identifier 10.002 No Unit Identifier: An identifier assigned by the appraiser that differentiates between multiple units on the property. Examples: Unit 1, Unit 2, Primary Dwelling, ADU Notes: • If there are multiple units or ADUs, Unit Identifier cannot be repeated. For 2-4 unit properties, units would be identified as Unit 1, Unit 2, etc. • Unit Identifier is required but does not display in the sales grid for comparables with ADUs. Not on Report This is an appraiser input that does not display in the sales grid N/A Always required for each unit in the comparable Yes | No Unit Interior • Unit is an ADU 10.011 No Unit is an ADU: Indicates whether the unit is considered an accessory dwelling unit. 22.07.02 22.07.18 Location of ADU If Unit is an ADU is Yes for the subject or any comparable Required if Unit is an ADU is Yes Dwelling or Outbuilding • Structure Type Not on Report Yes 22.07.19 Structure Type: The type of structure that contains the ADU. • If the ADU is in a dwelling, “Dwelling” displays. 22.07.02 22.07.18 Location of ADU If Unit is an ADU is Yes for the subject or any comparable Required if Unit is an ADU is Yes, and the ADU is in an outbuilding Choose an allowable answer from 10.000 Unit Interior • Outbuilding Type 10.000 Yes 22.07.19 Outbuilding Type: The type of outbuilding that contains the ADU. • If the ADU is in an outbuilding, Outbuilding Type displays. Uniform Appraisal Dataset 22 Sales Comparison Approach Appendix F-1: URAR Reference Guide Page 250 of 378 Version 1.4 Sales Comparison Approach: Unit(s) Report Field ID Report Label When Row Displays When to Include for each Comparable Allowable Answers / Format Origin of Subject Property Information Adjustable Row Definition / Additional Guidance 22.07.03 22.07.20 Floor Number When Structure Design is Low- rise, Mid-rise, or High-rise for the subject or any comparable, or if relevant Required if Structure Design is Low-rise, Mid-rise, or High-rise, or the row is included in the sales comparison grid Free-form Unit Interior • Floor Number 10.018 Yes 22.07.21 The building floor number where the entrance to the unit is located. Examples: 1, 2, B1, B2 22.07.04 22.07.22 Corner Unit If relevant Required when Structure Design is Low-rise, Mid-rise, or High-rise, and the row is included in the sales comparison grid Yes | No Unit Interior • Corner Unit 10.019 Yes 22.07.23 22.07.05 22.07.24 Levels in Unit If relevant Required when the row is included in the sales comparison grid Number Unit Interior • Levels in Unit 10.017 Yes 22.07.25 The number of levels in the living unit. Note: This does not represent the number of floors in the building. 22.07.06 22.07.26 Bedrooms Always Always required Number Unit Interior • Total Bedrooms 10.023 Yes 22.07.27 22.07.07 22.07.28 Baths – Full | Half Always Always required Number Unit Interior • Total Bathrooms - Full 10.024 Yes 22.07.29 22.07.07 22.07.28 Baths – Full | Half Always Always required Number Unit Interior • Total Bathrooms - Half 10.025 Yes 22.07.29 22.07.08 22.07.30 Finished Area Above Grade Always Always required Number of square feet Unit Interior • Above Grade Finished Area 10.003 Yes 22.07.31 Notes: • Can be 0. • Noncontinuous finished area is reported in the Dwelling(s) subsection (22.05.05-22.05.27) and not here. • If the exact area is not known for the comparable, indicate that it is estimated in Reconciliation of Sales Comparison Approach (22.16.01). Uniform Appraisal Dataset 22 Sales Comparison Approach Appendix F-1: URAR Reference Guide Page 251 of 378 Version 1.4 Sales Comparison Approach: Unit(s) Report Field ID Report Label When Row Displays When to Include for each Comparable Allowable Answers / Format Origin of Subject Property Information Adjustable Row Definition / Additional Guidance 22.07.09 22.07.32 Finished Area Above Grade (Nonstandard) When Above Grade Finished Area (Nonstandard) is greater than 0 for the subject, or if relevant Required when Above Grade Finished Area (Nonstandard) is greater than 0 for the subject, or the row is included in the sales comparison grid Number of square feet Unit Interior • Above Grade Finished Area (Nonstandard) 10.004 Yes 22.07.33 Notes: • Can be 0. • Noncontinuous finished area is reported in the Dwelling(s) subsection (22.05.05-22.05.27) and not here. • If the exact area is not known for the comparable, indicate that it is estimated in Reconciliation of Sales Comparison Approach (22.16.01). 22.07.10 22.07.34 Unfinished Area Above Grade When Above Grade Unfinished Area is greater than 0 for the subject, or if relevant Required when Above Grade Unfinished Area is greater than 0 for the subject, or the row is included in the sales comparison grid Number of square feet Unit Interior • Above Grade Unfinished Area 10.005 Yes 22.07.35 Notes: • Can be 0. • If the exact area is not known for the comparable, indicate that it is estimated in Reconciliation of Sales Comparison Approach (22.16.01). 22.07.11 22.07.36 Finished Area Below Grade Always Always required Number of square feet Unit Interior • Below Grade Finished Area 10.006 Yes 22.07.37 Notes: • Can be 0. • If the exact area is not known for the comparable, indicate that it is estimated in Reconciliation of Sales Comparison Approach (22.16.01). 22.07.12 22.07.38 Finished Area Below Grade (Nonstandard) When Below Grade Finished Area (Nonstandard) is greater than 0 for the subject, or if relevant Required when Below Grade Finished Area (Nonstandard) is greater than 0 for the subject, or the row is included in the sales comparison grid Number of square feet Unit Interior • Below Grade Finished Area (Nonstandard) 10.007 Yes 22.07.39 Notes: • Can be 0. • If the exact area is not known for the comparable, indicate that it is estimated in Reconciliation of Sales Comparison Approach (22.16.01). 22.07.13 22.07.40 Unfinished Area Below Grade Always Always required Number of square feet Unit Interior • Below Grade Unfinished Area 10.008 Yes 22.07.41 Notes: • Can be 0. • If the exact area is not known for the comparable, indicate that it is estimated in Reconciliation of Sales Comparison Approach (22.16.01). Uniform Appraisal Dataset 22 Sales Comparison Approach Appendix F-1: URAR Reference Guide Page 252 of 378 Version 1.4 Sales Comparison Approach: Unit(s) Report Field ID Report Label When Row Displays When to Include for each Comparable Allowable Answers / Format Origin of Subject Property Information Adjustable Row Definition / Additional Guidance 22.07.14 22.07.42 Features for Individuals w/ Disabilities If relevant Required when the row is included in the sales comparison grid Choose one or more allowable answers from the Definition / Additional Guidance column Unit Interior • Accessibility Feature 10.050 Yes 22.07.43 Accessibility Feature: A feature designed to provide accessibility and usability for a person with disabilities. • None • Appliances • Auditory • Bathtub • Cabinets • Counters • Doorways • Electrical Switches • Grab Bars • Handrails • Hardware • Lighting • Ramps • Shower • Sink • Toilet • Other (Describe) 22.07.16 22.07.44 Additional data element displays as the Report Label 22.07.15 If relevant Required when the row is included in the sales comparison grid Free-form Additional Row does not populate from other sections; the appraiser must enter information for the subject property Yes 22.07.45 Additional Row This row displays on the sales comparison grid when an additional data element relevant to the unit is needed that is not predefined. Note: Only put one data element in each row and add additional rows as needed for other data elements. Quality and Condition The Quality and Condition subsection always displays on the sales comparison grid, and includes: • Exterior Quality and Condition – repeats for each structure, if the homeowner is responsible for exterior maintenance • Interior Quality and Condition – repeats for each unit that is not an ADU • ADU Interior Quality and Condition – repeats for each ADU • Overall Quality and Condition – always displays Uniform Appraisal Dataset 22 Sales Comparison Approach Appendix F-1: URAR Reference Guide Page 253 of 378 Version 1.4 Exterior Quality and Condition Exterior Quality and Condition displays in the sales comparison grid if Homeowner Responsible for all Exterior Maintenance of Dwellings (3.016) is Yes for the subject, and the “When Row Displays” column in this chapter reflects this. Notes: • When exterior features are included in the Exterior Quality and Condition subsection, it provides context for: o Exterior Quality Rating for the dwelling, and for the Overall Quality Rating. o Exterior Condition Rating for the dwelling, and for the Overall Condition Rating. • Any adjustments are made in the Overall Quality Rating (22.11.04) or Overall Condition Rating row (22.11.06), and not here. • For properties with multiple dwellings, Exterior Quality and Condition repeats for each dwelling, based on the field Dwellings Containing Units. Sales Comparison Approach: Exterior Quality and Condition Report Field ID Report Label When Row Displays When to Include for each Comparable Allowable Answers / Format Origin of Subject Property Information Adjustable Row Definition / Additional Guidance Not on Report This is an appraiser input that does not display in the sales grid N/A Always required Yes | No Subject Property • Homeowner Responsible for all Exterior Maintenance of Dwellings 3.016 No Indicates whether the homeowner is responsible for all exterior maintenance of the dwelling(s) on the property. Uniform Appraisal Dataset 22 Sales Comparison Approach Appendix F-1: URAR Reference Guide Page 254 of 378 Version 1.4 Sales Comparison Approach: Exterior Quality and Condition Report Field ID Report Label When Row Displays When to Include for each Comparable Allowable Answers / Format Origin of Subject Property Information Adjustable Row Definition / Additional Guidance Not on Report This is an appraiser input that does not display in the sales grid N/A Always required Number Subject Property • Dwellings Containing Units 3.007 No Number of dwellings on the property. A dwelling is a structure designed to be used as a residence that contains one or more living units. Examples: • Enter 1 for a 2-unit property where both units are in the same building. • Enter 1 for a 3-unit property where all units are in the same building. • Enter 2 for a 2-unit property where each unit is in a separate building. 22.08.01 22.08.16 Structure ID When Units Excluding ADUs is more than 1 for the subject or any comparable When Units Excluding ADUs is more than 1 Free-form Dwelling Exterior, if applicable for each dwelling • Structure Identifier 8.000 No Examples: Building 1, Building 2 22.08.02 22.08.17 Quality When Homeowner Responsible for Exterior Maintenance of all Dwellings is Yes for the subject Required when Homeowner Responsible for Exterior Maintenance of all Dwellings is Yes Q1 to Q6 Dwelling Exterior • Exterior Quality Rating 8.022 No The Exterior Quality Rating for the dwelling provides support for the Overall Quality Rating. Adjustments are made in the Overall Quality Rating row. Reference Appendix 2: Condition and Quality Rating Definitions for definitions. Uniform Appraisal Dataset 22 Sales Comparison Approach Appendix F-1: URAR Reference Guide Page 255 of 378 Version 1.4 Sales Comparison Approach: Exterior Quality and Condition Report Field ID Report Label When Row Displays When to Include for each Comparable Allowable Answers / Format Origin of Subject Property Information Adjustable Row Definition / Additional Guidance 22.08.03 22.08.18 Exterior Walls and Trim If relevant Required when the row is included in the sales comparison grid Choose one or more allowable answers from the Definition / Additional Guidance column Dwelling Exterior • Exterior Wall Material 8.025 No • Adobe • Aluminum • Asbestos • Brick • Cement Board • Concrete Block • Engineered Wood • Glass • Log • Poured Concrete • Steel • Stone • Stucco • Synthetic Stone • Synthetic Stucco • Vinyl • Wood • Other (Describe) 22.08.04 22.08.19 Foundation If relevant Required when the row is included in the sales comparison grid Choose one or more allowable answers from the Definition / Additional Guidance column Dwelling Exterior • Foundation Type 8.029 No • Basement • Crawl Space • Post and Pier • Runner • Slab • Other (Describe) 22.08.05 22.08.20 Roof If relevant Required when the row is included in the sales comparison grid Choose one or more allowable answers from the Definition / Additional Guidance column Dwelling Exterior • Roof Material 8.033 No • Asbestos • Asphalt • Ceramic Tile • Clay • Composition • Concrete • Copper • Metal • Rubber • Slate • Solar Shingles • Synthetic • Tar/Gravel • Wood • Other (Describe) Uniform Appraisal Dataset 22 Sales Comparison Approach Appendix F-1: URAR Reference Guide Page 256 of 378 Version 1.4 Sales Comparison Approach: Exterior Quality and Condition Report Field ID Report Label When Row Displays When to Include for each Comparable Allowable Answers / Format Origin of Subject Property Information Adjustable Row Definition / Additional Guidance 22.08.06 22.08.21 Windows If relevant Required when the row is included in the sales comparison grid Free-form Windows Quality Summary does not populate from Dwelling Exterior; the appraiser must enter information for the subject property No Windows Quality Summary: A short description summarizing the quality of the windows in the dwelling. 22.08.08 22.08.22 [Other Exterior Feature] 22.08.07 Exterior Feature Other Description 8.041 populates from Dwelling Exterior If relevant, for each additional feature Required when the row is included in the sales comparison grid Free-form Dwelling Exterior • Exterior Feature Other Description 8.041 (Report Label) Other Exterior Feature Quality Summary 22.08.08 does not populate from Dwelling Exterior; the appraiser must enter information for the subject property No If needed to support the quality rating, additional rows may be included for any features not predefined that were added to the Exterior Features table in the Dwelling Exterior section (8.041-8.045). Example: Other Exterior Feature Example in Dwelling Exterior and Sales Comparison Approach Other Exterior Feature Quality Summary: A short description summarizing the quality of the other exterior feature. Example: Custom concrete cornices and frieze Notes: • If the feature does not exist for the comparable, enter “None”. • If the comparable has an exterior feature that the subject does not have, report as an Additional Row in the Dwelling(s) subsection (22.05.18) and not here. 22.08.09 22.08.23 Condition When Homeowner Responsible for Exterior Maintenance of all Dwellings is Yes for the subject Required when Homeowner Responsible for Exterior Maintenance of all Dwellings is Yes C1 to C6 Dwelling Exterior • Exterior Condition Rating 8.023 No The Exterior Condition Rating for the dwelling provides support for the Overall Condition Rating. Adjustments are made in the Overall Condition Rating row. Reference Appendix 2: Condition and Quality Rating Definitions for definitions. 22.08.10 22.08.24 Exterior Walls and Trim If relevant Required when the row is included in the sales comparison grid Choose an allowable answer from the Definition / Additional Guidance column Dwelling Exterior • Exterior Walls and Trim Condition Status 8.027 No • New or Like New • Typical Wear and Tear • Damaged and Functional • Damaged and Nonfunctional Uniform Appraisal Dataset 22 Sales Comparison Approach Appendix F-1: URAR Reference Guide Page 257 of 378 Version 1.4 Sales Comparison Approach: Exterior Quality and Condition Report Field ID Report Label When Row Displays When to Include for each Comparable Allowable Answers / Format Origin of Subject Property Information Adjustable Row Definition / Additional Guidance 22.08.11 22.08.25 Foundation If relevant Required when the row is included in the sales comparison grid Choose an allowable answer from the Definition / Additional Guidance column Dwelling Exterior • Foundation Condition Status 8.031 No • New or Like New • Typical Wear and Tear • Damaged and Functional • Damaged and Nonfunctional 22.08.12 22.08.26 Roof If relevant Required when the row is included in the sales comparison grid Yes | No Dwelling Exterior • Roof Observable 8.033 No Roof Observable • Yes (Roof Observable does not display) • No (the person performing the inspection was unable to make an informed determination on the condition status of the roof, and “(Unobservable)” displays) 22.08.12 22.08.26 Roof If relevant Required when Roof Observable is Yes, the row is included in the sales comparison grid Choose an allowable answer from the Definition / Additional Guidance column Dwelling Exterior • Roof Condition Status 8.035 No • New or Like New • Typical Wear and Tear • Damaged and Functional • Damaged and Nonfunctional 22.08.13 22.08.27 Windows If relevant Required when the row is included in the sales comparison grid Choose an allowable answer from the Definition / Additional Guidance column Dwelling Exterior • Windows Condition Status 8.039 No • New or Like New • Typical Wear and Tear • Damaged and Functional • Damaged and Nonfunctional 22.08.15 22.08.28 [Other Exterior Feature] 22.08.14 Exterior Feature Other Description 8.041 populates from Dwelling Exterior If relevant, for each additional feature Required when the row is included in the sales comparison grid Free-form Choose an allowable answer from the Definition / Additional Guidance column Dwelling Exterior • Exterior Feature Other Description 8.041 (Report Label) • Other Exterior Feature Condition Status 8.044 No If needed to support the condition rating, additional rows may be included for any features not predefined that were added to the Exterior Features table in the Dwelling Exterior section. Example: Other Exterior Feature Example in Dwelling Exterior and Sales Comparison Approach Other Exterior Feature Condition Status • New or Like New • Typical Wear and Tear • Damaged and Functional • Damaged and Nonfunctional Notes: • If the feature does not exist for the comparable, enter “None”. • If the comparable has an exterior feature that the subject does not have, report as an Additional Row in the Dwelling(s) subsection (22.05.18) and not here. Uniform Appraisal Dataset 22 Sales Comparison Approach Appendix F-1: URAR Reference Guide Page 258 of 378 Version 1.4 Interior Quality and Condition Interior Quality and Condition repeats in the sales comparison grid for each unit that is not an ADU. Notes: • When interior features are included in the Interior Quality and Condition subsection, it provides context for: o Interior Quality Rating for the unit, and for the Overall Quality Rating. o Interior Condition Rating for the unit, and for the Overall Condition Rating. • Any adjustments are made in the Overall Quality Rating (22.11.04) or Overall Condition Rating (22.11.06) row, and not here. • For a single-family property, only one unit displays in the sales grid, with no Structure Identifier or Unit Identifier. • For properties with more than one unit: o Structure Identifier and Unit Identifier are always required. o The interior quality and condition information repeats for each unit. • Accessory dwelling units are addressed separately in the ADU Interior Quality and Condition subsection (22.10). Sales Comparison Approach: Interior Quality and Condition Report Field ID Report Label When Row Displays When to Include for each Comparable Allowable Answers / Format Origin of Subject Property Information Adjustable Row Definition / Additional Guidance 22.09.02 22.09.18 Structure ID | Unit ID When Units Excluding ADUs is more than 1 for the subject or any comparable Required when Units Excluding ADUs is more than 1 Free-form Unit Interior • Structure Identifier 10.001 No Examples: Building 1, Building 2 Uniform Appraisal Dataset 22 Sales Comparison Approach Appendix F-1: URAR Reference Guide Page 259 of 378 Version 1.4 Sales Comparison Approach: Interior Quality and Condition Report Field ID Report Label When Row Displays When to Include for each Comparable Allowable Answers / Format Origin of Subject Property Information Adjustable Row Definition / Additional Guidance 22.09.02 22.09.18 Structure ID | Unit ID When Units Excluding ADUs is more than 1 for the subject or any comparable Displays in this subsection if Units Excluding ADUs is more than 1 Free-form Unit Interior • Unit Identifier 10.002 No Redisplays from 22.07.01, 22.07.17 if applicable. Examples: Unit 1, Unit 2, Primary Dwelling, ADU 22.09.03 22.09.19 Quality Always Always required Q1 to Q6 Unit Interior • Interior Quality Rating 10.034 No The Interior Quality Rating for the unit provides support for the Overall Quality Rating. Adjustments are made in the Overall Quality Rating row. Reference Appendix 2: Condition and Quality Rating Definitions for definitions. 22.09.04 22.09.20 Kitchen If relevant, for each kitchen in the unit Required when the row is included in the sales comparison grid Free-form Kitchen Quality Summary does not populate from Unit Interior; the appraiser must enter information for the subject property No Kitchen Quality Summary: A short description summarizing the quality of the kitchen. Note: If there are multiple kitchens in the unit for the subject or any comparable, explain the details in Reconciliation of Sales Comparison Approach (22.16.01). 22.09.05 22.09.21 Overall Bathrooms If relevant Required when the row is included in the sales comparison grid Free-form Overall Bathrooms Quality Summary does not populate from Unit Interior; the appraiser must enter information for the subject property No Overall Bathrooms Quality Summary: A short description summarizing the overall quality of all bathrooms in the unit. 22.09.06 22.09.22 Overall Flooring If relevant Required when the row is included in the sales comparison grid Free-form Overall Flooring Quality Summary does not populate from Unit Interior; the appraiser must enter information for the subject property No Overall Flooring Quality Summary: A short description summarizing the overall quality of all flooring in the unit. 22.09.07 22.09.23 Walls and Ceiling If relevant Required when the row is included in the sales comparison grid Free-form Walls and Ceiling Quality Summary does not populate from Unit Interior; the appraiser must enter information for the subject property No Walls and Ceiling Quality Summary: A short description summarizing the overall quality of the walls and ceilings in the unit. Uniform Appraisal Dataset 22 Sales Comparison Approach Appendix F-1: URAR Reference Guide Page 260 of 378 Version 1.4 Sales Comparison Approach: Interior Quality and Condition Report Field ID Report Label When Row Displays When to Include for each Comparable Allowable Answers / Format Origin of Subject Property Information Adjustable Row Definition / Additional Guidance 22.09.09 22.09.24 [Other Interior Feature] 22.09.08 Interior Feature Other Description 10.044 populates from Unit Interior If relevant, for each additional feature Required when the row is included in the sales comparison grid Free-form Unit Interior • Interior Feature Other Description 10.044 (Report Label) Other Interior Feature Quality Summary 22.08.09 does not populate from Unit Interior; the appraiser must enter information for the subject property No If needed to support the quality rating, additional rows may be included for any features not predefined that were added to the Interior Features table in the Unit Interior section. Example: Other Interior Feature Example in Unit Interior and Sales Comparison Approach Other Interior Feature Quality Summary: A short description summarizing the quality of the additional feature. Example: Custom designed high grade Notes: • If the feature does not exist for the comparable, enter “None”. • If the comparable has an interior feature that the subject does not have, report as an Additional Row in the Unit(s) subsection (22.07.15) and not here. 22.09.10 22.09.25 Condition Always Always required C1 to C6 Unit Interior • Interior Condition Rating 10.035 No The Interior Condition Rating for the unit provides support for the Overall Condition Rating. Adjustments are made in the Overall Condition Rating row. Reference Appendix 2: Condition and Quality Rating Definitions for definitions. Note: For the subject property, reflects the condition as if any required repairs, inspections, or completions have been satisfactorily completed. 22.09.11 22.09.26 Kitchen If relevant, for each kitchen in the unit Required when the row is included in the sales comparison grid Choose an allowable answer from the Definition / Additional Guidance column Unit Interior • Room Update Status 10.038 (for kitchen) No • Fully Updated • Partially Updated • Not Updated Note: If there are multiple kitchens in the unit for the subject or any comparable, the appraiser must explain the details in Reconciliation of Sales Comparison Approach (22.16.01). 22.09.12 22.09.27 Overall Bathrooms If relevant Required when the row is included in the sales comparison grid Choose an allowable answer from the Definition / Additional Guidance column Unit Interior • Overall Update Status for Bathrooms 10.043 No • Fully Updated • Significantly Updated • Moderately Updated • Not Updated Uniform Appraisal Dataset 22 Sales Comparison Approach Appendix F-1: URAR Reference Guide Page 261 of 378 Version 1.4 Sales Comparison Approach: Interior Quality and Condition Report Field ID Report Label When Row Displays When to Include for each Comparable Allowable Answers / Format Origin of Subject Property Information Adjustable Row Definition / Additional Guidance 22.09.13 22.09.28 Overall Flooring If relevant Required when the row is included in the sales comparison grid Choose an allowable answer from the Definition / Additional Guidance column Unit Interior • Overall Update Status for Flooring 10.049 • Fully Updated • Significantly Updated • Moderately Updated • Not Updated 22.09.14 22.09.29 Walls and Ceiling If relevant Required when the row is included in the sales comparison grid Free-form Walls and Ceiling Condition Summary does not populate from Unit Interior; the appraiser must enter information for the subject property Walls and Ceiling Condition Summary: A short description summarizing the overall condition of the walls and ceilings in the unit. 22.09.16 22.09.30 [Other Interior Feature] 22.09.15 Other Interior Feature Description 10.044 populates from Unit Interior If relevant, for each additional feature Required when the row is included in the sales comparison grid Free-form Unit Interior • Interior Feature Other Description 10.044 (Report Label) Other Interior Feature Condition Summary 22.09.16 does not populate from Unit Interior; the appraiser must enter information for the subject property If needed to support the condition rating, additional rows may be included for any features not predefined that were added to the Interior Features table in the Unit Interior section. Example: Other Interior Feature Example in Unit Interior and Sales Comparison Approach Other Interior Feature Condition Summary: A short description summarizing the condition of the additional feature. Notes: • If the feature does not exist for the comparable, enter “None”. • If the comparable has an interior feature that the subject does not have, report as an Additional Row in the Unit(s) subsection (22.07.15) and not here. Uniform Appraisal Dataset 22 Sales Comparison Approach Appendix F-1: URAR Reference Guide Page 262 of 378 Version 1.4 ADU Interior Quality and Condition The ADU Interior Quality and Condition subsection displays on the sales comparison grid if the subject or any comparables have ADU(s). • When interior features are included in the ADU Interior Quality and Condition subsection, it provides context for: o Interior Quality Rating for the ADU, and for the Overall Quality Rating. o Interior Condition Rating for the ADU, and for the Overall Condition Rating. • Any adjustments are made in the Overall Quality Rating (22.11.04) or Overall Condition Rating (22.11.06) row, and not here. Sales Comparison Approach: ADU Interior Quality and Condition Report Field ID Report Label When Row Displays When to Include for each Comparable Allowable Answers / Format Origin of Subject Property Information Adjustable Row Definition / Additional Guidance 22.10.01 22.10.16 Location of ADU When Unit is an ADU is Yes for the subject or any comparable Required if Unit is an ADU is Yes Dwelling or Outbuilding • Structure Type Not on Report No Structure Type: The type of structure that contains the ADU. If the ADU is in a dwelling, “Dwelling” displays. Note: Location of ADU redisplays from 22.07.02 and 22.07.18. 22.10.01 22.10.16 Location of ADU When Unit is an ADU is Yes for the subject or any comparable Required if Unit is an ADU is Yes, and the ADU is in an outbuilding Choose an allowable answer from 10.000 Unit Interior • Outbuilding Type 10.000 No If the ADU is in an outbuilding, Outbuilding Type displays. Note: Location of ADU redisplays from 22.07.02 and 22.07.18. 22.10.02 22.10.17 Quality When Unit is an ADU is Yes for the subject or any comparable Always required Q1 to Q6 Unit Interior • Interior Quality Rating 10.034 No The Interior Quality Rating for the ADU provides support for the Overall Quality Rating. Adjustments are made in the Overall Quality Rating row. Reference Appendix 2: Condition and Quality Rating Definitions for definitions. Uniform Appraisal Dataset 22 Sales Comparison Approach Appendix F-1: URAR Reference Guide Page 263 of 378 Version 1.4 Sales Comparison Approach: ADU Interior Quality and Condition Report Field ID Report Label When Row Displays When to Include for each Comparable Allowable Answers / Format Origin of Subject Property Information Adjustable Row Definition / Additional Guidance 22.10.03 22.10.18 Kitchen If relevant Required when the row is included in the sales comparison grid Free-form Kitchen Quality Summary does not populate from Unit Interior; the appraiser must enter information for the subject property No Kitchen Quality Summary: A short description summarizing the quality of the kitchen in the ADU. 22.10.04 22.10.19 Overall Bathrooms If relevant Required when the row is included in the sales comparison grid Free-form Overall Bathrooms Quality Summary does not populate from Unit Interior; the appraiser must enter information for the subject property No Overall Bathrooms Quality Summary: A short description summarizing the overall quality of all bathrooms in the ADU. 22.10.05 22.10.20 Overall Flooring If relevant Required when the row is included in the sales comparison grid Free-form Overall Flooring Quality Summary does not populate from Unit Interior; the appraiser must enter information for the subject property No Overall Flooring Quality Summary: A short description summarizing the overall quality of all flooring in the ADU. 22.10.06 22.10.21 Walls and Ceiling If relevant Required when the row is included in the sales comparison grid Free-form Walls and Ceiling Quality Summary does not populate from Unit Interior; the appraiser must enter information for the subject property No Walls and Ceiling Quality Summary: A short description summarizing the overall quality of the walls and ceilings in the ADU. 22.10.08 22.10.22 [Other Interior Feature] 22.10.07 Other Interior Feature Description 10.044 populates from Unit Interior If relevant, for each additional feature Required when the row is included in the sales comparison grid Free-form Unit Interior • Interior Feature Other Description 10.044 (Report Label) Other Interior Feature Quality Summary 22.10.08 does not populate from Unit Interior; the appraiser must enter information for the subject property No If needed to support the quality rating, additional rows may be included for any features not predefined that were added to the Interior Features table in the Unit Interior section for the ADU. Example: Other Interior Feature Example in Unit Interior and Sales Comparison Approach Other Interior Feature Quality Summary: A short description summarizing the quality of the additional feature. Example: Custom designed high grade Notes: • If the feature does not exist for the comparable ADU, enter “None”. • If the comparable ADU has an interior feature that the subject does not have, report this as an Additional Row in the Unit(s) subsection for the ADU (22.07.15) and not here. Uniform Appraisal Dataset 22 Sales Comparison Approach Appendix F-1: URAR Reference Guide Page 264 of 378 Version 1.4 Sales Comparison Approach: ADU Interior Quality and Condition Report Field ID Report Label When Row Displays When to Include for each Comparable Allowable Answers / Format Origin of Subject Property Information Adjustable Row Definition / Additional Guidance 22.10.09 22.10.23 Condition When Unit is an ADU is Yes for the subject or any comparable Always required C1 to C6 Unit Interior • Interior Condition Rating 10.035 No The Interior Condition Rating for the ADU provides support for the Overall Condition Rating. Adjustments are made in the Overall Condition Rating row. Reference Appendix 2: Condition and Quality Rating Definitions for definitions. Note: For the subject property, reflects the condition as if any required repairs, inspections, or completions have been satisfactorily completed. 22.10.10 22.10.24 Kitchen If relevant Required when the row is included in the sales comparison grid Choose an allowable answer from the Definition / Additional Guidance column Unit Interior • Room Update Status 10.038 (for kitchen) No • Fully Updated • Partially Updated • Not Updated 22.10.11 22.10.25 Overall Bathrooms If relevant Required when the row is included in the sales comparison grid Choose an allowable answer from the Definition / Additional Guidance column Unit Interior • Overall Update Status for Bathrooms 10.043 No Based on the appraiser’s analysis and determination considering the overall level of updating, the update status of all bathroom(s) in the ADU in aggregate. • Fully Updated • Significantly Updated • Moderately Updated • Not Updated 22.10.12 22.10.26 Overall Flooring If relevant Required when the row is included in the sales comparison grid Choose an allowable answer from the Definition / Additional Guidance column Unit Interior • Overall Update Status for Flooring 10.049 No Based on the appraiser’s analysis and determination considering the overall level of updating, the update status of all flooring in the ADU in aggregate. • Fully Updated • Significantly Updated • Moderately Updated • Not Updated 22.10.13 22.10.27 Walls and Ceiling If relevant Required when the row is included in the sales comparison grid Free-form Walls and Ceiling Condition Summary does not populate from Unit Interior; the appraiser must enter information for the subject property No Walls and Ceiling Condition Summary: A short description summarizing the overall condition of the walls and ceilings in the ADU. Uniform Appraisal Dataset 22 Sales Comparison Approach Appendix F-1: URAR Reference Guide Page 265 of 378 Version 1.4 Sales Comparison Approach: ADU Interior Quality and Condition Report Field ID Report Label When Row Displays When to Include for each Comparable Allowable Answers / Format Origin of Subject Property Information Adjustable Row Definition / Additional Guidance 22.10.15 22.10.28 [Other Interior Feature] 22.10.14 Other Interior Feature Description 10.044 populates from Unit Interior If relevant, for each additional feature Required when the row is included in the sales comparison grid Free-form Unit Interior • Interior Feature Other Description 10.044 (Report Label) Other Interior Feature Condition Summary 22.10.15 does not populate from Unit Interior; the appraiser must enter information for the subject property No If needed to support the condition rating, additional rows may be included for any features not predefined that were added to the Interior Features table in the Unit Interior section for the ADU. Example: Other Interior Feature Example in Unit Interior and Sales Comparison Approach Other Interior Feature Condition Summary: A short description summarizing the condition of the additional feature. Notes: • If the feature does not exist for the comparable ADU, enter “None”. • If the comparable ADU has an interior feature that the subject does not have, report as an Additional Row in the Unit(s) subsection for the ADU (22.07.15) and not here. Overall Quality and Condition This subsection represents the reconciliation of all the interior and exterior quality and condition information included in the sales comparison grid. Any adjustment is an aggregated conclusion. Reference Appendix 2: Condition and Quality Rating Definitions for definitions. Sales Comparison Approach: Overall Quality and Condition Report Field ID Report Label When Row Displays When to Include for each Comparable Allowable Answers / Format Origin of Subject Property Information Adjustable Row Definition / Additional Guidance 22.11.01 22.11.03 Quality Always Always required Q1 to Q6 Overall Quality and Condition • Overall Quality Rating 15.000 Yes 22.11.04 Overall Quality Rating: The overall quality rating of all dwellings on the property. Any Quality adjustments made in this row include interior and exterior quality. Uniform Appraisal Dataset 22 Sales Comparison Approach Appendix F-1: URAR Reference Guide Page 266 of 378 Version 1.4 Sales Comparison Approach: Overall Quality and Condition Report Field ID Report Label When Row Displays When to Include for each Comparable Allowable Answers / Format Origin of Subject Property Information Adjustable Row Definition / Additional Guidance 22.11.02 22.11.05 Condition Always Always required C1 to C6 Overall Quality and Condition • Overall Condition Rating 15.005 Yes 22.11.06 Overall Condition Rating: The overall condition rating of all dwellings on the property. Any Condition adjustments made in this row include interior and exterior condition. Property Amenities The Property Amenities subsection displays on the sales comparison grid when relevant to analysis and conclusions. Property amenities are solely owned or restricted to use by the property owner, and do not include: • Project amenities that are owned and maintained by the HOA and subject to shared use o In the sales grid, these are reported in the Project Information subsection (22.02). • Site characteristics and view o In the sales grid, these are reported in the Site subsection (22.03). • Waterfront improvements, such as piers, docks, and bulkheads o In the sales grid, these are reported in the Water Frontage with Private Access subsection (22.04). Amenity Category groups similar amenities together for inclusion as individual line entries (rows) in the sales comparison grid. • Outdoor Accessories • Outdoor Living • Water Features • Whole Home • Miscellaneous Notes: • For the subject property, when an Amenity Category (row) is included in the sales comparison grid, all amenities in that category populate from the Subject Property Amenities section. • Amenity Count may be used when there are no additional details about the amenity to be reported. Example: Amenity Examples in Subject Property Amenities and Sales Comparison Approach Uniform Appraisal Dataset 22 Sales Comparison Approach Appendix F-1: URAR Reference Guide Page 267 of 378 Version 1.4 Sales Comparison Approach: Property Amenities Report Field ID Report Label When Row Displays When to Include for each Comparable Allowable Answers / Format Origin of Subject Property Information Adjustable Row Definition / Additional Guidance Not on Report This is an appraiser input that does not display in the sales grid N/A Always required Yes | No Subject Property Amenities • Property Amenities Exist 14.000 No Property Amenities Exist Indicates whether the property has amenities, excluding those attributable to the project, waterfront improvements, or site characteristics/view. 22.12.01 22.12.06 Outdoor Accessories If relevant If applicable when the row is included in the sales comparison grid Choose one or more allowable answers from the Definition / Additional Guidance column Subject Property Amenities • Amenity Category 14.001 is Outdoor Accessories • Amenity Type 14.002 Yes 22.12.07 For Amenity Category Outdoor Accessories, Amenity Type • Fence • Irrigation System • Outdoor Fireplace • Outdoor Kitchen • Outdoor Riding Ring • Sports Court 22.12.01 22.12.06 Outdoor Accessories If relevant If applicable for the indicated outdoor accessory amenity Number Subject Property Amenities • Amenity Count 14.004 Yes 22.12.07 Amenity Count (for the indicated outdoor accessory amenity) 22.12.02 22.12.08 Outdoor Living If relevant If applicable when the row is included in the sales comparison grid Choose one or more allowable answers from the Definition / Additional Guidance column Subject Property Amenities • Amenity Category 14.001 is Outdoor Living • Amenity Type 14.002 Yes 22.12.09 For Amenity Category Outdoor Living, Amenity Type • Balcony • Deck • Gazebo • Patio • Porch • Portico 22.12.03 22.12.10 Water Features If relevant If applicable when the row is included in the sales comparison grid Choose one or more allowable answers from the Definition / Additional Guidance column Subject Property Amenities • Amenity Category 14.001 is Water Features • Amenity Type 14.002 Yes 22.12.11 For Amenity Category Water Features, Amenity Type • Inground Pool • Inground Spa • Outdoor Shower • Sauna Note: If the pool, spa, or sauna is indoor, select Indoor as Amenity Feature. Uniform Appraisal Dataset 22 Sales Comparison Approach Appendix F-1: URAR Reference Guide Page 268 of 378 Version 1.4 Sales Comparison Approach: Property Amenities Report Field ID Report Label When Row Displays When to Include for each Comparable Allowable Answers / Format Origin of Subject Property Information Adjustable Row Definition / Additional Guidance 22.12.03 22.12.10 Water Features If relevant If applicable for the Inground Pool, Inground Spa, or Sauna Choose one or more allowable answers from the Definition / Additional Guidance column Subject Property Amenities • Amenity Feature 14.004 Yes 22.12.11 Amenity Feature • Caged • Heated • Indoor • Other (Describe) 22.12.03 22.12.10 Water Features If relevant If applicable for the Outdoor Shower Number Subject Property Amenities • Amenity Count 14.004 Yes 22.12.11 Amenity Count (for the Outdoor Shower) 22.12.04 22.12.12 Whole Home If relevant If applicable when the row is included in the sales comparison grid Choose one or more allowable answers from the Definition / Additional Guidance column Subject Property Amenities • Amenity Category 14.001 is Whole Home • Amenity Type 14.002 Yes 22.12.13 For Amenity Category Whole Home, Amenity Type • EV Station • Elevator • Fire Suppression System • Indoor Fireplace • Multiple Zone HVAC • Smart Home System • Whole House Ventilation • Wood Stove 22.12.04 22.12.12 Whole Home If relevant If applicable for the indicated whole home amenity Number Subject Property Amenities • Amenity Count 14.004 Yes 22.12.13 Amenity Count (for the indicated whole home amenity) Example: Indoor Fireplace - 2 22.12.05 22.12.14 Miscellaneous If relevant If applicable when the row is included in the sales comparison grid Choose one or more allowable answers from the Definition / Additional Guidance column Subject Property Amenities • Amenity Category 14.001 is Miscellaneous • Amenity Type 14.002 Yes 22.12.15 For Amenity Category Miscellaneous, Amenity Type • Airstrip • Club Membership • Shared Laundry Facilities • Other (Describe) 22.12.05 22.12.14 Miscellaneous If relevant If applicable for the indicated miscellaneous amenity Number Subject Property Amenities • Amenity Count 14.004 Yes 22.12.15 Amenity Count (for the indicated miscellaneous amenity) Uniform Appraisal Dataset 22 Sales Comparison Approach Appendix F-1: URAR Reference Guide Page 269 of 378 Version 1.4 Vehicle Storage The Vehicle Storage subsection always displays on the sales comparison grid. Information about the subject property’s garage area populates from the Vehicle Storage section. If the subject or comparable(s) have additional features that impact value and/or marketability, Additional Rows are utilized to support adjustments and conclusions, such as heat, cooling, or additional area. Reference Appendix 4: Detached Garage Examples for additional information and examples. Examples: • Detached garage with an ADU above or sharing a common wall with the garage: o ADU(s) if any, are reported in the Units(s) subsection (22.07). o The portion of the garage dedicated to vehicle storage is reported in the Vehicle Storage subsection. • Detached garage with a finished workshop and a bathroom: o The portion of the garage dedicated to vehicle storage is reported in the Vehicle Storage subsection. o The workshop and bathroom are reported in the Outbuilding subsection (22.14) with Outbuilding Type selected as Other, and described as Workshop/Garage. Sales Comparison Approach: Vehicle Storage Report Field ID Report Label When Row Displays When to Include for each Comparable Allowable Answers / Format Origin of Subject Property Information Adjustable Row Definition / Additional Guidance 22.13.04 Vehicle Storage (subsection heading) Always Yes 22.13.04 Any adjustment for Vehicle Storage must be made in this row. 22.13.01 22.13.05 Type | Spaces | Detail Always Always required Choose one or more allowable answers from the Definition / Additional Guidance column Vehicle Storage • Vehicle Storage Type 13.000 - 13.001 No Vehicle Storage Type • None • Carport • Common Carport • Driveway • Garage • Open Lot • Parking Garage • Shared Driveway • Other (Describe) Uniform Appraisal Dataset 22 Sales Comparison Approach Appendix F-1: URAR Reference Guide Page 270 of 378 Version 1.4 Sales Comparison Approach: Vehicle Storage Report Field ID Report Label When Row Displays When to Include for each Comparable Allowable Answers / Format Origin of Subject Property Information Adjustable Row Definition / Additional Guidance 22.13.01 22.13.05 Type | Spaces | Detail Always Required if Vehicle Storage Type is Driveway or Shared Driveway Yes | No Vehicle Storage • 10 or More Parking Spaces 13.002 No 10 or More Parking Spaces • Select Yes if the driveway or shared driveway has 10 or more parking spaces. In this case, “10 or More” displays. • Select No if the driveway or shared driveway has less than 10 parking spaces, and provide the number of parking spaces. 22.13.01 22.13.05 Type | Spaces | Detail Always Required for all Vehicle Storage Types except driveways or shared driveways with 10 or more spaces Whole number Vehicle Storage • Dedicated Parking Spaces 13.002 No Dedicated Parking Spaces: The number of parking spaces dedicated to the property within the indicated Vehicle Storage Type. A parking space is defined as the area that accommodates a vehicle. Note: Half spaces are accounted for in the overall size reported as Vehicle Storage Area (22.13.01, 22.13.05), not as a parking space. 22.13.01 22.13.05 Type | Spaces | Detail Always Required when Vehicle Storage Type is Common Carport, Open Lot or Parking Garage Choose an allowable answer from the Definition / Additional Guidance column Vehicle Storage • Parking Space Assignment Type 13.003 No Parking Space Assignment Type: The ownership rights to the parking space(s). • Assigned • Owned • Unassigned 22.13.01 22.13.05 Type | Spaces | Detail Always Required when Vehicle Storage Type is Carport or Garage Choose an allowable answer from the Definition / Additional Guidance column Vehicle Storage • Vehicle Storage Attachment Type 13.003 No Vehicle Storage Attachment Type: The way that the indicated vehicle storage is attached to the dwelling. • Attached • Built-in • Detached 22.13.01 22.13.05 Type | Spaces | Detail Always Required when Vehicle Storage Type is Driveway or Shared Driveway Choose an allowable answer from the Definition / Additional Guidance column Vehicle Storage • Driveway Surface Material 13.003 No Driveway Surface Material: The predominant driveway surface material. • Asphalt • Brick • Concrete • Cobblestone • Dirt • Gravel • Other (Describe) 22.13.01 22.13.05 Type | Spaces | Detail Always If relevant when Vehicle Storage Type is Carport or Garage Number of square feet Vehicle Storage • Vehicle Storage Area 13.003 when Vehicle Storage Type is Carport or Garage No Vehicle Storage Area Provides support for the Vehicle Storage adjustment. For the comparables, Vehicle Storage Area may be included if relevant or to provide additional context. Notes: • Half spaces are accounted for here. • For detached garages that include other uses (ADUs or additional areas), only report area that is specific to the vehicle storage. Uniform Appraisal Dataset 22 Sales Comparison Approach Appendix F-1: URAR Reference Guide Page 271 of 378 Version 1.4 Sales Comparison Approach: Vehicle Storage Report Field ID Report Label When Row Displays When to Include for each Comparable Allowable Answers / Format Origin of Subject Property Information Adjustable Row Definition / Additional Guidance 22.13.03 22.13.06 Additional data element displays as the Report Label 22.13.02 If relevant Required when the row is included in the sales comparison grid Free-form Additional Row does not prepopulate from Vehicle Storage. The appraiser must enter information for the subject property. No Additional Row This row displays on the sales comparison grid when an additional data element relevant to the Vehicle Storage subsection is needed that is not predefined. Example: Attached garages with additional features such as heat, cooling, or bathroom. Note: Only put one data element in each row and add additional rows as needed for other data elements. Uniform Appraisal Dataset 22 Sales Comparison Approach Appendix F-1: URAR Reference Guide Page 272 of 378 Version 1.4 Outbuilding The Outbuilding subsection displays on the sales comparison grid when the subject or any comparable has outbuilding(s) that are real property, other than standalone ADUs or ADU/Garages which are reported in the Unit(s) and/or Vehicle Storage subsection. • The “When Row Displays” and “When to Include for each Comparable” columns in this subchapter reflect this. ADU and vehicle storage are not included in Finished Area, Unfinished Area, or room counts. Reference Appendix 4: Detached Garage Examples for more information and examples of outbuildings that include garage areas. Outbuilding information repeats if the subject or any comparable has multiple outbuildings. When there are multiple outbuildings, align like-to-like Outbuilding Types when possible. Uniform Appraisal Dataset 22 Sales Comparison Approach Appendix F-1: URAR Reference Guide Page 273 of 378 Version 1.4 Sales Comparison Approach: Outbuilding Report Field ID Report Label When Row Displays When to Include for each Comparable Allowable Answers / Format Origin of Subject Property Information Adjustable Row Definition / Additional Guidance Not on Report This is an appraiser input that does not display in the sales grid N/A Required when the outbuilding is considered real property Yes Outbuilding • Considered Real Property 12.002 No Outbuilding Considered Real Property: Indicates whether the outbuilding is considered real property (e.g., permanently affixed to the land). Note: Outbuildings that are not considered real property should not be included in the sales grid. 22.14.01 22.14.14 22.14.15 Outbuilding Type When the subject or any comparable has outbuilding(s) that are not standalone ADUs or ADU/Garages Always required Choose an allowable answer from 12.001 Outbuilding • Outbuilding Type 12.001 Yes 22.14.15 Any adjustment for the outbuilding is made in this row, to support conclusions based on market support. Notes: • Standalone ADUs that are not manufactured homes are reported in the Unit(s) subsection and do not display in the Outbuilding subsection. • If the outbuilding contains an ADU, Outbuilding Type redisplays from Location of ADU (22.07.02, 22.07.18, 22.10.01, 22.10.16). Not on Report This is an appraiser input that does not display in the sales grid N/A Always required Number Outbuilding • Units in Structure 12.003 No Units in Structure: The number of accessory dwelling units in the outbuilding. • If there are no ADUs in the Outbuilding, enter 0. • If there is an ADU in the outbuilding, provide the number of ADUs (1 or more). Examples include: o ADU/Garage: A detached garage with a living unit above or attached by a common wall o Standalone ADU 22.14.02 22.14.16 Gross Building Area If relevant Required when the row is included in the sales comparison grid Number of square feet Outbuilding • Gross Building Area 12.006 No • Gross Building Area for the outbuilding includes area for vehicle storage, ADU(s), and any other uses. • Ensure that attributes are only adjusted for once. o ADU is accounted for in the Unit(s) subsection. o Vehicle storage is accounted for in the Vehicle Storage subsection. • Gross Building Area may be provided instead of Finished Area and / or Unfinished Area, such as when the detailed area is not known for all the comparables. • Indicate in Reconciliation of Sales Comparison Approach (22.16.01) if area is estimated for the comparable. 22.14.03 22.14.17 Finished Area If relevant Required when the row is included in the sales comparison grid Number of square feet Outbuilding • Outbuilding Finished Area Excluding Vehicle Storage and ADU 12.011 No • Include this row in the sales comparison grid when the specific breakdown between finished and unfinished area for the comparables is available and needed to support conclusions. • Indicate in Reconciliation of Sales Comparison Approach (22.16.01) if area is estimated for the comparable. Uniform Appraisal Dataset 22 Sales Comparison Approach Appendix F-1: URAR Reference Guide Page 274 of 378 Version 1.4 Sales Comparison Approach: Outbuilding Report Field ID Report Label When Row Displays When to Include for each Comparable Allowable Answers / Format Origin of Subject Property Information Adjustable Row Definition / Additional Guidance 22.14.04 22.14.18 Unfinished Area If relevant Required when the row is included in the sales comparison grid Number of square feet Outbuilding • Outbuilding Unfinished Area Excluding Vehicle Storage and ADU 12.013 No • Include this row in the sales comparison grid when the specific breakdown between finished and unfinished area for the comparables is available and needed to support conclusions. • Indicate in Reconciliation of Sales Comparison Approach (22.16.01) if area is estimated for the comparable. 22.14.05 22.14.19 Structure Volume If relevant Required when the row is included in the sales comparison grid Number of cubic feet Outbuilding • Structure Volume 12.005 No The total volume of the outbuilding, including finished and unfinished areas. When applicable, report the volume provided. 22.14.06 22.14.20 Baths - Full If relevant Required when the row is included in the sales comparison grid Number Outbuilding 12.012 • Room Type is Bath – Full • Number of Rooms No Note: If the subject or a given comparable does not have any full baths in the outbuilding, enter 0. 22.14.07 22.14.21 Baths - Half If relevant Required when the row is included in the sales comparison grid Number Outbuilding 12.012 • Room Type is Bath – Half • Number of Rooms No Note: If the subject or a given comparable does not have any half baths in the outbuilding, enter 0. 22.14.08 22.14.22 Kitchens If relevant Required when the row is included in the sales comparison grid Number Outbuilding 12.012 • Room Type is Kitchen • Number of Rooms No Note: If the subject or a given comparable does not have a kitchen in the outbuilding, enter 0. 22.14.09 22.14.23 Heating If relevant Required when the row is included in the sales comparison grid Yes | No Outbuilding • Heating System Exists 12.008 If the outbuilding does not contain ADU(s) No Heating System Exists • If No, “None” displays. 22.14.09 Heating If relevant Heating System Type is not reported for comparables Choose one or more allowable answers from the Definition / Additional guidance column Outbuilding • Heating System Type 12.014 if the outbuilding contains ADU(s) No • None • Baseboard • Fireplace • Forced Warm Air • Gravity Air • Mini Split • Passive Solar • Radiant • Radiators • Stove • Other (Describe) Uniform Appraisal Dataset 22 Sales Comparison Approach Appendix F-1: URAR Reference Guide Page 275 of 378 Version 1.4 Sales Comparison Approach: Outbuilding Report Field ID Report Label When Row Displays When to Include for each Comparable Allowable Answers / Format Origin of Subject Property Information Adjustable Row Definition / Additional Guidance 22.14.10 22.14.24 Cooling If relevant Required when the row is included in the sales comparison grid Yes | No Outbuilding • Cooling System Exists 12.009 12.016 No Cooling System Exists: Indicates whether there is permanent cooling in the structure. • If No, “None” displays. 22.14.10 Cooling If relevant Cooling System Type is not reported for comparables Choose one or more allowable answers from the Definition / Additional guidance column Outbuilding • Cooling System Type 12.016 If the outbuilding contains ADU(s) No • Centralized • Individual • Other (Describe) 22.14.11 22.14.25 Utilities If relevant Required when the row is included in the sales comparison grid Choose one or more allowable answers from the Definition / Additional Guidance column Outbuilding • Utilities 12.010 No The utilities that have been extended to the outbuilding. • None • Electricity • Gas • Sanitary Sewer • Water • Other (Describe) 22.14.13 22.14.26 Additional data element displays as the Report Label 22.14.12 If relevant Required when the row is included in the sales comparison grid Free-form Additional Row does not populate from Outbuilding; the appraiser must enter information for the subject property No Additional Row This row displays on the sales comparison grid when an additional data element relevant to the outbuilding is needed that is not predefined. Note: Only put one data element in each row and add additional rows as needed for other data elements. Uniform Appraisal Dataset 22 Sales Comparison Approach Appendix F-1: URAR Reference Guide Page 276 of 378 Version 1.4 Summary The Summary subsection always displays on the sales comparison grid. Sales Comparison Approach: Summary Report Field ID Report Label When Row Displays When to Include for each Comparable Allowable Answers / Format Origin of Subject Property Information Adjustable Row Definition / Additional Guidance 22.15.02 22.15.05 List Price Always If available Dollar amount Subject Listing Information • List Price 19.009 for most recent listing No List Price: The last known list price for the transaction. This row redisplays from the General Information subsection 22.01.02, 22.01.20. 22.15.06 Contract Price When the Assignment Reason = "Purchase" or "Construction " or "Short Sale" for the Subject, or if relevant Required when Listing Status is Pending, and the row is included in the sales comparison grid Yes | No Contract Price Unknown is only applicable to comparables No Contract Price Unknown • Yes (Unknown - the comparable has been included in the sales grid, but the contract price is unknown.) • No (Contract Price is known and must be provided) If relevant, this row redisplays from the General Information subsection 22.01.04, 22.01.22. Uniform Appraisal Dataset 22 Sales Comparison Approach Appendix F-1: URAR Reference Guide Page 277 of 378 Version 1.4 Sales Comparison Approach: Summary Report Field ID Report Label When Row Displays When to Include for each Comparable Allowable Answers / Format Origin of Subject Property Information Adjustable Row Definition / Additional Guidance 22.15.03 22.15.06 Contract Price When the Assignment Reason = "Purchase" or "Construction " or "Short Sale" for the Subject, or if relevant Required if Contract Price Unknown is No Dollar amount Sales Contract • Contract Price 20.004 No 22.15.07 Sale Price Always Required if Listing Status is Settled Sale Dollar amount Sale Price is only applicable to comparables No This row redisplays from the General Information subsection 22.01.23. 22.15.08 Net Adjustment Total Always Always required Dollar amount Net Adjustment Total is only applicable to comparables No Calculated: The sum of all Adjustment Amounts for the comparable. Can be positive, negative, or 0. 22.15.09 Adjusted Price Per Unit When Units Excluding ADUs is more than 1 for the subject or any comparable Required if Units Excluding ADUs is more than 1 Dollar amount Adjusted Price Per Unit is only applicable to comparables No Calculated: Adjusted Price of Comparable / Units Excluding ADUs 22.15.10 Adjusted Price Per Bedroom When Units Excluding ADUs is more than 1 for the subject or any comparable Required if Units Excluding ADUs is more than 1 Dollar amount Adjusted Price Per Bedroom is only applicable to comparables No Calculated: Adjusted Price of Comparables / Number of Bedrooms in Units including ADUs Note: Bedrooms that are not associated with a unit or an ADU are not included in this calculation. 22.15.11 Price Per Gross Building Finished Area When Units Excluding ADUs is more than 1 for the subject Required if Units Excluding ADUs is more than 1 for the subject Dollar amount Price Per Gross Building Finished Area is only applicable to comparables No Calculated: Price / Gross Building Finished Area 22.05.25 Price is defined as follows in this calculation: • Use Sale Price if the comparable is a settled sale. • Otherwise, use Contract Price if known. • Otherwise, use List Price. Uniform Appraisal Dataset 22 Sales Comparison Approach Appendix F-1: URAR Reference Guide Page 278 of 378 Version 1.4 Sales Comparison Approach: Summary Report Field ID Report Label When Row Displays When to Include for each Comparable Allowable Answers / Format Origin of Subject Property Information Adjustable Row Definition / Additional Guidance 22.15.12 Price Per Finished Area Above Grade When Units Excluding ADUs is 1 and there is Finished Area Above Grade or Finished Area Above Grade (Nonstandard) for the subject or any comparable Required if Units Excluding ADUs is 1 and there is finished area above grade (standard or nonstandard) Dollar amount Price Per Finished Area Above Grade is only applicable to comparables No Calculated: Price / (Finished Area Above Grade 22.07.30 + Finished Area Above Grade (Nonstandard) 22.07.32 for all units including ADUs) Price is defined as follows in this calculation: • Use Sale Price if the comparable is a settled sale. • Otherwise, use Contract Price if known. • Otherwise, use List Price. Note: • Noncontinuous finished area is not included. 22.15.13 Adjusted Price Always Always required Dollar amount Adjusted Price is only applicable to comparables No Adjusted Price of Comparable Calculated: • Sale Price + Net Adjustment Total (if Listing Status is Settled Sale) • List Price + Net Adjustment Total (if Listing Status is not Settled Sale) 22.15.14 Comparable Weight Always Always required Choose an allowable answer from table (Comparable Weight) Comparable Weight is only applicable to comparables No Comparable Weight: The relative emphasis given to the comparable by the appraiser in determining the indicated value by the sales comparison approach. • Most • Less • No Weight Examples of scenarios with 3 comparables: • The appraiser relied primarily on 2 comparables that were given equal consideration and included a third comparable as supporting the data. Select Most, Most, and Less. • The appraiser relied primarily on 1 comparable that was given most consideration, and included 2 comparables that were considered to be representative but less relevant than the primary comparable. Select Most, Less, and Less. • All comparables were equally considered good market indicators. Select Most, Most, and Most. Uniform Appraisal Dataset 22 Sales Comparison Approach Appendix F-1: URAR Reference Guide Page 279 of 378 Version 1.4 Comparable Weight – Choose one answer for each Comparable Allowable Answer Definition / Additional Guidance Most The contribution of the comparable was given more or most emphasis compared to other comparables. Less The contribution of the comparable was given less emphasis than comparables weighted as Most. No Weight The comparable was included but given no weight. Example: The property is similar to the subject but was given no weight due to extenuating circumstances, such as a model match that was not a typical market transaction. Note: Do not select this answer if a property was considered (but not included in the sales grid) to demonstrate a special or specific feature, but overall the property was not considered significant enough to affect value. These should be included in the Additional Properties Analyzed Not Used subsection. Indicated Value by Sales Comparison Approach Sales Comparison Approach – Indicated Value by Sales Comparison Approach Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 22.15.15 Indicated Value Always required Dollar amount The indicated value of the subject property as determined by the Sales Comparison Approach method of property valuation. Reconciliation of Sales Comparison Approach Sales Comparison Approach – Reconciliation of Sales Comparison Approach Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 22.16.01 Reconciliation of Sales Comparison Approach Always required Free-form Report additional details and analysis to support conclusions, including how Comparable Weight was determined. Note: Overall reconciliation of value is reported in the Reconciliation section. Uniform Appraisal Dataset 22 Sales Comparison Approach Appendix F-1: URAR Reference Guide Page 280 of 378 Version 1.4 Additional Properties Analyzed Not Used The Additional Properties Analyzed Not Used subsection displays when relevant: • Initially, for the appraiser to provide additional context, or • As part of any reconsideration process Note: Do not include land sales here. When relevant, these are reported in the Site Valuation Methodology subsection of Site (4.105-4.115), or in Cost Approach (25.040-25.050). Sales Comparison Approach – Additional Properties Analyzed Not Used Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 22.17.01 # Required for each additional property 1, 2, 3 … 22.17.02 Property Address Required for each additional property Free-form, in format that conforms to address standards in USPS Publication 28, Postal Addressing Standards Property Address 22.17.03 Sale Date If available when Listing Status is Settled Sale mm/dd/yyyy 22.17.04 Status Required for each additional property Choose an allowable answer from the Definition / Additional Guidance column • Active • Off Market • Pending • Settled Sale Not on Report This is an appraiser input that does not display Required for each additional property Yes | No Reconsideration Requested Indicates whether the client has requested the appraiser to consider this additional property in the Sales Comparison analysis after the appraiser submitted their analysis. Uniform Appraisal Dataset 22 Sales Comparison Approach Appendix F-1: URAR Reference Guide Page 281 of 378 Version 1.4 Sales Comparison Approach – Additional Properties Analyzed Not Used Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 22.17.05 Reason Not Used Required for each additional property Choose an allowable answer from the Definition / Additional Guidance column • Accessory Dwelling Unit • Age • Amenities • Area Below Grade • Bathroom Count • Bedroom Count • Condition • Dated Sale • Design or Style Variance • Finished Area • Gross Building Area • Lot Size • Outbuildings • Proximity • Quality • Sale or Transfer Type • Site Influence • Other (Describe) 22.17.06 Comment Required for each additional property Free-form Additional details and analysis to support the reason for not including in the sales comparison grid. Uniform Appraisal Dataset 22 Sales Comparison Approach Appendix F-1: URAR Reference Guide Page 282 of 378 Version 1.4 Sales Comparison Map Sales Comparison Approach – Sales Comparison Map Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance See iGuide Sales Comparison Map Always required Image A map showing the subject and all sales comparables must be provided. Sales Comparison Approach Exhibits The Sales Comparison Approach Exhibits subsection always displays. Sales Comparison Approach Exhibits Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance See iGuide Sales Comparison Approach Exhibits Always required Photo or image Property Photo Photos of the comparable properties display in this subsection with the Comparable #. The thumbnails from the top of the sales comparison grid are redisplayed, in addition to any other photos that are provided. A caption should be provided to further describe each photo. Uniform Appraisal Dataset 23 Rental Information Appendix F-1: URAR Reference Guide Page 283 of 378 Version 1.4 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 (comps). This section contains the following subsections (“gray bars”), which always display: • Rent Schedule • Comparable Rental Properties • Comparable Rental Analysis (“rental grid” or “rental comparison grid”), which provides a side-by-side comparison of comparable units to each unit in the subject property • Rental Analysis Commentary • Rental Information Exhibits This section displays when Rent Schedule Developed by Appraiser is Yes, and a subject property unit is included in the section when Include Unit in Rent Schedule is Yes. Rental Information Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance Not on Report This is an appraiser input that does not display Always required Yes | No Rent Schedule Developed by Appraiser • Yes (The Rental Information section is included) • No (The Rental Information section is not included) Not on Report This is an appraiser input that does not display Required for each subject property unit including ADUs if Rent Schedule Developed by Appraiser is Yes Yes | No Include Unit in Rent Schedule • Yes (The unit is included in the Rental Information section) • No (The unit is not included in the Rental Information section) Notes: • If only a rent schedule is requested (without the Income Approach), Rental Information includes the necessary units based on the scope of work. Examples: o Single-family property, if subject property rents are required to be confirmed. o Single-family property with an ADU, if a rent schedule is required for the ADU only. • For ADUs, reference published guidelines by the GSEs, government agencies, or other identified secondary market participants for specific guidance. Information previously entered for the subject property populates from the applicable section to Rental Information and does not have to be re-entered. The tables in this chapter show the original location of the information. There is other information that the appraiser must input directly into the Rental Information section. Uniform Appraisal Dataset 23 Rental Information Appendix F-1: URAR Reference Guide Page 284 of 378 Version 1.4 Rent Schedule Subject Property Rental Information A row displays in the Subject Property Rental Information table for each unit for which Include Unit in Rent Schedule is Yes, and the “When to Include” column in this chapter reflects this. Rent Schedule: Subject Property Rental Information Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 23.01.01 N/A Displays if applicable for each unit Free-form Unit Identifier Populates from the Unit Interior section (10.002) for the unit or ADU. 23.01.02 Currently Rented Always required for each unit Yes | No Unit Currently Rented 23.01.03 Occupancy Always required for each unit Choose an allowable answer from the Definition / Additional Guidance column • Tenant • Owner • Vacant Note: Populates from the Unit Interior section (10.020) for the unit or ADU. 23.01.04 Monthly Rent Always required for each unit Dollar amount Monthly Actual Rent for Unit For the subject property, this information displays in the following subsections of Rental Information: • Rent Schedule o Subject Property Rental Information 23.01.04 o Actual Income (Monthly) 23.01.13 • Comparable Rental Analysis Summary 23.03.22 23.01.05 Month-to- Month Required if Unit Currently Rented is Yes Yes | No • Yes (lease agreement is for a one-month period) • No (lease agreement is longer than one month, such as a 12-month lease) 23.01.06 Lease Start If available when Month to Month is No mm/yyyy Lease Start Date Uniform Appraisal Dataset 23 Rental Information Appendix F-1: URAR Reference Guide Page 285 of 378 Version 1.4 Rent Schedule: Subject Property Rental Information Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 23.01.07 Rent Control Always required for each unit Yes | No Unit Subject to Rent Control: Indicates whether the unit is subject to rent control. For the subject property, this information displays in the following subsections of Rental Information: • Rent Schedule – Subject Property Rental Information 23.01.07 • Comparable Rental Analysis 23.03.16 if the row is included in the rental comparison grid. 23.01.08 Rent Concessions Required if Unit Currently Rented is Yes Yes | No Indicates whether monetary concessions are included in the terms of the lease for the unit. For the subject property, this information displays in the following subsections of Rental Information: • Rent Schedule – Subject Property Rental Information 23.01.08 • Comparable Rental Analysis 23.03.17 if the row is included in the rental comparison grid. 23.01.09 Utilities / Services Included Required if Unit Currently Rented is Yes Yes | No Utilities / Services Included: Indicates whether any utilities and services (e.g., electric, heat, water, or internet) are included in the rent for the unit. For the subject property, this information displays in the following subsections of Rental Information: • Rent Schedule – Subject Property Rental Information 23.01.09 • Comparable Rental Analysis 23.03.15 if the row is included in the rental comparison grid. 23.01.10 Furnished Required if Unit Currently Rented is Yes Yes | No Unit Furnished: Indicates whether furniture is included in the rent for the unit. For the subject property, this information displays in the following subsections of Rental Information: • Rent Schedule – Subject Property Rental Information 23.01.10 • Comparable Rental Analysis 23.03.14 if the row is included in the rental comparison grid. 23.01.11 Description of Rent Control and Impact to Value / Marketability Required if Unit Subject to Rent Control is Yes for one or more units in the Rent Schedule Free-form Provide a description of the rent control for each unit with rent control, including impacts to value and / or marketability. Uniform Appraisal Dataset 23 Rental Information Appendix F-1: URAR Reference Guide Page 286 of 378 Version 1.4 Actual Income (Monthly) Rent Rent Schedule: Actual Income - Rent Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 23.01.12 N/A Displays if applicable Free-form Unit Identifier Redisplays from 23.01.01. 23.01.13 N/A Required for each unit or ADU that is included in the Rental Information section Dollar amount Monthly Actual Rent for Unit For the subject property, this information displays in the following subsections of Rental Information: • Rent Schedule o Subject Property Rental Information 23.01.04 o Actual Income (Monthly) 23.01.13 • Comparable Rental Analysis Summary 23.03.22 23.01.14 Subtotal Always required Dollar amount Total Monthly Actual Rent Calculated: Total Monthly Actual Rent for Unit for all units in the Rental Information section. Note: For the subject property, this information also displays in the Income Approach section 24.007 if applicable. Other Real Property Rental Income This subsection describes the other real property rental income associated with the subject property. Example 1: There is no other real property rental income. Example 2: There is other real property rental income, and the opinion of market income differs from the actual income. Uniform Appraisal Dataset 23 Rental Information Appendix F-1: URAR Reference Guide Page 287 of 378 Version 1.4 Rent Schedule: Actual Income – Other Real Property Rental Income Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 23.01.15 N/A Always required Choose an allowable answer from the Definition / Additional Guidance column Other Income Type • None (there is no other real property rental income) • Non-Tenant Parking (open or covered parking spaces are rented or leased to someone other than the occupants of the property units) • Storage • Other (Describe) For the subject property, this information displays in the following subsections of Rental Information: • Rent Schedule o Actual Income (Monthly) 23.01.15 o Opinion of Market Income (Monthly) 23.01.22 Notes: • Only select a valid value (other than None) if there is actual or market income associated with it. • If there is other real property rental income (actual or market), provide a description and details in Rental Analysis Commentary 23.04.01. 23.01.16 N/A Required for each Other Income Type Dollar amount Other Actual Income Notes: • If an Other Income Type is selected, the associated Other Actual Income and Other Market Income are both required. • If Other Income Type is None, Other Actual Income and Other Market Income must be 0. 23.01.17 Subtotal Always required Dollar amount Total Other Actual Income Calculated: The sum of Other Actual Income for all income types. 23.01.18 Total Always required Dollar amount Total Actual Income Calculated: Total Monthly Actual Rent + Total Other Actual Income Opinion of Market Income (Monthly) Rent Rent Schedule: Opinion of Market Income - Rent Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 23.01.19 N/A Displays if applicable Free-form Unit Identifier Redisplays from 23.01.01. Uniform Appraisal Dataset 23 Rental Information Appendix F-1: URAR Reference Guide Page 288 of 378 Version 1.4 Rent Schedule: Opinion of Market Income - Rent Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 23.01.20 N/A Required for each unit or ADU that is included in the Rental Information section Dollar amount Monthly Market Rent for Unit: The monthly dollar amount that is expected to be received as rental income at full market price for the single living unit. For the subject property, this information displays in the following subsections of Rental Information: • Rent Schedule – Opinion of Market Income (Monthly) 23.01.20 • Comparable Rental Analysis Summary 23.03.23 23.01.21 Subtotal Always required Dollar amount Total Monthly Market Rent Calculated: Total Monthly Market Rent for Unit for all units in the Rental Information section. Note: For the subject property, this information also displays in the Income Approach section 24.022 if applicable. Other Real Property Rental Income Rent Schedule: Opinion of Market Income – Other Real Property Rental Income Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 23.01.22 N/A Always required Choose an allowable answer from the Definition / Additional Guidance column Other Income Type • None (there is no other real property rental income) • Non-Tenant Parking (open or covered parking spaces are rented or leased to someone other than the occupants of the property units) • Storage • Other (Describe) For the subject property, this information displays in the following subsections of Rental Information: • Rent Schedule o Actual Income (Monthly) 23.01.15 o Opinion of Market Income (Monthly) 23.01.22 Notes: • Only select a valid value (other than None) if there is actual or market income associated with it. • If there is other real property rental income (actual or market), provide a description and details in Rental Analysis Commentary 23.04.01. 23.01.23 N/A Required for each Other Income Type Dollar amount Other Market Income Note: If an Other Income Type is selected, both the Other Actual Income and Other Market Income must be provided. 23.01.24 Subtotal Always required Dollar amount Total Other Market Income Calculated: The sum of Other Market Income for all income types. 23.01.25 Total Always required Dollar amount Total Market Income Calculated: Total Monthly Market Rent + Total Other Market Income Uniform Appraisal Dataset 23 Rental Information Appendix F-1: URAR Reference Guide Page 289 of 378 Version 1.4 Comparable Rental Properties The Comparable Rental Properties subsection includes a thumbnail photo and basic information about the subject property and each rental comparable. These properties represent the most current, similar, and proximate comparable rental properties to the subject property. This analysis is intended to support the opinion of the market rent for each unit in the subject property. • Each rental comparable represents a unit and not necessarily the entire comparable property. • A rental comparable unit can be compared to more than one subject property unit. Example • Comps 4 and 5 are two units in the same property. • Comp 1 is compared to both subject units. Subject Property Information Comparable Rental Properties – Subject Property Information Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance See iGuide Subject Property Always required Photo Property Photo Photo of the subject property, typically the front. Uniform Appraisal Dataset 23 Rental Information Appendix F-1: URAR Reference Guide Page 290 of 378 Version 1.4 Comparable Rental Properties – Subject Property Information Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 23.02.01 Subject Property Always required Free-form, in format that conforms to address standards in USPS Publication 28, Postal Addressing Standards Property Address Populates from the Subject Property section 3.000. Comparable Property Information Rent Schedule: Comparable Rental Properties – Comparable Property Information Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance See iGuide N/A If available for each rental comparable unit Photo Property Photo Photo of the property, typically the front. Note: If provide, Rental Comparable photos redisplay in Rental Information Exhibits with the Comparable #. 23.02.02 Comparable # Required for each rental comparable unit 1, 2, 3 … Rental Comparable #: The rental comparable unit that is being compared to one or more subject property units. 23.02.03 N/A Required for each rental comparable unit Free-form, in format that conforms to address standards in USPS Publication 28, Postal Addressing Standards Rental Comparable Address Note: For properties with multiple units in the same building, a unique unit identifier must be included with the address of the comparable unit. 23.02.04 Data Source: Required for each rental comparable unit Choose one or more allowable answers from the Definition / Additional Guidance column Rental Comparable Data Source • Assessor Record • Builder or Developer • Condominium Questionnaire • Cooperative Board • Cooperative Questionnaire • Data Aggregator • Exterior Inspection • HOA • Interior Inspection • Land Survey • MLS • Previous Appraisal File • Property Management Company • Property Owner • Property Tenant • Real Estate Agent • Other (Describe) 23.02.04 Data Source: Required when Rental Comparable Data Source is MLS, or if applicable for other data sources Free-form Data Source Identifier: A unique number or identifier assigned to the rental comparable by the data source. Notes: • If Rental Comparable Data Source is MLS, the MLS number is required. • If a data source has an identifier, it must be reported on the URAR. 23.02.05 Lease Start Date: If available for each rental comparable unit mm/yyyy Uniform Appraisal Dataset 23 Rental Information Appendix F-1: URAR Reference Guide Page 291 of 378 Version 1.4 Rent Schedule: Comparable Rental Properties – Comparable Property Information Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 23.02.06 Actual Rent: Always required for each rental comparable unit Dollar amount Monthly Actual Rent for Unit For the comparables, this information displays in the following subsections of Rental Information: • Comparable Rental Properties 23.02.06 • Comparable Rental Analysis Summary 23.03.45 Uniform Appraisal Dataset 23 Rental Information Appendix F-1: URAR Reference Guide Page 292 of 378 Version 1.4 Comparable Rental Analysis The Comparable Rental Analysis subsection, or “rental comparison grid”, provides a consistent format to estimate the market rent of the subject property. Adjustments (in Adjusted Rent) should be made only when there is a market-supported difference between the comparable units and the subject property unit. The appraiser must reconcile the applicable indicated monthly market rents to provide an opinion of the market rent for each unit in the subject property that is included in the Rental Information section. Key Concepts Fields that are Not Applicable In the Rental Comparison Grid If a specific field in the rental comparison grid is not applicable for a subject unit or a given comparable unit, the cell is either grayed out or displays a dash (—). Grayed Out Cells Information that is never applicable for the subject or comparables is grayed out in the rental comparison grid. Example: • Proximity to Subject, Overall Comparison to Subject, and Adjusted Rent are not applicable for the subject units and are always grayed out. • Opinion of Market Rent (Monthly Market Rent for Unit) is not applicable for the comparable units and is always grayed out. Cells Displaying a Dash Information that is not applicable for the appraisal displays a dash (—) in the rental comparison grid. Example: • If the subject or a comparable is not in a condominium, cooperative, or condop, and the row is included in the rental comparison grid, Project Name and Project Common Amenities/Services displays a dash for the applicable property to show that the information is not applicable. Uniform Appraisal Dataset 23 Rental Information Appendix F-1: URAR Reference Guide Page 293 of 378 Version 1.4 How Rows Display in the Rental Comparison Grid There are two ways that rows display in the rental comparison grid depending on characteristics of the subject and / or comparables. • Rows that always display o Proximity to Subject o Bedrooms o Baths – Full | Half o Finished Area o Vehicle Storage | Spaces o Summary subsection • Rows that may display if relevant to provide support for Adjusted Rent For a full list, see Appendix F-1: URAR Reference Guide Supplement - Summary of Rows in Comparable Grids. General Guidance on Rows that May Display Some rows display on the rental comparison grid if relevant: • To report meaningful attributes, or • To support conclusions, scope of work, or policy Notes: • These rows must be brought into the rental comparison grid when there is relevant and meaningful information for the subject and all comparables, and adding the row leads to credible results. Not reporting a meaningful attribute can be misleading by omission. • These rows are indicated in this chapter with the Report Label in blue italics, and “If relevant” in the “When Row Displays” column. Uniform Appraisal Dataset 23 Rental Information Appendix F-1: URAR Reference Guide Page 294 of 378 Version 1.4 Additional Rows One or more additional rows may be added to the rental comparison grid to provide context and impactful details. These rows must only be used when atypical characteristics are observed. Do not add rows for information that is already available as a predefined row. Unit to Unit Comparison Each comparable column provides 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. • Each subject property unit has its own rental comparison grid. • Each comparable represents a unit and not necessarily the entire property. • A comparable unit may be compared to more than one subject unit. Comparison to Subject Unit Some features (rows) in the rental comparison grid require a comparison to the subject unit instead of reporting the specific characteristics of the comparable unit. • Project Common Amenities / Services • Site Influence • View from Unit • Vehicle Storage | Spaces • Overall Comparison to Subject Rental Information: Comparison to Subject Unit Allowable Answer Definition / Additional Guidance Superior The feature in the comparable unit has greater market demand than the subject unit. Similar The feature in the comparable unit has equivalent market demand compared to the subject unit. Inferior The feature in the comparable unit has less market demand than the subject unit. Uniform Appraisal Dataset 23 Rental Information Appendix F-1: URAR Reference Guide Page 295 of 378 Version 1.4 Adjusted Rent The analysis of comparable rentals reflects market reaction to significant variations between the comparable units and the subject unit. Adjusted Rent (23.03.47) is the sum of the appraiser’s analysis of the differences between the subject unit and the comparable unit. Although no adjustments are made within the rental comparison grid, the appraiser must consider the differences and reflect any market reaction in the final adjusted rent for each rental comparable. Heading at the Top of each Rental Comparison Grid There is a separate rental comparison grid for each subject property unit that is included in the Rental Information section. Rental Information: Comparable Rental Analysis – Rental Grid Heading Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 23.03.01 Subject Displays if applicable Free-form Unit Identifier Redisplays from 23.01.01. 23.03.24 # Required for each rental comparable 1, 2, 3 … Rental Comparable #: The rental comparable unit that is being compared to the subject property unit. Redisplays from 23.02.02. Note: Each rental comparable represents a unit and not necessarily the entire comparable property. Uniform Appraisal Dataset 23 Rental Information Appendix F-1: URAR Reference Guide Page 296 of 378 Version 1.4 Rental Comparison Grid Rental Information: Rental Comparison Grid Report Field ID Report Label When Row Displays When to Include for each Comparable Unit Allowable Answers / Format Origin of Subject Property Information Adjustable Row Definition / Additional Guidance 23.03.25 Proximity to Subject Always Always required Number of miles or kilometers Proximity to Subject is only applicable to comparables No Proximity to Subject Note: Can be 0, such as when the comparable is in the same building as the subject property or an adjacent property. Uniform Appraisal Dataset 23 Rental Information Appendix F-1: URAR Reference Guide Page 297 of 378 Version 1.4 Rental Information: Rental Comparison Grid Report Field ID Report Label When Row Displays When to Include for each Comparable Unit Allowable Answers / Format Origin of Subject Property Information Adjustable Row Definition / Additional Guidance 23.03.25 Proximity to Subject Always Required if Proximity to Subject is not 0 Choose an allowable answer from the Definition / Additional Guidance column Direction from Subject to Comparable is only applicable to comparables No Direction from Subject to Comparable • E • N • NE • NW • S • SE • SW • W 23.03.02 23.03.26 Neighborhood Name If relevant Required when the row is included in the rental comparison grid Free-form Subject Property • Neighborhood Name 3.003 No Note: Neighborhood name may not apply in some areas, such as rural areas. In this case, enter None when the row is included in the rental comparison grid. Not on Report This is an appraiser input that does not display in the rental grid N/A Always required Yes | No Subject Property • Property in a PUD 3.010 No Property in a PUD: Indicates whether the property is in a PUD. Not on Report This is an appraiser input that does not display in the rental grid N/A Always required Yes | No Subject Property • Property in a Project 3.011- 3.012-3.013 No Property in a Project • Yes (the property is in a condominium, cooperative, or condop) • No (the property is not in a condominium, cooperative, or condop) 23.03.03 23.03.27 Project Name If relevant Required if the comparable is in a condo, co-op, or condop, and the row is included in the rental comparison grid Free-form Project Information • Project Name 18.004 No 23.03.04 Project Common Amenities / Services If relevant Common Amenities / Services is not reported for comparables Project Information • Common Amenities / Services 18.012 No 23.03.28 Project Common Amenities / Services If relevant Required if the comparable is in a condo, co-op, condop, or PUD, and the row is included in the rental comparison grid Superior, Similar or Inferior Common Amenities / Services Comparison to Subject is only applicable to comparables No Common Amenities / Services Comparison to Subject: Describes how the comparable’s project common amenities and services compare to those of the subject property. Uniform Appraisal Dataset 23 Rental Information Appendix F-1: URAR Reference Guide Page 298 of 378 Version 1.4 Rental Information: Rental Comparison Grid Report Field ID Report Label When Row Displays When to Include for each Comparable Unit Allowable Answers / Format Origin of Subject Property Information Adjustable Row Definition / Additional Guidance 23.03.05 Site Influence If relevant Site Influence is not reported for comparables Site • Site Influence 4.025 • Body of Water Type 4.027 No Note: If Site Influence is Body of Water, Body of Water Type displays. 23.03.29 Site Influence If relevant Required when the row is included in the rental comparison grid Superior, Similar or Inferior Site Influence Comparison to Subject is only applicable to comparables No Site Influence Comparison to Subject: Describes how the comparable’s site influences compare to those of the subject property. 23.03.06 View from Unit If relevant View from Unit is not reported for comparables Choose one or more allowable answers from the Definition / Additional Guidance column View from Unit does not populate from Site; the appraiser must enter information for each unit in the Rent Schedule No The view(s) from the subject unit. • Bay • Canal • City Street • Commercial • Cove • Creek • Golf Course • Gulf • High Density Residential • Highway • Industrial • Lake • Marsh • Mountain • Ocean • Park • Parking Lot • Pastoral • Pond • Reservoir • Residential • River • School • Skyline • Sound • Traffic Wall Barriers • Valley • Woods • Other (Describe) Uniform Appraisal Dataset 23 Rental Information Appendix F-1: URAR Reference Guide Page 299 of 378 Version 1.4 Rental Information: Rental Comparison Grid Report Field ID Report Label When Row Displays When to Include for each Comparable Unit Allowable Answers / Format Origin of Subject Property Information Adjustable Row Definition / Additional Guidance 23.03.30 View from Unit If relevant Required when the row is included in the rental comparison grid Superior, Similar or Inferior View Comparison to Subject Unit is only applicable to comparables No View Comparison to Subject Unit: Describes how the comparable unit’s views compare to those of the subject unit. Note: The comparison is to each subject unit, so the answer may not always be the same if a comparable unit is used more than once in the rental comparison grid. 23.03.07 23.03.31 Floor Number If relevant Required when the row is included in the rental comparison grid Free-form Unit Interior • Floor Number 10.018 No The building floor number where the entrance to the unit is located. Examples: 1, 2, B1, B2 Not on Report This is an appraiser input that does not display in the rental grid N/A Always required Yes | No Subject Property • Site Owned in Common 3.015 No Site Owned in Common: Indicates whether land associated with the property is owned by an association, such as a condominium project, cooperative, or condop. • Yes (the land supporting the dwelling is commonly owned through an association such as a condo, co-op or condop). • No (the homeowner owns or leases the land sole and separate from another entity). 23.03.08 23.03.32 Site Size If relevant Required if Site Owned in Common is No and the row is included in the rental comparison grid Number of acres, square feet, hectares, or square meters Site • Total Site Size 4.000 No 23.03.09 23.03.33 Grade Level If relevant Required when the row is included in the rental comparison grid Choose an allowable answer from the Definition / Additional Guidance column Grade Level of Unit does not populate from Unit Interior; the appraiser must enter information for each unit in the Rent Schedule No Grade Level of Unit • Above Grade • Fully Below Grade • Partially Below Grade Reference published guidelines by the GSEs, government agencies, or other identified secondary marketing participants for specific guidance. 23.03.10 23.03.34 Interior Condition If relevant Required when the row is included in the rental comparison grid C1 to C6 Unit Interior • Interior Condition Rating 10.035 No Reference Appendix 2: Condition and Quality Rating Definitions for definitions. Note: For the subject property, reflects the condition as if any required repairs, inspections, or completions have been satisfactorily completed. Not on Report This is an appraiser input that does not display in the rental grid N/A Always required Choose an allowable answer from table (Structure Type) • Structure Type Not on Report No Structure Type: The type of structure that contains the rental unit or ADU. • Dwelling • Outbuilding Uniform Appraisal Dataset 23 Rental Information Appendix F-1: URAR Reference Guide Page 300 of 378 Version 1.4 Rental Information: Rental Comparison Grid Report Field ID Report Label When Row Displays When to Include for each Comparable Unit Allowable Answers / Format Origin of Subject Property Information Adjustable Row Definition / Additional Guidance 23.03.11 23.03.35 Bedrooms Always Always required Number Unit Interior • Total Bedrooms 10.023 No 23.03.12 23.03.36 Baths – Full | Half Always Always required Number Unit Interior • Total Bathrooms - Full 10.024 No 23.03.12 23.03.36 Baths – Full | Half Always Always required Number Unit Interior • Total Bathrooms - Half 10.025 No 23.03.13 23.03.37 Finished Area Always Always required Number of square feet Unit Interior • Above Grade Finished Area 10.003 • Above Grade Finished Area (Nonstandard) 10.004 • Below Grade Finished Area 10.006 • Below Grade Finished Area (Nonstandard) 10.007 No Finished Area of Unit: The total finished area of the unit regardless of grade level. • For the subject property, calculated: Above Grade Finished Area + Above Grade Finished Area (Nonstandard) + Below Grade Finished Area + Below Grade Finished Area (Nonstandard). • For the comparables, report all finished areas regardless of grade level, standard or nonstandard, as a single number in Finished Area of Unit. 23.03.14 23.03.38 Furnished If relevant Required when the row is included in the rental comparison grid Yes | No Rental Information • Unit Furnished 23.01.10 No Unit Furnished: Indicates whether furniture is included in the rent for the unit. 23.03.15 23.03.39 Utilities / Services Included If relevant Required when the row is included in the rental comparison grid Yes | No Rental Information • Utilities / Services Included 23.01.09 No Utilities / Services Included: Indicates whether any utilities and services (e.g., electric, heat, water, or internet) are included in the rent for the unit. 23.03.16 23.03.40 Rent Control If relevant Required when the row is included in the rental comparison grid Yes | No Rental Information • Unit Subject to Rent Control 23.01.07 No Unit Subject to Rent Control: Indicates whether the unit is subject to rent control. 23.03.17 23.03.41 Rent Concessions If relevant Required when the row is included in the rental comparison grid Yes | No Rental Information • Rent Concessions 23.01.08 No Rent Concessions: Indicates whether monetary concessions are included in the terms of the lease for the unit. Uniform Appraisal Dataset 23 Rental Information Appendix F-1: URAR Reference Guide Page 301 of 378 Version 1.4 Rental Information: Rental Comparison Grid Report Field ID Report Label When Row Displays When to Include for each Comparable Unit Allowable Answers / Format Origin of Subject Property Information Adjustable Row Definition / Additional Guidance 23.03.18 Vehicle Storage | Spaces Always Vehicle Storage Type for Unit is not reported for comparables Choose an allowable answer from the Definition / Additional Guidance column Vehicle Storage Type for Unit does not populate from Vehicle Storage; the appraiser must enter information for each unit in the Rent Schedule No Vehicle Storage Type for Unit The type of parking spaces specifically dedicated to the unit. • None (subject unit does not have any available vehicle storage) • Carport • Common Carport • Driveway • Garage • Open Lot • Parking Garage • Shared Driveway • Other (Describe) 23.03.18 Vehicle Storage | Spaces Always Dedicated Parking Spaces for Unit is not reported for comparables Number Number of Dedicated Parking Spaces for Unit does not populate from Vehicle Storage; the appraiser must enter information for each unit in the Rent Schedule Number of Dedicated Parking Spaces for Unit: The number of parking spaces specifically dedicated to the subject unit within the indicated Vehicle Storage Type. • Enter zero (0) for common parking areas in which the subject unit does not have any dedicated spaces. • If the vehicle storage is shared, only include spaces specifically dedicated to the subject unit. 23.03.42 Vehicle Storage | Spaces Always Required when the row is included in the rental comparison grid Superior, Similar, or Inferior Vehicle Storage Comparison to Subject Unit is only applicable to comparables Vehicle Storage Comparison to Subject Unit: Describes how the dedicated vehicle storage for the comparable unit compares with the subject unit. Note: The comparison is to each subject unit, so the answer may not always be the same if a comparable unit is used more than once in the rental comparison grid. 23.03.20 23.03.43 Additional data element displays as the Report Label 23.03.19 If relevant Required when the row is included in the rental comparison grid Free-form Additional Row does not populate from other sections; the appraiser must enter information for each unit in the Rent Schedule Additional Row This row displays on the rental comparison grid when an additional data element is needed that is not predefined. Note: Only put one data element in each row and add additional rows as needed for other data elements. Uniform Appraisal Dataset 23 Rental Information Appendix F-1: URAR Reference Guide Page 302 of 378 Version 1.4 Comparable Rental Analysis – Summary Rental Information: Comparable Rental Analysis - Summary Report Field ID Report Label When Row Displays When to Include for each Comparable Unit Allowable Answers / Format Origin of Subject Property Information Adjustable Row Definition / Additional Guidance 23.03.21 23.03.44 Rent Per Finished Area Always Always required Dollar amount Rental Information • Monthly Actual Rent for Unit 23.01.04 • Finished Area of Unit 23.03.13 No Calculated: Monthly Actual Rent for Unit / Finished Area of Unit 23.03.22 23.03.45 Actual Rent Always Always required. Redisplays from 23.02.06. Dollar amount Rental Information • Monthly Actual Rent for Unit 23.01.04 No Monthly Actual Rent for Unit For the subject property, this information displays in the following subsections of Rental Information: • Rent Schedule o Subject Property Rental Information 23.01.04 o Actual Income (Monthly) 23.01.13 • Comparable Rental Analysis Summary 23.03.22 23.03.46 Overall Comparison to Subject If relevant Required when the row is included in the rental comparison grid Superior, Similar, or Inferior Overall Comparison to Subject Unit is only applicable to comparables No Overall Comparison to Subject Unit: Describes how the comparable unit compares overall to the subject unit. 23.03.47 Adjusted Rent Always Always required Dollar amount Adjusted Rent is only applicable to comparables No The appraiser’s market-supported overall adjustment for the difference(s) between the comparable and the subject unit’s characteristics. Uniform Appraisal Dataset 23 Rental Information Appendix F-1: URAR Reference Guide Page 303 of 378 Version 1.4 Rental Information: Comparable Rental Analysis - Summary Report Field ID Report Label When Row Displays When to Include for each Comparable Unit Allowable Answers / Format Origin of Subject Property Information Adjustable Row Definition / Additional Guidance 23.03.23 Opinion of Market Rent Always Opinion of Market Rent is not reported for comparables Dollar amount Rental Information • Monthly Market Rent for Unit 23.01.20 No Monthly Market Rent for Unit: The monthly dollar amount that is expected to be received as rental income at full market price for the single living unit. For the subject property, this information displays in the following subsections of Rental Information: • Rent Schedule – Opinion of Market Income (Monthly) 23.01.20 • Comparable Rental Analysis Summary 23.03.23 23.03.48 Comparable Weight Always Always required Choose an allowable answer from table (Comparable Weight) Comparable Weight is only applicable to comparables No The relative emphasis given to the comparable unit by the appraiser in determining the market rent for the subject unit. Examples of scenarios with 3 comparables: • The appraiser relied primarily on 2 comparable units that were given equal consideration and included a third comparable as supporting the data. Select Most, Most, and Less. • The appraiser relied primarily on 1 comparable unit that was given most consideration, and included 2 comparable units that were considered to be representative but less relevant than the primary comparable. Select Most, Less, and Less. • All comparable units were equally considered good market indicators. Select Most, Most, and Most. Comparable Weight – Choose one answer for each Comparable Allowable Answer Definition / Additional Guidance Most The contribution of the comparable unit was given more or most emphasis compared to other comparable units. Less The contribution of the comparable unit was given less emphasis than comparable units weighted as Most. No Weight The comparable unit was included but given no weight. Examples: • The comparable unit is similar to the subject unit, but was given no weight due to extenuating circumstances, such as a model match that was not a typical market lease. • To show support for a property characteristic of the subject, when the comparable overall is not considered a reliable indicator of the market. Uniform Appraisal Dataset 23 Rental Information Appendix F-1: URAR Reference Guide Page 304 of 378 Version 1.4 Rental Analysis Commentary The Rental Analysis Commentary subsection always displays. Rental Information – Rental Analysis Commentary Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 23.04.01 Rental Analysis Commentary Always required Free-form Report additional details and analysis to support conclusions, including how Comparable Weight was determined. Rental Information Exhibits All photos or images related to the Rental Information section are displayed in the Rental Information Exhibits subsection. If there are no photos or images, this subsection does not display. Rental Information Exhibits Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance See iGuide Rental Information Exhibits Always required Image Map of Subject and Rental Comparables A map of the subject and rental comparables must be provided, which can display in Rental Information Exhibits with the caption “Map of Rental Comparables”. An additional caption may be provided. Note: Can be provided as one map in the Sales Comparison Approach section. See iGuide Rental Information Exhibits If relevant Photo Property Photo Photos of the comparable rental properties display in this subsection with the Comparable #. The thumbnails from the Comparable Rental Properties subsection are redisplayed, in addition to any other photos for the comparable. An additional caption may be provided. See iGuide Rental Information Exhibits If relevant Photo or image Rental Information Exhibit Other photos or images related to the Rental Information section may be provided which display in Rental Information Exhibits. A caption should be provided to further describe the photo or image. Uniform Appraisal Dataset 24 Income Approach Appendix F-1: URAR Reference Guide Page 305 of 378 Version 1.4 24 Income Approach The Income Approach section includes information about Gross Rent Multiplier (GRM) comparables (comps), market rent, and the GRM. The GRM uses the Total Monthly Market Rent for the subject as determined in the Rental Information section through the Comparable Rental Analysis subsection and reported in the Rent Schedule (23.01.21). The Income Approach section provides space for additional commentary and exhibits. Notes: • The comparable sales used to support the GRM comps may be different than those used in the Sales Comparison Approach. The Income Approach section enables the appraiser to report the sales used in the analysis of how the GRM for the subject was derived. • If there is an Income Approach, there must also be a rent schedule (Rental Information section must be included). • All comps used in the GRM comparison grid must be settled sales. Comparable listings may be provided as additional support for the GRM and are reported in Income Approach Commentary (24.025) instead of the GRM comparison grid. Income Approach displays when Income Approach Developed by Appraiser is Yes, and the “When to Include” column in this chapter reflect this. Income Approach Developed by Appraiser Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance Not on Report This is an appraiser input that does not display Always required Yes | No Income Approach Developed by Appraiser • Yes (The Income Approach section is included) • No (The Income Approach section is not included) Gross Rent Multiplier Comparables Key Concepts The Gross Rent Multiplier Comparables subsection provides detailed information about the properties (GRM comps) that were used to determine the GRM for the subject property. Subject Property Information in the Income Approach section Information previously entered for the subject property populates from the applicable section to Income Approach and does not have to be re-entered. The “Origin of Subject Property Information” column in this chapter shows the original location of the information. There is other information that the appraiser must input directly into the Income Approach section. Uniform Appraisal Dataset 24 Income Approach Appendix F-1: URAR Reference Guide Page 306 of 378 Version 1.4 Grayed out Cells Information that is never applicable for the subject property is grayed out in the GRM comparison grid. Example: • Data Source, Proximity to Subject and Comparable Weight are not applicable for the subject property and are always grayed out. How Rows Display in the GRM Comparison Grid There are three ways that rows display in the GRM comparison grid depending on characteristics of the subject and / or comparables. • Rows that always display (e.g., Property Address, Sale Price, and Gross Monthly Rent), or • A row that displays if applicable based on property characteristics (Accessory Dwelling Units), or • Rows that may display if relevant to support analysis and conclusions. Examples: Report Label Row Always Displays Row Displays if Applicable (Conditionally Displays) Row Displays if Relevant (May Display) Units Excluding ADUs √ Accessory Dwelling Units When the subject or any GRM comparable has ADUs Gross Building Finished Area √ For a full list, see Appendix F-1: URAR Reference Guide Supplement - Summary of Rows in Comparable Grids. General Guidance on Rows that May Display Some rows display on the GRM comparison grid if relevant: • To report meaningful attributes, or • To support conclusions, scope of work, or policy. Notes: • These rows must be brought into the GRM comparison grid when there is relevant and meaningful information for the subject and all comparables, and adding the row leads to credible results. Not reporting a meaningful attribute can be misleading by omission. Uniform Appraisal Dataset 24 Income Approach Appendix F-1: URAR Reference Guide Page 307 of 378 Version 1.4 • These rows are indicated in this chapter with the Report Label in blue italics, and “If relevant” in the “When Row Displays” column. Additional Rows One or more additional rows may be added to provide context and impactful details. These rows must only be used when atypical characteristics are observed. Do not add rows for information that is already available as a predefined row. GRM Comparison Grid Income Approach: Gross Rent Multiplier Comparables Report Field ID Report Label When Row Displays When to Include for each Comparable Allowable Answers / Format Origin of Subject Property Information Adjustable Row Definition / Additional Guidance 24.008 Comparable # Always Always required 1, 2, 3 … GRM Comparable # is only applicable to comparables No GRM Comparable # Uniform Appraisal Dataset 24 Income Approach Appendix F-1: URAR Reference Guide Page 308 of 378 Version 1.4 Income Approach: Gross Rent Multiplier Comparables Report Field ID Report Label When Row Displays When to Include for each Comparable Allowable Answers / Format Origin of Subject Property Information Adjustable Row Definition / Additional Guidance 24.000 24.009 Property Address Always Always required Free-form, in format that conforms to address standards in USPS Publication 28, Postal Addressing Standards Subject Property • Property Address 3.000 No See iGuide Property Address Always Always required Photo No Property Photo Photo of the property, typically the front. Note: GRM comparable photos are required and redisplay in Income Approach Exhibits with the Comparable #. 24.010 Data Source Always Always required Choose one or more allowable answers from the Definition / Additional Guidance column GRM Comparable Data Source is only applicable to comparables No GRM Comparable Data Source • Assessor Record • Builder or Developer • Condominium Questionnaire • Cooperative Board • Cooperative Questionnaire • Data Aggregator • Exterior Inspection • HOA • Land Survey • Lender • MLS • Previous Appraisal File • Property Management Company • Property Owner • Property Tenant • Real Estate Agent • Other (Describe) 24.010 Data Source Always Required when GRM Comparable Data Source is MLS, or if applicable for other data sources Free-form Data Source Identifier is only applicable to comparables No Data Source Identifier: A unique number or identifier assigned to the GRM comparable by the data source. Notes: • If GRM Comparable Data Source is MLS, the MLS number is required. • If a data source has an identifier, it must be reported on the URAR. 24.011 Proximity to Subject Always Always required Number of miles or kilometers Proximity to Subject is only applicable to comparables No Proximity to Subject Note: Can be 0, such as when the comparable is in the same building as the subject property or an adjacent property. Uniform Appraisal Dataset 24 Income Approach Appendix F-1: URAR Reference Guide Page 309 of 378 Version 1.4 Income Approach: Gross Rent Multiplier Comparables Report Field ID Report Label When Row Displays When to Include for each Comparable Allowable Answers / Format Origin of Subject Property Information Adjustable Row Definition / Additional Guidance 24.011 Proximity to Subject Always Required if Proximity to Subject is not 0 Choose an allowable answer from the Definition / Additional Guidance column Direction from Subject to Comparable is only applicable to comparables No Direction from Subject to Comparable • E • N • NE • NW • S • SE • SW • W 24.001 24.012 Units Excluding ADUs Always Always required Number Subject Property • Units Excluding ADUs 3.005 No Number of separate living units on the property, not counting any ADUs. ADUs are entered in a separate field but are considered in the overall unit count. Examples: • A single-family property (with or without an ADU) is reported as 1 unit in this field. • A three-unit property (with or without an ADU) is reported as 3 units in this field. 24.002 24.013 Accessory Dwelling Units When the subject or any GRM comparable has ADUs Always required Number Subject Property • Number of ADUs on Subject Property 3.006 No Number of ADUs on Property Notes: • Enter zero (0) if there are no ADUs on the property. • ADUs may be in the dwelling, attached to the dwelling, or associated with a separate building (outbuilding). 24.003 24.014 Gross Building Finished Area If relevant Required when the row is included in the GRM comparison grid Number of square feet The appraiser must enter the information for the subject property. Note: Displays in Sales Comparison Approach, if applicable • Gross Building Finished Area 22.05.04 No Total Gross Building Finished Area for Property Gross Building Finished Area (GBFA) for all dwellings regardless of grade level and whether the finished area is standard or nonstandard; includes common finished areas, ADUs (in dwellings), and below grade finished areas. Note: Does not include unfinished area. 24.004 24.015 Rent Control If relevant Required when the row is included in the GRM comparison grid Yes | No Property Subject to Rent Control does not populate from other sections; the appraiser must enter information for the subject property No Property Subject to Rent Control: Indicates whether the property is subject to rent control. Uniform Appraisal Dataset 24 Income Approach Appendix F-1: URAR Reference Guide Page 310 of 378 Version 1.4 Income Approach: Gross Rent Multiplier Comparables Report Field ID Report Label When Row Displays When to Include for each Comparable Allowable Answers / Format Origin of Subject Property Information Adjustable Row Definition / Additional Guidance 24.006 24.016 Additional data element displays as the Report Label 24.005 If relevant Required when the row is included in the GRM comparison grid Free-form Additional Row does not populate from other sections; the appraiser must enter information for the subject property No Additional Row This row displays on the GRM comparison grid when an additional data element is needed that is not predefined. Note: Only put one data element in each row and add additional rows as needed for other data elements. 24.017 Sale Price Always Always required Dollar amount Sale Price is only applicable to comparables No 24.018 Sale Date Always Always required mm/dd/yyyy Sale Date is only applicable to comparables No 24.019 Gross Monthly Rent Always Always required Yes | No Is Gross Monthly Rent Estimated is only applicable to comparables No Is Gross Monthly Rent Estimated? • Yes (actual monthly rent is not available) • No Note: If Yes, Gross Monthly Rent displays with a tilde (~) for the GRM comparable, and the reason the actual rent could not be obtained must be reported in Income Approach Commentary. 24.007 24.019 Gross Monthly Rent Always Always required Dollar amount Rental Information • Total Monthly Actual Rent 23.01.14 No Gross Monthly Rent for all units, also referred to as Total Monthly Actual Rent Notes: • Report the monthly rent for each GRM comparable. • For the subject, the Gross Monthly Rent 24.007 might not equal the Total Monthly Market Rent 24.022. 24.020 Gross Rent Multiplier Always Always required Number Gross Rent Multiplier is only reported here for comparables No Calculated for each GRM comparable: Sale Price / Gross Monthly Rent Note: Gross Rent Multiplier for the subject property is reported in 24.023 Uniform Appraisal Dataset 24 Income Approach Appendix F-1: URAR Reference Guide Page 311 of 378 Version 1.4 Income Approach: Gross Rent Multiplier Comparables Report Field ID Report Label When Row Displays When to Include for each Comparable Allowable Answers / Format Origin of Subject Property Information Adjustable Row Definition / Additional Guidance 24.021 Comparable Weight Always Always required Choose an allowable answer from table (Comparable Weight) Comparable Weight is only applicable to comparables No The relative emphasis given to the GRM comparable by the appraiser in support of the indicated value by the income approach. Examples of scenarios with 3 comparables: • The appraiser relied primarily on 2 comparables that were given equal consideration and included a third comparable as supporting the data. Select Most, Most, and Less. • The appraiser relied primarily on 1 comparable that was given most consideration, and included 2 comparables that were considered to be representative but less relevant than the primary comparable. Select Most, Less, and Less. • All comparables were equally considered good market indicators. Select Most, Most, and Most. Comparable Weight – Choose one answer for each Comparable Allowable Answer Definition / Additional Guidance Most The contribution of the comparable was given more or most emphasis compared to other comparables. Less The contribution of the comparable was given less emphasis than comparables weighted as Most. No Weight The comparable was included but given no weight. Example: The property is similar to the subject but was given no weight due to extenuating circumstances, such as a model match that was not a typical market transaction. Uniform Appraisal Dataset 24 Income Approach Appendix F-1: URAR Reference Guide Page 312 of 378 Version 1.4 Indicated Value by Income Approach The Indicated Value by Income Approach subsection always displays when Income Approach is included in the report. It references information about the subject property. Income Approach – Indicated Value by Income Approach Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 24.022 Total Monthly Market Rent Always required Dollar amount Redisplays from the Rental Information section 23.01.21. Note: For the subject, the Gross Monthly Rent 24.007 may not equal the Total Monthly Market Rent 24.022. 24.023 x Gross Rent Multiplier Always required Number The factor used in calculating the indicated value of the subject property when using the Income Approach method of property valuation. Note: This information is input by the appraiser based on their analysis of the Gross Rent Multipliers for the GRM comparables 24.020. 24.024 = Indicated Value by Income Approach Always required Dollar amount Calculated: Total Monthly Market Rent x Gross Rent Multiplier Uniform Appraisal Dataset 24 Income Approach Appendix F-1: URAR Reference Guide Page 313 of 378 Version 1.4 Income Approach Commentary The Income Approach Commentary subsection always displays when Income Approach is included in the report. Income Approach Commentary Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 24.025 Income Approach Commentary Always required Free-form Report additional details and analysis to support conclusions, including how Comparable Weight and Gross Rent Multiplier were determined. Note: Overall reconciliation of value is reported in the Reconciliation section. Income Approach Exhibits All photos or images related to the Income Approach section are displayed in the Income Approach Exhibits subsection. Income Approach Exhibits Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance See iGuide Income Approach Exhibits Always required Image Map of Subject and GRM Comparables A map of the subject and GRM comparables must be provided, which can display in Income Approach Exhibits with the caption “Map of GRM Comparables”. An additional caption may be provided. Note: Can be provided as one map in the Sales Comparison Approach section. See iGuide Income Approach Exhibits Always required Photos or images Property Photo Photos of the GRM comparable properties display in this subsection with the Comparable #. The thumbnails from the top of the GRM comparison grid are redisplayed, in addition to any other photos that are provided. An additional caption may be provided. See iGuide Income Approach Exhibits If relevant Photos or images Income Approach Exhibit Other photos or images related to the Income Approach section may be provided, which display in Income Approach Exhibits. A caption should be provided to further describe the photo or image. Uniform Appraisal Dataset 25 Cost Approach Appendix F-1: URAR Reference Guide Page 314 of 378 Version 1.4 25 Cost Approach The Cost Approach section includes cost estimates by the appraiser of: • The value of the land • The cost of constructing dwellings and outbuildings (reproduction or replacement) • The appropriate amount of depreciation This section provides space for additional commentary and exhibits. This section displays when Cost Approach Developed by Appraiser is Yes. The “When to Include” column in this chapter references appraisals for which Cost Approach Developed by Appraiser is Yes. Cost Approach Developed by Appraiser Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance Not on Report This is an appraiser input that does not display Always required Yes | No Cost Approach Developed by Appraiser • Yes (The Cost Approach section is included) • No (The Cost Approach section is not included) Indicated Value by Cost Approach Information displaying at the top of the Cost Approach section is calculated or redisplayed from the subsections below. Cost Approach: Indicated Value by Cost Approach Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 25.000 Indicated Value by Cost Approach Always displays Dollar amount Calculated: The sum of the following: • Depreciated Cost of Dwellings 25.001 • Depreciated Cost of Outbuildings 25.002 if applicable • As Is Value of Site Improvements 25.003 • Opinion of Site Value 25.004 25.001 Depreciated Cost of Dwellings Always displays Dollar amount Calculated: The sum of Estimated Dwelling Cost including depreciation 25.018, for all dwellings on the property. Note: • Reference the Depreciated Cost – Dwelling subsection for each dwelling. 25.002 Depreciated Cost of Outbuildings Displays when there are outbuilding(s) that are considered real property Dollar amount Calculated: The sum of Estimated Outbuilding Cost including depreciation 25.036, for all outbuildings that are considered real property (all outbuildings in the Cost Approach). Notes: • Reference the Depreciated Cost – Outbuilding subsection for each outbuilding that is considered real property. • If there are no outbuildings in the Cost Approach, Depreciated Cost of Outbuildings does not display. Uniform Appraisal Dataset 25 Cost Approach Appendix F-1: URAR Reference Guide Page 315 of 378 Version 1.4 Cost Approach: Indicated Value by Cost Approach Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 25.003 As Is Value of Site Improvements Always displays Dollar amount Total As Is Value of Site Improvements: The total value contributed by other “as is” improvements located on the subject property. Can be 0, such as when Property Rights Appraised is Leasehold. Redisplays from the As Is Value of Site Improvements subsection 25.039. 25.004 Opinion of Site Value Always displays Dollar amount The dollar value estimated for the property site (e.g., land that is improved so that it is ready to be used for a specific purpose). Can be 0, such as when Property Rights Appraised is Leasehold. Redisplays from the Site Value subsection 25.041. Depreciated Cost - Dwelling The Depreciated Cost – Dwelling table repeats for each dwelling. Information that May Display in Gray Bar The Depreciated Cost – Dwelling gray bar provides context about the dwelling. Examples: • A single-family property would display “Depreciated Cost – Dwelling” • A 2- to 4-unit property with multiple dwellings might display “Depreciated Cost – Dwelling – Building 2”, depending on appraiser inputs o Structure Identifier is Building 2 Cost Approach – Depreciated Cost of Dwelling Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 25.005 Depreciated Cost – Dwelling (gray bar) Display only N/A If applicable, Structure Identifier (8.000) redisplays from the Dwelling Exterior section. Uniform Appraisal Dataset 25 Cost Approach Appendix F-1: URAR Reference Guide Page 316 of 378 Version 1.4 Replacement or Reproduction Cost for each Dwelling Cost Approach – Replacement or Reproduction Cost (Dwelling) Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 25.006 N/A Required for each dwelling Choose one or more allowable answers from the Definition / Additional Guidance column Area Type: The area for which costs to reproduce or replace are being estimated. • Above Grade Finished Area • Above Grade Finished Area (Nonstandard) • Above Grade Unfinished Area • Attached Garage • Below Grade Finished Area • Below Grade Finished Area (Nonstandard) • Below Grade Unfinished Area • Built-in Garage • Carport • Foundation • Other (Describe) Note: Each selected answer displays in a separate row. 25.007 N/A Required for each indicated Area Type Number of square feet Area Size 25.008 @ Required for each indicated Area Type Dollar amount Replacement or Reproduction Cost per Unit of Measure (e.g., cost per square foot). 25.008 N/A Required for each indicated Area Type Dollar amount Area Type Cost: The total cost for the line item. Calculated: Area Size x Replacement or Reproduction Cost per Unit of Measure, rounded to the nearest dollar. Depreciation For Each Dwelling One of the following may be provided for each dwelling: • Separate physical, functional and external depreciation (percent and dollar amount), or • Total depreciation (dollar amount). This is an aggregate number representing physical, functional, and external depreciation. Cost Approach – Depreciation (Dwelling) Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 25.010 Physical Depreciation Required if Total Depreciation is not provided Percent Dwelling Physical Depreciation Percent – Can be 0. Uniform Appraisal Dataset 25 Cost Approach Appendix F-1: URAR Reference Guide Page 317 of 378 Version 1.4 Cost Approach – Depreciation (Dwelling) Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 25.011 Physical Depreciation Required if Total Depreciation is not provided Dollar amount Dwelling Physical Depreciation Amount Calculated: Dwelling Physical Depreciation Percent x sum of all the Area Type Costs for the dwelling, rounded to the nearest dollar. 25.012 Functional Depreciation Required if Total Depreciation is not provided Percent Dwelling Functional Depreciation Percent – Can be 0. 25.013 Functional Depreciation Required if Total Depreciation is not provided Dollar amount Dwelling Functional Depreciation Amount Calculated: Dwelling Functional Depreciation Percent x sum of all the Area Type Costs for the dwelling, rounded to the nearest dollar. 25.014 External Depreciation Required if Total Depreciation is not provided Percent Dwelling External Depreciation Percent – Can be 0. 25.015 External Depreciation Required if Total Depreciation is not provided Dollar amount Dwelling External Depreciation Amount Calculated: Dwelling External Depreciation Percent x sum of all the Area Type Costs for the dwelling, rounded to the nearest dollar. 25.016 Total Depreciation Required if Physical, Functional and External Depreciation are not provided Dollar amount Total Depreciation for Dwelling: The lump sum accumulated monetary loss in value for the reproduction or replacement cost of the dwelling from all causes of depreciation. Can be 0. Manufactured Home Delivery, Installation and Setup for the Dwelling Cost Approach – Manufactured Home Delivery, Installation and Setup (Dwelling) Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 25.017 Manufactured Home Delivery, Installation, and Setup Required if Construction Method is Manufactured Dollar amount The total amount associated with the delivery, installation, and setup costs for a manufactured home. If the specific amount is unavailable from the invoice, provide a reasonable estimate, and explain in Cost Approach Commentary. Estimated Dwelling Cost (Total) Cost Approach – Total Depreciated Cost (Dwelling) Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 25.018 Total Required for each dwelling Dollar amount Estimated Dwelling Cost: The estimated cost of the dwelling, including all costs to replace or reproduce the dwelling, the applicable depreciation, and any applicable delivery, installation, and setup fee. Calculated for the dwelling: • Add the following: o Area Type Costs(s) 25.009 o Manufactured Home Delivery, Installation, and Setup 25.017 if applicable • Subtract depreciation: o Dwelling Physical Depreciation Amount 25.011 o Dwelling Functional Depreciation Amount 25.013 o Dwelling External Depreciation Amount 25.015 OR o Total Depreciation for Dwelling 25.016 Uniform Appraisal Dataset 25 Cost Approach Appendix F-1: URAR Reference Guide Page 318 of 378 Version 1.4 Remaining Economic Life and Effective Age Cost Approach: Remaining Economic Life and Effective Age Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 25.019 Remaining Economic Life Required for each dwelling Number of years The estimated number of years of the structure's remaining economic life. 25.020 Effective Age Required for each dwelling Number of years or range of years The estimated age of a structure based on its utility and physical wear and tear. 25.021 Commentary on Remaining Economic Life Required for each dwelling if Remaining Economic Life is less than 30 years, or if relevant Free-form Commentary could include information pertinent to Remaining Economic Life that is not captured in the discrete data, or additional details to support the discrete data that is provided. 25.022 Commentary on Effective Age Required for each dwelling for FHA, VA, and USDA appraisals, or if relevant Free-form Commentary could include information pertinent to Effective Age that is not captured in the discrete data, or additional details to support the discrete data that is provided. Depreciated Cost - Outbuilding The Depreciated Cost – Outbuilding table repeats for each outbuilding when Considered Real Property (12.002) is Yes, and the “When to Include” column in this subchapter reflects this. If there are no outbuildings that are real property, this subsection does not display. Outbuilding Type (Displays in Gray Bar) Cost Approach: Outbuilding Type Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 25.023 N/A Displays for each outbuilding Choose an allowable answer from 10.000 Outbuilding Type redisplays from the Outbuilding section 10.000. Note: Detached garages with no other uses (ADUs or additional areas) are not reported as outbuildings in the URAR. See As is Value of Site Improvements (25.037) for how to address in the Cost Approach section. Uniform Appraisal Dataset 25 Cost Approach Appendix F-1: URAR Reference Guide Page 319 of 378 Version 1.4 Replacement or Reproduction Cost for each Outbuilding Cost Approach – Replacement or Reproduction Cost (Outbuilding) Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 25.024 N/A Required for each outbuilding Choose one or more allowable answers from the Definition / Additional Guidance column Area Type: The area for which costs to reproduce or replace are being estimated. • Finished Area • Foundation • Garage • Unfinished Area • Other (Describe) Note: Each selected answer displays in a separate row. 25.025 N/A Required for each indicated Area Type Number of square feet Area Size 25.026 @ Required for each indicated Area Type Dollar amount Replacement or Reproduction Cost per Unit of Measure (e.g., cost per square foot). 25.027 N/A Required for each indicated Area Type Dollar amount Area Type Cost: The total cost for the line item. Calculated (Area Size x Replacement or Reproduction Cost per Unit of Measure), rounded to the nearest dollar. Depreciation for Each Outbuilding One of the following may be provided for each outbuilding that is considered real property: • Separate physical, functional and external depreciation (percent and dollar amount), or • Total depreciation (dollar amount). This is an aggregate number representing physical, functional, and external depreciation. See example in Depreciation For Each Dwelling. Cost Approach – Depreciation (Outbuilding) Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 25.028 Physical Depreciation Required if Total Depreciation is not provided Percent Outbuilding Physical Depreciation Percent 25.029 Physical Depreciation Required if Total Depreciation is not provided Dollar amount Outbuilding Physical Depreciation Amount Calculated: Outbuilding Physical Depreciation Percent x Sum of all the Area Type Costs for the outbuilding, rounded to the nearest dollar. 25.030 Functional Depreciation Required if Total Depreciation is not provided Percent Outbuilding Functional Depreciation Percent 25.031 Functional Depreciation Required if Total Depreciation is not provided Dollar amount Outbuilding Functional Depreciation Amount Calculated: Outbuilding Functional Depreciation Percent x sum of all the Area Type Costs for the outbuilding, rounded to the nearest dollar. 25.032 External Depreciation Required if Total Depreciation is not provided Percent Outbuilding External Depreciation Percent 25.033 External Depreciation Required if Total Depreciation is not provided Dollar amount Outbuilding External Depreciation Amount Calculated: Outbuilding External Depreciation Percent x sum of all the Area Type Costs for the outbuilding, rounded to the nearest dollar. Uniform Appraisal Dataset 25 Cost Approach Appendix F-1: URAR Reference Guide Page 320 of 378 Version 1.4 Cost Approach – Depreciation (Outbuilding) Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 25.034 Total Depreciation Required if Physical, Functional and External Depreciation are not provided Dollar amount Total Depreciation for Outbuilding: The lump sum accumulated monetary loss in value for the reproduction or replacement cost of the outbuilding from all causes of depreciation. Manufactured Home Delivery, Installation and Setup for the Outbuilding Cost Approach – Manufactured Home Delivery, Installation and Setup (Outbuilding) Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 25.035 Manufactured Home Delivery, Installation, and Setup Required if Outbuilding Type is Manufactured Home Dollar amount The total amount associated with the delivery, installation and setup costs for a manufactured home. If the specific amount is unavailable from the invoice, provide a reasonable estimate, and explain in Cost Approach Commentary. Estimated Outbuilding Cost (Total) Cost Approach – Total Depreciated Cost (Outbuilding) Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 25.036 Total Required for each outbuilding Dollar amount Estimated Outbuilding Cost: The estimated cost of the outbuilding, including all costs to replace or reproduce the dwelling, the applicable depreciation, and any applicable delivery, installation, and setup fee. Calculated for the outbuilding: • Add the following: o Area Type Costs(s) 25.027 o Manufactured Home Delivery, Installation, and Setup 25.035 if applicable • Subtract depreciation: o Outbuilding Physical Depreciation Amount 25.029 o Outbuilding Functional Depreciation Amount 25.031 o Outbuilding External Depreciation Amount 25.033 OR o Total Depreciation for Outbuilding 25.034 As is Value of Site Improvements Site improvements may be provided individually or in aggregate. Note: For detached garages with no additional separate area which are reported in Vehicle Storage and not in Outbuilding, report the depreciated cost of the garage here. Example: Uniform Appraisal Dataset 25 Cost Approach Appendix F-1: URAR Reference Guide Page 321 of 378 Version 1.4 Cost Approach: As Is Value of Site Improvements Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 25.037 Description Always required for each site improvement Free-form Site Improvement Description: A description of the improvement for which the As Is value is provided. Example: • Well, septic, fence, driveway and water frontage improvements could be displayed in aggregate on a single row, or on separate rows. 25.038 Amount Always required for each site improvement Dollar amount As Is Value of Site Improvement Amount: The As Is amount of the site improvement as of the appraisal effective date. Provide individual costs if documented separately, or as a lump sum for aggregated site improvements. 25.039 Total Always required Dollar amount Total As Is Value of Site Improvements: The total value contributed by other As Is improvements located on the subject property. Calculated: The sum of all the As Is Value of Site Improvement Amounts 25.038 Note: This amount redisplays at the top of the Cost Approach section 25.003. Site Value Site Valuation Method And Site Value Site Value and Site Valuation Method Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 25.040 Primary Site Valuation Method Always required Choose an allowable answer from table (Primary Site Valuation Method) The method by which the site value is calculated. • Allocation • Extraction • Sales Comparison • Other (Describe) 25.041 Opinion of Site Value Always required Dollar amount The dollar value estimated for the property site (e.g., land that is improved so that it is ready to be used for a specific purpose). Can be 0, such as when Property Rights Appraised 3.019 is Leasehold. Note: This amount redisplays at the top of the Cost Approach section 25.004. Primary Site Valuation Method (Choose one) Allowable Answer Definition / Additional Guidance Allocation An estimation of land value in which sales of improved properties are analyzed to establish a typical ratio of land value to total property value. This ratio is applied to the property being appraised to arrive at an estimated value for the land. Extraction An estimation of land value in which the depreciated cost of the improvements on the improved property is estimated and deducted from the total sale price to arrive at an estimated value for the land. Sales Comparison Identifies sales of vacant land and / or sites and applies an adjustment process to the sale price to determine an indicated value or range of value for the subject site. Note: If this answer is selected, land comparables (25.042-25.049) must be provided. Other (Describe) Select Other to enter an answer that is not in the above list. Uniform Appraisal Dataset 25 Cost Approach Appendix F-1: URAR Reference Guide Page 322 of 378 Version 1.4 Information for each Land Comparable The Land Comparables table displays if Primary Site Valuation Method is Sales Comparison, and the “When to Include” column in this table reflects this. Cost Approach - Land Comparables Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 25.042 # Required for each land comparable 1, 2, 3 … Land Comparable # 25.043 Address If available for each land comparable Free-form Land Comparable Street Address If the street address is unavailable or has not yet been assigned, provide any information necessary to identify the property. 25.043 Address Required for each land comparable Free-form Land Comparable City, State, ZIP Code 25.044 County Required for each land comparable Free-form Name of the county or parish as defined by the state. Note: If the land comparable is not located in any county (e.g., located in an independent city), enter the name of the local municipality or district in which the property is located. 25.045 Data Source Required for each land comparable Choose one or more allowable answers from the Definition / Additional Guidance column Land Comparable Data Source • Assessor Record • Builder or Developer • Data Aggregator • Exterior Inspection • HOA • Land Survey • Lender • MLS • Previous Appraisal File • Property Owner • Real Estate Agent • Zoning • Other (Describe) 25.045 Data Source Required when Land Comparable Data Source is MLS, or if applicable for other data sources Free-form Data Source Identifier: A unique number or identifier assigned to the land comparable by the data source. Notes: • If Land Comparable Data Source is MLS, the MLS number is required. • If a data source has an identifier, it must be reported on the URAR. 25.046 Assessor Parcel Number (APN) If available for each land comparable Free-form A number assigned to parcels of real property by the tax assessor of a particular jurisdiction for purposes of identification and record-keeping. 25.047 Site Size Required for each land comparable Number of acres, square feet, hectares, or square meters The total area of the site, including all parcels. • 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). Uniform Appraisal Dataset 25 Cost Approach Appendix F-1: URAR Reference Guide Page 323 of 378 Version 1.4 Cost Approach - Land Comparables Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 25.048 Sale Date Required for each land comparable mm/dd/yyyy 25.049 Price Required for each land comparable Dollar amount Reconciliation of Site Value Cost Approach - Reconciliation of Site Value Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 25.050 Reconciliation of Site Value Always required Free-form Commentary should include information pertinent to the Opinion of Site Value that is not captured in the discrete data, or additional details to support the discrete data that is provided, including access, utilities, zoning, views, or site influences of the land comparables in relation to the subject. See iGuide N/A If relevant Image Map of Land Comparables A map of the subject and land comparables should be included, which displays in Cost Approach Exhibits with the caption “Map of Land Comparables”. An additional caption may be provided to further identify the image. Reference published guidelines by the GSEs, government agencies, or other identified secondary market participants for specific guidance. General Description Cost Approach – General Description Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 25.051 Cost Type Always required Choose an allowable answer from the Definition / Additional Guidance column The method by which all buildings in the Cost Approach section would be reconstructed. • Replacement • Reproduction 25.052 Cost Data Source Always required Choose an allowable answer from the Definition / Additional Guidance column Cost Data Source: The primary source that the appraiser cited for cost data in the Cost Approach section. • Builder or Developer • Cost Service (Displays Cost Service Provider instead) • Cost Survey • Other (Describe) Note: An image of the worksheet showing support of Cost Approach calculations may be provided, which displays in Cost Approach Exhibits. A caption may be provided to further describe the image. Uniform Appraisal Dataset 25 Cost Approach Appendix F-1: URAR Reference Guide Page 324 of 378 Version 1.4 Cost Approach – General Description Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 25.052 Cost Data Source Required if Cost Data Source is Cost Service Choose an allowable answer from the Definition / Additional Guidance column Cost Service Provider • Craftsman Cost Guide • Marshall & Swift • NADA • RSMeans • Xactimate Note: Allowable answers may be provided that are not in the above list. 25.053 Quality Rating Required if Cost Data Source is Cost Service Choose an allowable answer from the Definition / Additional Guidance column Cost Service Quality Rating • Excellent • Very Good • Good • Average • Fair • Low Note: Allowable answers may be provided that are not in the above list. 25.054 Effective Date Always required mm/dd/yyyy Cost Data Effective Date Note: If a Cost Service was cited, provide the date the cost service was last updated. Otherwise, provide the date the appraiser pulled the information. 25.055 Cost Method Always required Choose an allowable answer from table (Cost Method) The methodology used to derive replacement or reproduction building cost in the Cost Approach section. 25.056 Depreciation Method Always required Choose an allowable answer from table (Depreciation Method) The methodology used to derive depreciated building cost in the Cost Approach section. Cost Method (Choose one) Allowable Answer Definition / Additional Guidance Comparative Unit A method used to derive a cost estimate in terms of dollars per unit of area, or volume, based on known cost of similar structures that are adjusted for time, and physical differences. The cost estimate is then applied to the total building area. Also known as Square Foot Method or Market Extraction Method. Quantity Survey A cost-estimating method used to derive the total cost of labor and materials for each individual item used in the construction of the improvements (e.g., nails, drywall, bricks, mortar). Unit in Place A cost-estimating method in which total building cost is estimated by adding together the unit cost for various building components as installed. Also known as Segregated Cost Method. Other (Describe) Select Other to enter an answer that is not in the above list. Depreciation Method (Choose one) Allowable Answer Definition / Additional Guidance Breakdown A method of estimating depreciation in which the total loss in the value of the property is estimated by analyzing and measuring each cause of depreciation (physical, functional and external) separately. Economic Age-Life A method of estimating depreciation in which the ratio between the effective age of the building and its total economic life is applied to its current cost of improvements to obtain a lump-sum deduction. Also known as Age-Life. Modified Economic Age-Life A method of estimating depreciation, in which curable physical and functional depreciation are deducted from the cost of improvements before Economic Age-Life ratios are applied. Total depreciation is the sum of the accumulated curable elements and the Economic Age-Life lump sum. Other (Describe) Select Other to enter an answer that is not in the above list. Uniform Appraisal Dataset 25 Cost Approach Appendix F-1: URAR Reference Guide Page 325 of 378 Version 1.4 Cost Approach Commentary Cost Approach Commentary Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 25.057 Cost Approach Commentary Always required Free-form Commentary could include information pertinent to the Cost Approach section that is not captured in the discrete data, or additional details to support the discrete data that is provided. Cost Approach Exhibits All photos or images related to the Cost Approach section are displayed in the Cost Approach Exhibits subsection. If there are no photos or images, this subsection does not display. Cost Approach Exhibits Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance See iGuide Cost Approach Exhibits If applicable Photos or images Photos or images relevant to the Cost Approach section may be provided, which display in Cost Approach Exhibits. If the photo or image is not specifically indicated above, a caption may be provided to further identify the photo or image. Uniform Appraisal Dataset 26 Reconciliation Appendix F-1: URAR Reference Guide Page 326 of 378 Version 1.4 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. Approaches to Value Reconciliation: Approaches to Value Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 26.000 Sales Comparison Approach Indicated Value Displays when Sales Comparison Approach Developed by Appraiser is Yes Dollar amount If applicable. Indicated Value by Sales Comparison Approach (22.15.15) populates from the Sales Comparison Approach section. 26.001 Sales Comparison Approach Reason for Exclusion Required when Sales Comparison Approach Developed by Appraiser is No Other (Describe) For the Sales Comparison Approach, enter Other and the reason the Sales Comparison Approach was not developed for this appraisal. Notes: • For further commentary, use Reconciliation of Market Value (26.019). • If the Sales Comparison Approach was not developed, reference published guidelines by the GSEs, government agencies, or other identified secondary market participants for specific guidance. 26.002 Income Approach Indicated Value Displays when Income Approach Developed by Appraiser is Yes Dollar amount If applicable, Indicated Value by Income Approach (24.024) populates from the Income Approach section. 26.003 Income Approach Reason for Exclusion Required when Income Approach Developed by Appraiser is No Choose one or more allowable answers from the Definition / Additional Guidance column The reason the Income Approach was not developed for this appraisal. • Insufficient Data • Not Necessary for Credible Results • Other (Describe) Note: For further commentary, use Reconciliation of Market Value (26.019). 26.004 Cost Approach Indicated Value Displays when Cost Approach Developed by Appraiser is Yes Dollar amount If applicable, Indicated Value by Cost Approach (25.000) populates from the Cost Approach section. 26.005 Cost Approach Reason for Exclusion Required when Cost Approach Developed by Appraiser is No Choose one or more allowable answers from the Definition / Additional Guidance column The reason the Cost Approach was not developed for this appraisal. • Difficulty Estimating Depreciation • Lack of Land Sales • Not Necessary for Credible Results • Other (Describe) Note: For further commentary, use Reconciliation of Market Value (26.019). Uniform Appraisal Dataset 26 Reconciliation Appendix F-1: URAR Reference Guide Page 327 of 378 Version 1.4 Appraisal Summary Contract Price and Opinion of Market Value Reconciliation: Appraisal Summary – Contract Price and Opinion of Market Value Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 26.006 Contract Price Displays when Sales Contract Information Analyzed is Yes Dollar amount If applicable, Contract Price (20.005) redisplays from the Sales Contract section. 26.007 Opinion of Market Value Always required Dollar amount Market value as defined in the report. Cooperatives Reconciliation: Appraisal Summary - Cooperatives Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 26.074 (Cooperative Interest) Displays next to Opinion of Market Value when the property is in a cooperative or condop N/A 26.008 Pro Rata Share Calculation Method Required for cooperatives or condops with Project Blanket Financing that includes one or more lines of credit Drawn or Maximum Indicates which pro rata share line of credit amount was used in determining the Opinion of Market Value when one or more blanket financing liens is a line of credit: • Drawn: Pro Rata Share of Balance Attributable to Unit (Drawn) was used in 18.036-18.045-18.054-18.063 • Maximum: Pro Rata Share of Balance Attributable to Unit (Maximum) was used in 18.036-18.045-18.054-18.063 For more information, reference the Project Blanket Financing subsection of the Project Information section Reference published guidelines by the GSEs, government agencies, or other identified secondary marketing participants for specific guidance. 26.075 N/A Displays when the property is in a cooperative or condop N/A 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). Uniform Appraisal Dataset 26 Reconciliation Appendix F-1: URAR Reference Guide Page 328 of 378 Version 1.4 Market Value Condition and Final Value Condition Statement Reconciliation: Market Value Condition and Final Value Condition Statement Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 26.009 Market Value Condition Always required Choose one or more allowable answers from table (Market Value Condition) • As Is • Subject to Completion Per Plans • Subject to Inspection • Subject to Repair Notes: • If Market Value Condition is As Is, no other conditions can be applied. • If Recommended Action is Completion, Inspection, or Repair in the Defect, Damages, Deficiencies subsection, the report must be made subject to the resolution of the item (Market Value Condition cannot be As Is). • If Market Value Condition is Subject to Repair, there must be at least one item in the Defect, Damages, Deficiencies subsection with Recommended Action of Repair. • If Market Value Condition is Subject to Inspection, there must be at least one item in the Defect, Damages, Deficiencies subsection with Recommended Action of Inspection. 26.013 Final Value Condition Statement Displays if Market Value Condition is not As Is N/A Variations of this sentence display based on the value condition(s) provided in Market Value Condition. Market Value Condition (Choose all that apply) Allowable Answer Definition / Additional Guidance As Is Opinion of Market Value is based on the property in its current state as of the appraisal report effective date. The appraiser has not employed any hypothetical conditions or extraordinary assumptions. Note: If this answer is selected, Final Value Condition Statement (26.013) does not display, and no other conditions can be applied. Subject to Completion Per Plans Opinion of Market Value is based on the hypothetical condition that the improvements have been completed per plans and specifications as of the appraisal report effective date. Note: If this answer is selected, the standard Subject to Completion Per Plans language displays as part of the Final Value Condition Statement (26.013). Subject to Inspection Opinion of Market Value is based on the itemized list of required inspections being completed and the extraordinary assumption that any deficiency does not require alteration or repair. Note: If this answer is selected, the standard Subject to Inspection language displays as part of the Final Value Condition Statement (26.013). Subject to Repair Opinion of Market Value is based on the hypothetical condition that the repairs have been completed as of the appraisal report effective date. Note: If this answer is selected, the standard Subject to Repair language displays as part of the Final Value Condition Statement (26.013). Uniform Appraisal Dataset 26 Reconciliation Appendix F-1: URAR Reference Guide Page 329 of 378 Version 1.4 Reasonable Exposure Time, Effective Date, FHA REO Insurability Level Reconciliation: Appraisal Summary – Reasonable Exposure Time and FHA REO Insurability Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 26.010 Reasonable Exposure Time Always required Number of days or range of days The total number of days the property would have been offered on the market prior to a hypothetical sale at market value as of the appraisal report effective date. 26.011 Effective Date of Appraisal Always required mm/dd/yyyy The date to which the appraiser’s analyses, opinions, and conclusions apply; also referred to as date of value. Reference published guidelines by the GSEs, government agencies, or other identified secondary market participants for specific guidance. Note: If Property Valuation Method (2.004) is: • Traditional Appraisal or Exterior Appraisal, Effective Date of Appraisal is the date of inspection. • Hybrid Appraisal or Desktop Appraisal, Effective Date of Appraisal is the date the appraiser develops the opinion of value. 26.012 FHA REO Insurability Level Required for FHA appraisals when Assignment Reason is REO Choose an allowable answer from the Definition / Additional Guidance column • Insurable • Insurable With Repair Escrow • Uninsurable Reference the appropriate government agency appraisal guidelines for more information. Client Requested Conditions The Client Requested Conditions subsection displays when Additional Client Requested Conditions is Yes. Examples of when this subsection could be used include: • REO (see Examples: Client Requested Conditions) • Quick sale (liquidation) value (see Examples: Client Requested Conditions) • Resale restrictions (e.g., affordable housing units) • Loan programs that require a Subject To and As Is value (see Examples: Client Requested Conditions) The “When to Include” column in this subchapter references appraisals for which Additional Client Requested Conditions is Yes. Reconciliation: Client Requested Conditions Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance Not on Report This is an appraiser input that does not display Always required Yes | No Additional Client Requested Conditions • Yes (The Client Requested Conditions subsection is included in the Reconciliation section) • No (The Client Requested Conditions subsection is not included in the Reconciliation section) Uniform Appraisal Dataset 26 Reconciliation Appendix F-1: URAR Reference Guide Page 330 of 378 Version 1.4 Examples: Client Requested Conditions Example 1: Example 2: Uniform Appraisal Dataset 26 Reconciliation Appendix F-1: URAR Reference Guide Page 331 of 378 Version 1.4 Information for each Client-Requested Condition Enter a row and define each client-requested condition or restriction. Reconciliation: Client Requested Conditions Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 26.014 Value Condition Required for each client-requested condition Choose one or more allowable answers from table (Value Condition) • As Is • Subject to Completion Per Plans • Subject to Inspection • Subject to Repair 26.015 Marketing or Exposure Time Required for each client-requested condition Choose an allowable answer from the Definition / Additional Guidance column Either the marketing or exposure time supporting the Alternate Opinion of Value and Value Condition for the indicated client-requested condition. • Client-Imposed Restricted Marketing Time (marketing time provided by client). Example: 0-30 days, also referred to as a “quick sale”. • Reasonable Exposure Time (appraiser-defined). Note: If the client has requested both a marketing and exposure time, enter each of them on separate rows. 26.016 Duration Required for each client-requested condition Number of days or range of days The total number of days indicated. 26.017 Alternate Opinion of Value Required for each client-requested condition Dollar amount An additional opinion of value, based on the client requested conditions and / or restrictions. Value Condition (Choose one for each Client Requested Condition) Allowable Answer Definition / Additional Guidance As Is The Alternate Opinion of Value (26.017) is based on the property in its current state based on the client requested conditions and / or restrictions. Subject to Completion Per Plans The Alternate Opinion of Value (26.017) is based on the hypothetical condition that the improvements have been completed per plans and specifications and the client requested conditions and / or restrictions. Subject to Inspection The Alternate Opinion of Value (26.017) is based on any required inspections identified in the appraisal and the extraordinary assumption that any deficiency does not require alteration or repair. Note: If this answer is selected, indicate the required inspections in Requested Condition Commentary (26.018). Subject to Repair The Alternate Opinion of Value (26.017) is based on the hypothetical condition that the repairs identified in the appraisal have been completed per the client requested conditions and / or restrictions. Requested Condition Commentary Identify the type and definition of value provided, along with any other needed commentary. Use this commentary to state the type and definition of value and cite the source of the definition. The summary of analysis and support for the Alternate Opinion of Value (26.017) can be included here and / or in Reconciliation of Market Value (26.019). Uniform Appraisal Dataset 26 Reconciliation Appendix F-1: URAR Reference Guide Page 332 of 378 Version 1.4 Reconciliation: Requested Condition Commentary Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 26.018 Requested Condition Commentary Required if Additional Client Requested Conditions is Yes Free-form Overall commentary for client-requested conditions, which could include information that is not captured in the discrete data, or additional details to support the discrete data that is provided. Reconciliation of Market Value This subsection always displays. Reconciliation: Reconciliation of Market Value Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 26.019 Reconciliation of Market Value Always required Free-form Describe or reconcile the different approaches to value and the data used to arrive at the final property valuation. Apparent Defects, Damages, Deficiencies All defects, damages, and deficiencies for the appraisal are redisplayed in the Reconciliation section, along with the estimated cost to repair when applicable. Each defect, damage, or deficiency must be associated with the most appropriate section. • Site • Dwelling Exterior (for each dwelling) • Outbuilding (for each outbuilding) • Unit Interior (for each unit or ADU) • Vehicle Storage • Subject Property Amenities If there are no defects, damages, or deficiencies for the appraisal, “None” displays, and the Apparent Defects, Damages, Deficiencies table does not display. Apparent Defects, Damages, Deficiencies (Reconciliation) Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 26.020 N/A Displays when there are defects, damages, or deficiencies for the property N/A The items listed below represent the As Is condition as of the effective date of this report Uniform Appraisal Dataset 26 Reconciliation Appendix F-1: URAR Reference Guide Page 333 of 378 Version 1.4 Information That May Display in Gray Bars The applicable URAR sections display as gray bars in the Apparent Defects, Damages, Deficiencies table. Reconciliation: Apparent Defects, Damages, Deficiencies Report Field ID Report Label Origin of Information (Section) Definition / Additional Guidance 26.027 26.034 N/A Dwelling Exterior • Structure Identifier 8.000 Unit Interior • Structure Identifier 10.001 Structure Identifier: An identifier (building name) created by the appraiser to differentiate among multiple dwellings on the property. Examples: Building 1, Building 2, Front, Rear Redisplays if applicable from the original section. 26.035 26.051 N/A Unit Interior • Unit Identifier 10.002 Unit Identifier: An identifier assigned by the appraiser that differentiates between multiple units on the property. Examples: Unit 1, Unit 2, Primary Dwelling, ADU Redisplays if applicable from the original section. 26.042 26.050 N/A Outbuilding • Outbuilding Type 12.001 Redisplays if applicable from the original section. Uniform Appraisal Dataset 26 Reconciliation Appendix F-1: URAR Reference Guide Page 334 of 378 Version 1.4 Information About Each Defect, Damage, or Deficiency Apparent Defects, Damages, Deficiencies (Reconciliation) Report Field ID Report Label Origin of Information (Section) Definition / Additional Guidance 26.021 26.028 26.036 26.044 26.052 Feature • Site 4.100 • Dwelling Exterior 8.056 • Outbuilding 12.020 • Unit Interior 10.056 As previously entered in the original section: • Exterior Walls and Trim • Flooring • Foundation • Mechanical System • Roof • Walls and Ceiling • Windows • Other (Describe) 26.058 Feature Vehicle Storage • Vehicle Storage Type 13.005 As previously entered in the original section. 26.064 Feature Subject Property Amenities • Amenity Type 14.006 As previously entered in the original section. 26.022 26.029 26.037 26.045 26.053 26.059 26.065 Location • Site 4.101 • Dwelling Exterior 8.057 • Outbuilding 12.021 • Unit Interior 10.057 • Vehicle Storage 13.006 • Subject Property Amenities 14.007 As previously entered in the original section: • Full Bathroom • Half Bathroom • Kitchen • Other (Describe) 26.023 26.030 26.038 26.046 26.054 26.060 26.066 Description • Site 4.102 • Dwelling Exterior 8.058 • Outbuilding 12.022 • Unit Interior 10.058 • Vehicle Storage 13.007 • Subject Property Amenities 14.008 Description of the defect, damage, or deficiency, as previously entered in the original section. 26.024 26.031 26.039 26.047 26.055 26.061 26.067 Affects Soundness or Structural Integrity • Site 4.103 • Dwelling Exterior 8.059 • Outbuilding 12.023 • Unit Interior 10.059 • Vehicle Storage 13.008 • Subject Property Amenities 14.009 Indicates whether the defect, damage, or deficiency affects the soundness and / or structural integrity of the improvement, as previously entered in the original section. 26.025 26.032 26.040 26.048 26.056 26.062 26.068 Recommended Action • Site 4.104 • Dwelling Exterior 8.060 • Outbuilding 12.024 • Unit Interior 10.060 • Vehicle Storage 13.009 • Subject Property Amenities 14.010 The recommended action for the defect, damage, or deficiency, as previously entered in the original section: • Completion • Inspection • Repair (includes replacement) • None (does not require repair, replacement, completion, or inspection) Notes: • If Completion, Inspection, or Repair is reported for any defect, damage, or deficiency, the report must be made subject to the resolution of the item (Market Value Condition 26.009 cannot be As Is). • If Repair is selected, the estimated cost to repair may be provided. Uniform Appraisal Dataset 26 Reconciliation Appendix F-1: URAR Reference Guide Page 335 of 378 Version 1.4 Cost to Repair Reporting Options When included, the estimated cost to repair only displays in the Summary and Reconciliation sections. Reference published guidelines by the GSEs, government agencies, or other identified secondary market participants for specific guidance. Reconciliation: Cost to Repair Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance Not on Report This is an appraiser input that does not display Required if there are defects, damages, or deficiencies Choose an allowable answer from table (Cost to Repair Reporting Method) Cost to Repair Reporting Method: Indicates how the cost to repair amount will be provided. • None • Total Cost • Itemized 26.026 26.033 26.041 26.049 26.057 26.063 26.069 Estimated Cost to Repair Required for each defect, damage, or deficiency when Cost to Repair Reporting Method is Itemized, and Recommended Action is Repair Dollar amount The estimated cost to repair or replace the identified item. 26.070 Total Cost Displays when Cost to Repair Reporting Method is Itemized Dollar amount Calculated: Sum of Estimated Cost to Repair for all applicable defects, damages, and deficiencies in the appraisal report. 26.072 Total Estimated Cost of Items Requiring Repair Required when Cost to Repair Reporting Method is Total Cost Dollar amount The total estimated cost to repair or replace all applicable defects, damages, and deficiencies in the appraisal report, provided as a lump sum. Cost to Repair Reporting Method (Choose one) Allowable Answer Definition / Additional Guidance None The appraiser does not provide any cost to repair information (Example 1). Total Cost The appraiser provides the Total Estimated Cost of Recommended Repairs as a lump sum (Example 2). • Total Estimated Cost of Items Recommended for Repair (26.072) displays underneath the Defects, Damages, and Deficiencies table. Itemized The appraiser provides the Estimated Cost of Repair for each defect, damage, or deficiency requiring repair (Example 3). • The itemized Estimated Cost to Repair column (26.026-26.069) displays in the Defects, Damages, and Deficiencies table. • Total Cost (26.070) displays at the bottom of the Defects, Damages, and Deficiencies table. Uniform Appraisal Dataset 26 Reconciliation Appendix F-1: URAR Reference Guide Page 336 of 378 Version 1.4 Example 1. Cost to Repair Reporting Method is None Example 2. Cost to Repair Reporting Method is Total Cost Uniform Appraisal Dataset 26 Reconciliation Appendix F-1: URAR Reference Guide Page 337 of 378 Version 1.4 Example 3. Cost to Repair Reporting Method is Itemized As Is Overall Condition Rating Reconciliation: As Is Overall Condition Rating Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 26.071 As Is Overall Condition Rating Required if New Construction is No, and Market Value Condition is Subject to Completion Per Plans or Subject to Repair C1 to C6 Provide the As Is Overall Condition Rating reflecting the property’s current condition if Market Value Condition is any of the following: • Subject to Completion Per Plans (such as an addition) • Subject to Repair Notes: • Reference Appendix 2: Condition and Quality Rating Definitions for definitions. 26.071 N/A Displays when As Is Overall Condition Rating displays N/A Existing condition of the property as of the effective date of this appraisal, excluding all required repairs, alterations, or inspections Reconciliation Exhibits All photos or images related to the Reconciliation section are displayed in the Reconciliation Exhibits subsection. If there are no photos or images, this subsection does not display. Reconciliation Exhibits Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance See iGuide Reconciliation Exhibits If applicable Photos or images Photos or images relevant to the Reconciliation section may be provided, including images supporting the Alternate Opinion of Value, which display in Reconciliation Exhibits. If the photo or image is not specifically indicated, a caption may be provided to further identify the photo or image. Uniform Appraisal Dataset 27 Revision History Appendix F-1: URAR Reference Guide Page 338 of 378 Version 1.4 27 Revision History The Revision History section can be used to summarize material revisions after the appraisal was originally sent to the client to help identify what revisions and corrections were made. Notes: • A Borrower-Initiated Reconsideration of Value (ROV) must be documented in this section. • This is not for tracking draft versions as the appraiser is writing the report. Examples Example 1: Revision History Section without ROV Example 2: Revision History Section with ROV Uniform Appraisal Dataset 27 Revision History Appendix F-1: URAR Reference Guide Page 339 of 378 Version 1.4 Revision History Table The Revision History Table displays when there are revisions to the report documented by the appraiser, including revisions caused by Borrower-Initiated ROVs. Revision History Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 27.000 Revision Date If applicable mm/dd/yyyy 27.001 URAR Section If applicable Choose an allowable answer from the Definition / Additional Guidance column Assignment Information Certifications Cost Approach Disaster Mitigation Dwelling Exterior Energy Efficient and Green Features Functional Obsolescence Header and Footer Highest and Best Use Income Approach Manufactured Home Market Outbuilding Overall Quality and Condition Prior Sale and Transfer History Project Information Reconciliation Rental Information Sales Comparison Approach Sales Contract Site Sketch Subject Listing Information Subject Property Subject Property Amenities Supplemental Information Unit Interior Vehicle Storage 27.002 Description If applicable Free-form Uniform Appraisal Dataset 27 Revision History Appendix F-1: URAR Reference Guide Page 340 of 378 Version 1.4 Reconsideration of Value The Reconsideration of Value subsection displays when there was a Borrower-Initiated Reconsideration of Value (ROV) request submitted to the appraiser on the original report. Reference published guidelines by the GSEs, government agencies, or other identified secondary market participants for specific guidance. Reconsideration of Value Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance Not on Report This is an appraiser input that does not display Always required Yes | No Reconsideration of Value Indicator • Yes (There was a Borrower-Initiated ROV, and the Reconsideration of Value subsection is included in the URAR) • No (There has not been a Borrower-Initiated ROV, and the Reconsideration of Value subsection is not included in the URAR) Reconsideration of Value Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 27.003 Type Required if Reconsideration of Value Indicator is Yes Borrower-Initiated Reconsideration of Value Type 27.004 Date Required if Reconsideration of Value Indicator is Yes mm/dd/yyyy Reconsideration of Value Result Date The date the appraiser completed the ROV. Note: When an ROV occurs, the Date of Signature and Report (29.066) must be updated to reflect the date of the changes. 27.005 Result Required if Reconsideration of Value Indicator is Yes Choose an allowable answer from the Definition / Additional Guidance column Reconsideration of Value Result Indicates whether the ROV request resulted in a change to the Opinion of Market Value (26.007). • No Value Change • Value Change 27.006 Reconsideration of Value Commentary Required if Reconsideration of Value Indicator is Yes Free-form Provide commentary summarizing the outcome of the ROV. Note: Specific changes to the URAR are detailed in the Revision History Table (27.000 – 27.002). Uniform Appraisal Dataset 28 Supplemental Information Appendix F-1: URAR Reference Guide Page 341 of 378 Version 1.4 28 Supplemental Information All photos and images must be included in the most applicable section. The Supplemental Information section provides a place for relevant photos or images that support the appraiser’s conclusions and do not relate to any other section. If there are no supplemental exhibits, the section does not display. Supplemental Information Exhibits Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance See iGuide Supplemental Information Exhibits If applicable Photos or images Photos or images not relevant to any other section may be provided in Supplemental Information Exhibits. A caption may be provided to further identify the photo or image. Uniform Appraisal Dataset 29 Certifications and Scope of Work Appendix F-1: URAR Reference Guide Page 342 of 378 Version 1.4 29 Certifications and Scope of Work The Certifications and Scope of Work section always displays. It contains a combination of: • Predefined text that always displays (not addressed in this document) • Dynamic predefined text (e.g., text for government agency appraisals, Appraiser Cert 10) • Free-form text (e.g., additional scope of work or appraiser certifications) For all possible Certifications and Scope of Work text that may display on the URAR, see Appendix C-1: URAR with Report Field IDs (29.000-29.061). The opening statement always displays. Scope of Work The Scope of Work subsection always displays. Scope of Work Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance Not on Report This is an appraiser input that does not display Always required Yes | No Additional Scope of Work Indicates whether there is additional scope of work. 29.002 29.003 N/A When Additional Scope of Work is Yes Free-form Additional Scope of Work Text Note: Additional Scope of Work cannot be contrary to, and should not repeat, the predefined scope of work text. Intended Use The Intended Use subsection always displays. Intended Use Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 29.005 The intended use of the appraisal is solely to assist FHA … Predefined text that displays when Government Agency Appraisal Type 2.008 is FHA Uniform Appraisal Dataset 29 Certifications and Scope of Work Appendix F-1: URAR Reference Guide Page 343 of 378 Version 1.4 Intended Use Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 29.006 29.007 Additional Intended Use When applicable for FHA, VA, or USDA appraisals Free-form Additional Intended Use Text Note: Additional Intended Use cannot be contrary to, and should not repeat, any of the predefined text. Intended User The Intended User subsection always displays. Intended Users Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 29.009 FHA and the Mortgagee … Predefined text that displays when Government Agency Appraisal Type 2.008 is FHA 29.009 The USDA and … Predefined text that displays when Government Agency Appraisal Type 2.008 is USDA 29.009 The VA … Predefined text that displays when Government Agency Appraisal Type 2.008 is VA Not on Report This is an appraiser input that does not display Always required Yes | No Additional Intended Users Indicates whether there are additional intended users beyond the predefined text. 29.010 29.011 N/A Displays when Additional Intended Users is Yes Free-form Additional Intended Users Text Note: Additional Intended User(s) cannot be contrary to, and should not repeat, the predefined intended user text. Definition of Market Value The Definition of Market Value subsection always displays. Uniform Appraisal Dataset 29 Certifications and Scope of Work Appendix F-1: URAR Reference Guide Page 344 of 378 Version 1.4 Statement of Assumptions and Limiting Conditions The Statement of Assumptions and Limiting Conditions subsection always displays. Statement of Assumptions and Limiting Conditions Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 29.019 The FHA appraiser …. Predefined text that displays when Government Agency Appraisal Type 2.008 is FHA Appraiser Certifications The Appraiser Certifications subsection always displays. Cert 10 (Subject Property Inspection by Appraiser) The appraiser must identify the extent of their inspection scope of work, which determines which of three predefined versions of Cert 10 displays. Appraiser Certifications: Cert 10 (Subject Property Inspection by Appraiser) Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 29.030 This is an appraiser input that does not display Always required Choose an allowable answer from the Definition / Additional Guidance column Appraiser Subject Property Inspection The inspection attestation included by the appraiser in the valuation certifications for the assignment. Determines which predefined version of Cert 10 displays. • Interior and Exterior • Exterior • No Inspection 29.030 I personally performed an onsite … Predefined text that displays when Appraiser Subject Property Inspection is Interior and Exterior Uniform Appraisal Dataset 29 Certifications and Scope of Work Appendix F-1: URAR Reference Guide Page 345 of 378 Version 1.4 Appraiser Certifications: Cert 10 (Subject Property Inspection by Appraiser) Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 29.030 I personally performed an inspection of the exterior areas … Predefined text that displays when Appraiser Subject Property Inspection is Exterior 29.030 I did not personally perform an onsite … Predefined text that displays when Appraiser Subject Property Inspection is No Inspection Cert 21 (Significant Real Property Appraisal Assistance) The predefined text for Cert 21 varies depending on whether there is significant real property appraisal assistance, as displayed in the Significant Real Property Appraisal Assistance subsection of Assignment Information (2.047-2.052). Example of Significant Real Property Appraisal Assistance Appraiser Certifications: Cert 21 (Significant Real Property Appraisal Assistance) Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 29.041 … No one provided significant real property … Predefined text that displays when there is no significant real property appraisal assistance 29.041 … [Contact Name(s)] provided significant real property … Predefined text that displays when there is significant real property appraisal assistance 29.042 … [Contact Name(s)] provided significant real property … Predefined text that displays when there is no significant real property appraisal assistance Free-form Contact Name(s) The name(s) of the person(s) who provided significant real property appraisal assistance. Redisplays from 2.047. Uniform Appraisal Dataset 29 Certifications and Scope of Work Appendix F-1: URAR Reference Guide Page 346 of 378 Version 1.4 Cert 29 (Prior Services) The predefined text for Cert 29 varies depending on whether the appraiser has performed prior services for the subject property in the past 3 years. Example of Prior Services Performed Appraiser Certifications: Cert 29 (Prior Services) Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 29.050 This is an appraiser input that does not display Always required Yes | No Appraiser Prior Services Performed Indicates whether the appraiser has performed prior services for the subject property in the past 3 years. Determines which predefined version of Cert 29 displays. 29.050 I have not performed … Predefined text that displays when Appraiser Prior Services Performed is No 29.050 I have performed … Predefined text that displays when Appraiser Prior Services Performed is Yes 29.051 Description of Prior Services: Required when Appraiser Prior Services Performed is Yes Free-form Description of Prior Services Additional Appraiser Certifications Additional appraiser certifications may be added when relevant. Additional Appraiser Certifications Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance Not on Report This is an appraiser input that does not display Always required Yes | No Additional Appraiser Certifications Indicates whether there are additional appraiser certifications. Uniform Appraisal Dataset 29 Certifications and Scope of Work Appendix F-1: URAR Reference Guide Page 347 of 378 Version 1.4 Additional Appraiser Certifications Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 29.052 29.053 N/A Displays when Additional Appraiser Certifications is Yes Free-form Additional Appraiser Certification Text Additional certifications that are required, such as designations. Note: Additional appraiser certifications cannot be contrary to, and should not repeat, the predefined appraiser certification text. Supervisory Appraiser Certifications The Supervisory Appraiser Certifications subsection displays when there is a Supervisory Appraiser, as displayed in the Assignment Information section (2.032-2.046). The predefined supervisory appraiser certifications always display, and additional supervisory appraiser certifications may be added when relevant. Additional Supervisory Appraiser Certifications Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance Not on Report This is an appraiser input that does not display Required when there is a Supervisory Appraiser Yes | No Additional Supervisory Appraiser Certifications Indicates whether there are additional appraiser certifications. 29.061 29.062 N/A Displays when Additional Supervisory Appraiser Certifications is Yes Free-form Additional Supervisory Appraiser Certification Text Additional certifications that are required, such as designations. Notes: • Additional supervisory appraiser certifications cannot be contrary to, and should not repeat, the predefined supervisory appraiser certification text. • Acknowledgment of prior services by the Supervisory Appraiser is reported here. Signature The Signature subsection always displays and repeats for each person (Appraiser and / or Supervisory Appraiser) who is signing the report. Only Appraisers and Supervisory Appraisers can sign the report. Most of the information in this subsection redisplays from Assignment Information. Uniform Appraisal Dataset 29 Certifications and Scope of Work Appendix F-1: URAR Reference Guide Page 348 of 378 Version 1.4 Signature Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 29.063 Appraiser or Supervisory Appraiser Always displays for each person signing the report Appraiser or Supervisory Appraiser 29.065 N/A Always displays for each person signing the report Free-form Contact Name The full name of the appraiser or supervisory appraiser, as it appears on the ASC National Registry. Note: Redisplays from 2.017 (Appraiser) or 2.032 (Supervisory Appraiser). 29.066 Date of Signature and Report Always displays for each person signing the report mm/dd/yyyy The date the appraisal is transmitted to the client upon completion of the assignment. Note: If revisions are performed, the report must reflect the new date. 29.067 Level Always displays for each person signing the report Choose an allowable answer from the Definition / Additional Guidance column Credential Type • None (includes noncredentialled appraiser trainees or jurisdictions that don’t provide credentials to appraiser trainees) • Certified General • Certified Residential • Licensed Residential • Trainee Appraiser (appraiser trainees with an issued credential, also referred to as Registered Trainee) • Other (Describe) Note: Redisplays from 2.024 (Appraiser) or 2.039 (Supervisory Appraiser). 29.068 ID Displays if Credential Type is not None Free-form The credential as reported by the ASC. Commonly referred to as “credential number”, “license number”, or “certification number”. Note: Redisplays from 2.025 (Appraiser) or 2.040 (Supervisory Appraiser). 29.069 State Displays if Credential Type is not None 2-letter USPS state code State credential that applies to the assignment, commonly referred to as the “credentialling state”. Note: Redisplays from 2.026 (Appraiser) or 2.041 (Supervisory Appraiser). 29.070 Expires Displays if Credential Type is not None mm/dd/yyyy Expiration date of the credential. Note: Redisplays from 2.027 (Appraiser) or 2.042 (Supervisory Appraiser). Uniform Appraisal Dataset Appendix 1: Glossary Appendix F-1: URAR Reference Guide Page 349 of 378 Version 1.4 Appendix 1: Glossary Term Definition Accessory Dwelling Unit (ADU) An additional living area that is independent of the primary dwelling unit that includes a kitchen, full bathroom, and sleeping area. It has a separate ingress and egress from the primary dwelling unit. It is generally subordinate in size and location to the primary dwelling, and may be attached to a house or garage, or built as a stand-alone unit. Generally, it will use the utility connections of the primary house. Apparent Environmental Condition A contamination (hazard or nuisance) that may affect the value and marketability of the site. Assessor Record Recorded information that identifies and describes real estate property (e.g., a record of transactions, value for taxation purposes), sometimes referred to as a property record, tax card, or public record. Below Grade A level that is either entirely or partially below the ground level. If any portion of an area is below ground level, then the entire level is considered below grade. Community Land Trust (CLT) A non-profit entity, or federal, state, or local government that owns land and leases it under a long-term ground lease to a homebuyer who purchases the improvements on the land. The ground lease contains certain land use restrictions that preserve use of the property for affordable housing. Deferred Maintenance Lack of normal maintenance and upkeep that may result in repairs or replacement of items. Dwelling Any building containing living unit(s) designed to be used as residence(s). A portion of the dwelling may also contain ADU(s). Extraordinary Assumption An assumption as of the effective date of the appraisal results, which, if found to be false, could alter the appraiser’s opinions or conclusions. In essence, an extraordinary assumption is what the appraiser assumes to exist (e.g., evidence of termite infestation). Finished Area Whether above or below grade, an area is considered finished when it is enclosed, suitable for year-round living, and meets locally accepted standards. Reference published guidelines by the GSEs, government agencies, or other identified secondary market participants for specific guidance. Floor Plan A visual representation or diagram that shows the interior and exterior walls, doors, and stairs of a dwelling. Hypothetical Condition A condition that is contrary to what is known by the appraiser to exist on the effective date of the assignment. The hypothetical condition is used to value the collateral as if the condition has been met (e.g., subject to completion or repair). Lookback Period The number of months back from the appraisal effective date that the appraiser used to analyze and report on sales. Market Value Condition Indicates whether the appraised value is As Is, or subject to one of the following conditions: • Subject to Completion Per Plans • Subject to Inspection • Subject to Repair New Construction All dwellings on the property are 100% newly constructed, including the foundation, were completed in the past 12 months, have never been occupied, and exhibit no signs of wear or use. Noncontinuous Finished Area Above grade finished area(s), not designated as an accessory dwelling unit (ADU), and attached to the dwelling with no direct interior access. Example: Family room or other finished area attached to or above an attached garage that is only accessible through the garage. Outbuilding A building other than the dwelling (e.g., barn, shed, bunkhouse, or standalone ADU). A portion of the outbuilding may contain ADUs or other finished space. An ADU not attached to the residence is considered to be an outbuilding. Physical Measurement An onsite measurement to determine square footage of the subject improvements. Planned Unit Development (PUD) A subdivision that consists of common property and improvements that are owned and maintained by a homeowners association (HOA) for the benefit and use of the individual PUD unit owners. A unit owner in the PUD has title to a residential property (parcel and dwelling) and an interest in the HOA that owns or manages the common areas and facilities of the PUD. Property Data Report The accumulation of factual information collected from the observation of a residential property that is completed specifically for mortgage purposes, whether in the form of data or a report. This is limited to property characteristics and does not include opinions of value. Note: Tax records and MLS listings are data sources and do not constitute a property data report. Property Management Company A company contracted by the board of directors of a homeowners association (HOA) to manage maintenance and upkeep of the common elements in a PUD, condo, cooperative, or condop. Report Field ID The red number identifying the specific location of the field on the URAR. Uniform Appraisal Dataset Appendix 1: Glossary Appendix F-1: URAR Reference Guide Page 350 of 378 Version 1.4 Term Definition Report Label The name of the field as shown on the URAR. Structure A building with a foundation, walls, and a roof, designed to protect from the weather, which can be a dwelling or an outbuilding. Three-Dimensional Scan A technology used to photograph and measure the area of a unit. Three-Dimensional Technology (3D Technology) A process that uses three-dimensional printing technologies as a core method in the fabrication of a structure. Uniform Residential Appraisal Report (URAR) A dynamic appraisal report that addresses all residential 1- to 4-unit property types. Uniform Standards of Professional Appraisal Practice (USPAP) The generally recognized ethical and performance standards for the appraisal profession in the United States. USPAP was adopted by Congress in 1989, and contains standards for all types of appraisal services, including real estate, personal property, business and mass appraisal. Compliance is required for state-licensed and state-certified appraisers involved in federally related real estate transactions. Wear and Tear Deterioration or reduction in condition that results from ordinary use, exposure to natural elements over an extended period of time, or aging (e.g., worn carpet, scratches or scuffs on floors or walls, fading paint or finishes). Uniform Appraisal Dataset Appendix 2: Condition and Quality Rating Definitions Appendix F-1: URAR Reference Guide Page 351 of 378 Version 1.4 Appendix 2: Condition and Quality Rating Definitions Condition Rating Definitions Condition Ratings describe the physical condition of a property as of the effective date of the appraisal on an absolute basis, not on a relative basis or how a property relates to other properties. Condition Rating definitions are used for Overall Condition, Exterior Condition, and Interior Condition. Condition Rating Definitions Rating Condition Rating Definition Criteria C1 The dwelling is 100% newly constructed, completed within the past 12 months, has never been occupied, and exhibits no signs of wear or use. A dwelling in C1 condition: • Has a foundation that must be 100% original to the new construction. • May include non-structural components composed of “like new” recycled materials (e.g., reconditioned or refinished barn wood). • Is a 100% newly constructed dwelling that does not exhibit physical depreciation. C2 The dwelling exhibits like-new condition. It has been recently constructed or entirely remodeled within 36 months prior to the appraisal date, while retaining portions of the pre-existing structure. The dwelling may have been occupied but features no deferred maintenance and requires no repair. A dwelling in C2 condition: • Has been recently constructed (within the past 36 months), and otherwise exhibits virtually no wear and tear, but is no longer new due to occupancy or use (e.g., model home), or • Has been fully remodeled "to the studs" including new major components; a new dwelling built utilizing the footprint or façade of a pre-existing dwelling; or a newly converted condo/co-op in a pre-existing building. C3 The dwelling has been well-maintained and exhibits only minimal wear and tear. The dwelling may exhibit only minor age-related physical depreciation; or, most components, but not every major building component, has been updated or renovated. A dwelling in C3 condition will likely have: • Components or rooms that are older but have been very well maintained or experienced minimal use, and show little or no physical depreciation, or • Major components or rooms that have been recently updated, but which do not constitute a full-home renovation/remodel. Examples of major components include but are not limited to a combination of (one or more): • Newer roof • Some newer mechanicals • New / newer floor coverings • Remodeled kitchen or bathroom(s) C4 The dwelling has been adequately maintained and exhibits moderate wear and tear resulting from occupancy and exposure to elements. The dwelling may feature some updating, but otherwise contains deferred maintenance items that are generally minor or cosmetic in nature. A dwelling in C4 condition may have experienced some periodic updating but most components are near the middle of their life cycle. Common deferred maintenance resulting from typical use is apparent but presents no immediate impact. Examples include, but are not limited to: • Minor damage to walls or trim (interior or exterior) • Worn floor finishes or carpet that shows age • Kitchen or bathrooms that are dated but fully functional C5 The dwelling exhibits significant wear and tear resulting from inadequate maintenance, but the soundness and structural integrity are sufficient to support occupancy. Some components may be missing or near the end of their useful life, but major components are still functional. A dwelling in C5 condition has items that will need to be repaired, rehabilitated, or replaced in the near future for the dwelling to remain useable and functional. Examples include, but are not limited to: • Roofing that is significantly worn, cupped, or curled but with no apparent active leaks • Severely worn, damaged, or missing floor coverings • Functional kitchen or bathroom that may be in disrepair (e.g., damaged or missing cabinets or countertops). C6 The dwelling features an extreme lack of maintenance, resulting in severe damages, deficiencies, or defects that impact the soundness or structural integrity, and the dwelling is not suitable for occupancy. There are major components that may be missing, no longer functional, or otherwise require immediate correction. A dwelling in C6 condition is not useable or functional in its current state, and will require immediate repairs, rehabilitation, or replacement of key components. Examples include, but are not limited to: • Active roof leaks • Damaged or missing exterior components that allow weather intrusion into the dwelling with resultant structural impact or damage • Damaged or failing foundation • No functional kitchen or bathrooms Uniform Appraisal Dataset Appendix 2: Condition and Quality Rating Definitions Appendix F-1: URAR Reference Guide Page 352 of 378 Version 1.4 Quality Rating Definitions This chart shows the definitions for • Overall Quality rating • Interior Quality, including room size, ceilings, trim, floor material, kitchen, and bathrooms • Exterior Quality, including doorways, fenestration, architectural details, roof design, and exterior walls Quality ratings describe the quality of a property as of the effective date of the appraisal on an absolute basis, not on a relative basis or how a property relates to other properties. Quality Rating Definitions In each category, the property must meet the majority of the criteria listed but does not have to meet all criteria. Rating Overall Quality Rating Interior Quality Rating Exterior Quality Rating Q1 The dwelling is an individually designed, one-of-a-kind structure built to exacting standards. Q1 features exceptional quality materials and luxury amenities, and exhibits the highest quality of workmanship and complexity in architectural design. The dwelling features a high degree of refinement and ornamentation that requires specialized construction or installation. A Q1 dwelling is recognized as being very rare or even non-existent in some communities. • Spacious rooms with high ceilings featuring extensive use of treatments (e.g., coved, barrel, cupola, coffered, beamed) and exceptional grade trim and custom millwork throughout. • Exceptional grade, often rare or imported flooring materials, frequently featuring inlay work or other customization. • Spacious kitchens featuring top-grade materials, extensive cabinetry, and countertop surface area; appliances and fixtures are frequently state of the art, custom-designed, built-in, or commercial grade. • Luxury bathrooms, often oversized and featuring exceptional quality materials and multiple ornate or state-of-the-art fixtures and features. • Custom fenestration and doorways using exceptional grade materials and engineering; featuring keystones or detailed mouldings throughout. • Roof designs using premium materials designed for longevity and resistance to weather; often featuring large ornamental overhangs, multiple hips and valleys, or steep pitches. • Exterior walls constructed using exceptional grade materials, often featuring multiple corners, unique angles and shapes, and extensive use of trim or decorative adornments. Q2 The dwelling is a high-quality structure, often using customized or complex, commercially available plans. The materials and amenities have extended life expectancy, high energy efficiency, and greater detail, ornamentation, or custom finishes. A Q2 dwelling can contain a mixture of upgraded, high-end and luxury materials, constructed with high-quality workmanship. • Spacious rooms with higher ceilings that may have custom design elements (e.g., coved, barrel, cupola, coffered, beamed), high-end built-ins, mouldings and wall treatments in communal areas and the main bedroom. • High-grade floor coverings designed for the highest level of durability and occasionally featuring inlays or other customization. • Large kitchens featuring high-end appliances, extensive cabinetry, and countertops. • Large bathrooms specifically dedicated to certain bedrooms as well as at least one common bathroom; containing high-end countertops, cabinetry, and plumbing fixtures. • Multiple windows and doorways constructed with high-end materials, featuring custom design particularly at the front and rear entry and often featuring keystones or other decorative adornments. • Roof designs using high-end roof materials; typically featuring ornamental overhangs, steep pitches, and multiple ridges, hips and valleys, and gables. • Exterior walls constructed using high-end materials and featuring multiple corners with angled walls, unique shapes, and custom trim at focal points. Uniform Appraisal Dataset Appendix 2: Condition and Quality Rating Definitions Appendix F-1: URAR Reference Guide Page 353 of 378 Version 1.4 Quality Rating Definitions In each category, the property must meet the majority of the criteria listed but does not have to meet all criteria. Rating Overall Quality Rating Interior Quality Rating Exterior Quality Rating Q3 The dwelling represents housing that can be reproduced from standard plans, featuring a higher than standard degree of complexity and some customization in the structural design, amenities, and finishes. A Q3 dwelling can contain a mixture of premium and standard level materials or amenities. They are often characterized as "semi-custom" new construction, or as pre-existing dwellings that are upgraded using some premium materials or amenities. • Large general living areas or main bedroom with all other rooms sufficiently sized. • Some rooms may have vaulted ceilings, and custom design elements such as built-ins, upgraded trim, finishes, mouldings and wall treatments. • Upgraded or high-grade floor coverings that exceed the quality and durability of standard-grade. • Moderately sized kitchens featuring upgraded appliances, cabinetry and countertops or a mix of upgraded and high- grade elements. • Multiple bathrooms of moderate size with some bathrooms specifically dedicated to certain bedrooms as well as at least one common bathroom; containing upgraded cabinetry and plumbing fixtures or a mixture of upgraded and high-end elements. • Multiple windows and doorways constructed with upgraded materials and featuring decorative design elements adorning at least the front of the home. • Roof designs using upgraded roof materials; may have steep pitches, could have more than one ridge with hips and valleys, gables, and overhangs. • Exterior walls constructed using upgraded materials and featuring multiple corners with some angled walls or unique shapes. Q4 The dwelling is constructed using standard building plans and designs that can be reproduced multiple times with minimal customization or style variations. The materials and amenities are widely available and can contain a mixture of some standard and economy-level materials. • Sufficiently sized rooms typically with flat ceilings and some vaulted ceilings in larger rooms, some trim or finishes of basic design. • Standard floor coverings that exceed the quality and durability of economy grade. • Moderately sized kitchens featuring standard-grade appliances, cabinetry and countertops or a mix of economy and upgraded elements. • Usually featuring multiple bathrooms of moderate size containing standard-grade cabinetry and plumbing fixtures or a mixture of economy and upgraded elements. • Windows and doorways constructed of standard-grade material. • Simple roof designs using standard-grade roof materials with moderate pitch and could have more than one ridge; may feature some simple decorative elements such as gables or overhangs. • Exterior walls constructed using standard- grade materials and featuring multiple corners; but basically rectangular in shape or footprint. Q5 The dwelling is basic in design and meets minimum building standards. Dwellings rated Q5 are designed for efficiency in installation and construction representing basic housing. Q5 dwellings have minimal refinements or upgrades but are not considered substandard. • Small rooms typically with flat ceilings, minimal trim or finishes of basic design. • Economy floor coverings that meet minimum standards. • Small kitchens featuring economy-grade appliances, cabinetry, and countertops or a mix of standard and economy grade. • Bathrooms that are limited in size and number, and feature economy-grade cabinetry and plumbing fixtures or a mixture of economy and standard-grade elements. • Limited windows and doorways, constructed of economy grade materials, simple in shape and design, and featuring basic trim and finish. • Basic roof design, usually low-pitch and single roofline; features economy or standard-grade roof materials. • Exterior walls constructed using economy or standard-grade materials and featuring minimal corners; usually a basic rectangular shape. Q6 The dwelling is a structure constructed in a manner reflecting a lack of basic architectural designs and may not meet local building standards. The materials and amenities are low quality, alternate, or non-customary; or whose construction or installation reflects unskilled workmanship and may not be adequately equipped to support year- round occupancy. Q6 dwellings may be rare or even non-existent in many communities. • Small rooms often with low ceilings, limited closet or storage space, and little or no trim or finishes. • Low grade or non-existent floor coverings. • Small kitchens featuring only the minimum requirements for function; with limited cabinetry and countertop space; and low- grade or non-existent appliances. • Bathrooms that are limited in size and number and feature only the minimum requirements for function; limited or no cabinetry; and low-grade plumbing fixtures. • Limited windows and doorways, constructed of lower-grade materials and featuring minimal or no trim and finish. • Basic roof design, usually low-pitch and single roofline; may possess inconsistent rooflines if additions are present; features low-grade or alternate roof materials. • Exterior walls constructed using economy or low-grade materials and featuring minimal corners; usually a basic rectangular shape. Uniform Appraisal Dataset Appendix 3: Reporting of Square Footage Appendix F-1: URAR Reference Guide Page 354 of 378 Version 1.4 Appendix 3: Reporting of Square Footage This Appendix shows examples of reporting square footage. Example 1: Cape Cod with Finished Below Grade Area and Second Floor This is an example of a cape cod-style house with some finished area below grade and on the second floor. Dwelling Exterior The Dwelling Exterior section provides context with Dwelling Style and Year Built, in addition to the picture of the home. Uniform Appraisal Dataset Appendix 3: Reporting of Square Footage Appendix F-1: URAR Reference Guide Page 355 of 378 Version 1.4 Unit Interior Standard and nonstandard finished areas are reported separately in the Area Breakdown subsection. They are only combined in the Level and Room Detail table. Unit Interior Commentary is used to more fully describe the standard and nonstandard finished areas, including a description as to why the area is nonstandard. Uniform Appraisal Dataset Appendix 3: Reporting of Square Footage Appendix F-1: URAR Reference Guide Page 356 of 378 Version 1.4 Sketch Uniform Appraisal Dataset Appendix 3: Reporting of Square Footage Appendix F-1: URAR Reference Guide Page 357 of 378 Version 1.4 Sales Comparison Approach In this example, Comparable #1 is also a cape cod-style house, with above grade nonstandard finished areas on the second floor, and no nonstandard finished areas below grade. Unit(s) Subsection This example shows how the finished and unfinished areas above and below grade would display in the Unit(s) subsection. Summary Subsection In the Summary subsection, Price Per Finished Area Above Grade for the comparable includes the nonstandard finished area. • Sale Price ($330,000) / (Finished Area Above Grade (1,480) + Finished Area Above Grade (Nonstandard) (480)) = $168 Uniform Appraisal Dataset Appendix 3: Reporting of Square Footage Appendix F-1: URAR Reference Guide Page 358 of 378 Version 1.4 Examples 2 and 3: Areas Without Direct Interior Access For properties with more than one unit in a dwelling (Units in Structure 8.001 is more than 1), these examples provide guidance on the reporting of areas that do not have direct interior access from a unit. Below grade areas are attributed to the lowest level unit. Grade Level Finish Unit Interior Sales Grid GRM Comp Grid Example Above Grade Finished Dwelling(s) Included in Gross Building Finished Area 22.05.04 Included in Gross Building Finished Area 24.003 Unfinished Area Breakdown Unfinished Above Grade 10.005 Level and Room Detail Finish (Unfinished) Area 10.031, 10.032 Unit(s) Unfinished Area Above Grade 22.07.10 Below Grade Finished Dwelling(s) Included in Gross Building Finished Area 22.05.04 Included in Gross Building Finished Area 24.003 Example 2B: Exterior Access Only Example 3B: Interior Access from Common Area Unfinished Area Breakdown Unfinished Below Grade 10.008 Level and Room Detail Finish (Unfinished) Area 10.031, 10.032 Unit(s) Unfinished Area Below Grade 22.07.13 Example 2A: Exterior Access Only Example 3A: Interior Access from Common Area Uniform Appraisal Dataset Appendix 3: Reporting of Square Footage Appendix F-1: URAR Reference Guide Page 359 of 378 Version 1.4 Example 2: Below Grade Area with Exterior Access Only These examples show a 2-unit property in one dwelling. Each unit is 1,607 square feet, which excludes the area on each floor for the common entrance and stairway. There is also 1,800 square feet of below grade area with exterior access only. Example 2A: Unfinished Below Grade Area Example 2B: Finished Below Grade Area Uniform Appraisal Dataset Appendix 3: Reporting of Square Footage Appendix F-1: URAR Reference Guide Page 360 of 378 Version 1.4 Unit Interior Example 2A: Unfinished Below Grade Area Example 2B: Finished Below Grade Area The 1,800 square feet of unfinished below grade area with exterior entry only is attributed to the first floor unit on the URAR. For the first floor unit, the finished area below grade area is not included in Unit Interior, as it is only reported in Gross Building Finished Area. The second floor unit is described without the unfinished below grade area. For the second floor unit, the finished area below grade area is not included in Unit Interior, as it is only reported in Gross Building Finished Area. Uniform Appraisal Dataset Appendix 3: Reporting of Square Footage Appendix F-1: URAR Reference Guide Page 361 of 378 Version 1.4 Sales Comparison Approach In these examples, Comparable #1 is a model match, to demonstrate how the square footage and Summary calculations (Adjusted Price Per Unit, Adjusted Price Per Bedroom, and Price Per Gross Building Finished Area) would display in the sales grid. Example 2A: Unfinished Below Grade Area Example 2B: Finished Below Grade Area In the Dwelling(s) subsection, Gross Building Finished Area includes the area of each unit (1,607 Sq. Ft.), and the common stairwells including the area under the stairs (386 sq. ft.). In the Dwelling(s) subsection, Gross Building Finished Area includes the finished below grade area (1,800 sq. ft.), the area of each unit (1,607 sq. ft.), and the common stairwells including the area under the stairs (386 sq. ft.). In the Unit(s) subsection, the first floor unit includes the unfinished below grade area with exterior entry only, and the second floor unit does not. In the Unit(s) subsection, neither unit includes the finished below grade area. In the Summary subsection, the above information is incorporated into the calculations. For example, Price Per Finished Area Above Grade = Sale Price ($425,000) / (Gross Building Finished Area (3,600) = $118. In the Summary subsection, the above information is incorporated into the calculations. For example, Price Per Finished Area Above Grade = Sale Price ($425,000) / (Gross Building Finished Area (5,400) = $79. Uniform Appraisal Dataset Appendix 3: Reporting of Square Footage Appendix F-1: URAR Reference Guide Page 362 of 378 Version 1.4 Example 3: Below Grade Area with Interior Access from Common Area These examples show a 2-unit property in one dwelling. There is below grade area with interior access from a common area, and no direct access from any unit. Both units are on the first level. Example 3A: Unfinished Below Grade Area Example 3B: Finished Below Grade Area Uniform Appraisal Dataset Appendix 3: Reporting of Square Footage Appendix F-1: URAR Reference Guide Page 363 of 378 Version 1.4 Unit Interior Example 3A: Unfinished Below Grade Area Example 3B: Finished Below Grade Area Unit A includes the unfinished below grade area. The finished area below grade area is not included in Unit Interior for either unit, as it is only reported in Gross Building Finished Area. Unit B does not include any unfinished below grade area. The finished area below grade area is not included in Unit Interior for either unit, as it is only reported in Gross Building Finished Area. Uniform Appraisal Dataset Appendix 3: Reporting of Square Footage Appendix F-1: URAR Reference Guide Page 364 of 378 Version 1.4 Sales Comparison Approach In this example, Comparable # 1 is a model match, to demonstrate how the square footages and Summary calculations (Adjusted Price Per Unit, Adjusted Price Per Bedroom, and Price Per Gross Building Finished Area) would display in the sales grid. Example 3A: Unfinished Below Grade Area Example 3B: Finished Below Grade Area In the Dwelling(s) subsection, Gross Building Finished Area includes the area of each unit (858 sq. ft.), and the common stairwells including the area under the stairs (386 sq. ft.). In the Dwelling(s) subsection, Gross Building Finished Area includes the finished below grade area (1,800 sq. ft.), the area of each unit (858 sq. ft.), and the stairwells including the area under the stairs (386 sq. ft.). The Unit(s) subsection shows 1,800 square feet of unfinished below grade area with interior access from the common area reported in Unit A only. In the Unit(s) subsection, neither unit includes the finished below grade area. In the Summary subsection, the above information is incorporated into the calculations. For example, Price Per Finished Area Above Grade = Sale Price ($375,000) / (Gross Building Finished Area (1,800) = $208. In the Summary subsection, the above information is incorporated into the calculations. For example, Price Per Finished Area Above Grade = Sale Price ($375,000) / (Gross Building Finished Area (3,600) = $104. Uniform Appraisal Dataset Appendix 4: Detached Garage Examples Appendix F-1: URAR Reference Guide Page 365 of 378 Version 1.4 Appendix 4: Detached Garage Examples This appendix shows examples of detached garages and how they are reported in different sections of the URAR. Applicable URAR sections for each example are summarized in this table. Note: Only the portions of Unit Interior and Sales Comparison Approach that address area and rooms are included in these examples. The entire Unit Interior section displays for the ADU, as does the ADU Interior Quality and Condition subsection of the Sales Comparison Approach. Detached Garage Examples Example (Subject Property) Outbuilding (Subject Property) Unit Interior Vehicle Storage Sales Comparison Example (Comp #1) Relevant Sales Comparison Approach Subsections Cost Approach Subsection for Detached Garage 1 Detached garage – vehicle storage only • Garage is heated. √ • Heated detached garage with half bath • Additional outbuilding: Greenhouse • Vehicle Storage • Outbuilding As Is Value of Site Improvements 2 Detached garage with additional separate area (no ADU) • Has dividing wall. • Garage is heated. Workshop/ Garage √ • Detached garage with additional unfinished area (outbuilding: Shed/Garage) • Garage is not heated. • Vehicle Storage • Outbuilding Depreciated Cost - Outbuilding 3 Detached garage with ADU (no additional separate area) • Has dividing wall. • Garage is not heated. • ADU has heat and air conditioning. ADU/Garage For the ADU √ • Heated detached garage with no additional separate area • No outbuildings • Below grade ADU in primary dwelling • Unit(s) for the ADU • Vehicle Storage Depreciated Cost - Outbuilding 4 Workshop with ADU and vehicle storage • Has dividing walls. • Workshop and garage are not heated. • ADU has heat and air conditioning. ADU/ Workshop/ Garage For the ADU √ • Heated detached garage with no additional separate area • No outbuildings • Below grade ADU in primary dwelling • Unit(s) for the ADU • Vehicle Storage • Outbuilding Depreciated Cost – Outbuilding 5 Oversized detached garage (no dividing wall) √ • Detached garage with no extra area • No outbuildings • Vehicle Storage As Is Value of Site Improvements Uniform Appraisal Dataset Appendix 4: Detached Garage Examples Appendix F-1: URAR Reference Guide Page 366 of 378 Version 1.4 Example 1: Detached Garage – Vehicle Storage Only In this example, the subject has a 400 sq. ft. detached heated garage with no additional separate area. No Outbuilding Section When the detached garage has no additional separate area, it is not reported as an outbuilding, so the Outbuilding section does not display. Vehicle Storage When the detached garage has no additional separate area, it is reported in the Vehicle Storage section only. Any defects, damages, or deficiencies for the structure are reported in this section. If the garage has unique features, they are noted in Vehicle Storage Commentary. • In this example, the 400 sq. ft. detached garage is reported, and the heated garage is noted in Vehicle Storage Commentary. Sales Comparison Approach In this example, Comparable #1 has a 2-car heated garage with a half bath, and an additional outbuilding for which Outbuilding Type is Greenhouse. Vehicle Storage Subsection Information about the subject property’s driveway and garage populates from the Vehicle Storage section. If the subject or comparable(s) have additional features that impact value and/or marketability, dynamic rows are utilized to support adjustments and conclusions. Uniform Appraisal Dataset Appendix 4: Detached Garage Examples Appendix F-1: URAR Reference Guide Page 367 of 378 Version 1.4 In this example, rows were utilized for heating and baths, and the adjustment for Comparable #1 is attributable exclusively to the half bath. Outbuilding Subsection The detached garage for the subject property is reported as Vehicle Storage. • If the subject and all comparables do not have outbuildings, the Outbuilding subsection does not display. • If a comparable has outbuildings and the subject does not, the Outbuilding subsection displays with “dashes” for the subject. In this example, Comparable #1 has an outbuilding (greenhouse), and the subject does not. The outbuilding displays with “dashes” for the subject. Cost Approach (As Is Value of Site Improvements) Because the vehicle storage is not considered an outbuilding, if the Cost Approach is included in the appraisal, the depreciated cost of the detached garage is reported in the As Is Value of Site Improvements subsection instead of Depreciated Cost – Outbuilding. Uniform Appraisal Dataset Appendix 4: Detached Garage Examples Appendix F-1: URAR Reference Guide Page 368 of 378 Version 1.4 Example 2: Detached Garage with Additional Separate Area (No ADU) In this example the subject has a multipurpose outbuilding with 900 sq. ft. of Gross Building Area (GBA) for the outbuilding that includes: • 400 sq. ft. 2-car garage • 450 sq. ft. unfinished area that is used for a workshop • 50 sq. ft. finished area (full bath) The entire outbuilding is heated. Outbuilding Type is selected as Other, and described as Workshop/Garage. Note: This example applies regardless of the square footage of the additional area. Outbuilding – Workshop/Garage In this example, Outbuilding Type is selected as Other, and described as Workshop/Garage. • Units in Structure is 0 because the outbuilding does not include an ADU. • For Gross Building Area, the total GBA is reported (400 sq. ft. 2-car garage + 450 sq. ft. unfinished area + 50 sq. ft. finished area = 900 sq. ft.) regardless of usage. • Heating is reported in the outbuilding Detail subsection (checkboxes), in addition to utilities. • In the Outbuilding Area table, the finished and unfinished area not related to vehicle storage is reported, along with the full bath. o Area detail for the 2-car garage is reported in Vehicle Storage and not in the Outbuilding Area table. Uniform Appraisal Dataset Appendix 4: Detached Garage Examples Appendix F-1: URAR Reference Guide Page 369 of 378 Version 1.4 Vehicle Storage Only the area and details that are specific to the subject’s driveway and garage are reported in this section. Sales Comparison Approach In this example, Comparable #1 has a multipurpose outbuilding with 550 sq. ft. of GBA that includes: • 400 sq. ft. 2-car garage • 150 sq. ft. unfinished area (shed) The outbuilding is not heated. Outbuilding Type is selected as Other, and described as Shed/Garage. Vehicle Storage Subsection Information about the subject property’s garage populates from the Vehicle Storage section. If the subject or comparable(s) have additional features that impact value and/or marketability, dynamic rows are utilized to support adjustments and conclusions. In this example: • None of the comparables have additional features impacting value and/or marketability, so no dynamic rows were needed. • There are no measurable differences between the vehicle storage for the subject and Comparable #1, so no adjustment is made. Uniform Appraisal Dataset Appendix 4: Detached Garage Examples Appendix F-1: URAR Reference Guide Page 370 of 378 Version 1.4 Outbuilding Subsection For the subject property, the Outbuilding Type and any relevant dynamic rows (e.g., area, bathrooms, heating) populate from the Outbuilding section. • Adjustments for comparables are made in a “lump sum” that includes consideration of the outbuilding, its associated square footage, and amenities. • Adjustments for the 400 sq. ft. garage portion are made in the Vehicle Storage subsection and are not included in the Outbuilding subsection adjustments. In this example, the adjustment for Comparable #1 reflects the differences in finished and unfinished area, bath, heating, and the marketability of a shed vs. a workshop. Cost Approach (Depreciated Cost - Outbuilding) If the Cost Approach is included in the appraisal, the depreciated cost of the outbuilding is reported in the Depreciated Cost – Outbuilding subsection. The entire finished and unfinished area of the outbuilding is reported here, including the garage. In this example, Area Type for the garage is Garage. Example 3: Detached Garage with ADU In this example the subject has a multipurpose outbuilding with 1000 sq. ft. of GBA that includes: • 400 sq. ft. 2-car garage (not heated) • 600 sq. ft. ADU (includes heat and air conditioning) Note: This example would also apply when the ADU is above the garage. Uniform Appraisal Dataset Appendix 4: Detached Garage Examples Appendix F-1: URAR Reference Guide Page 371 of 378 Version 1.4 Outbuilding – ADU/Garage In this example, Outbuilding Type is ADU/Garage. • Units in Structure is 1 because the outbuilding includes an ADU. • For Gross Building Area, the total GBA is reported (400 sq. ft. 2-car garage + 600 sq. ft. ADU = 1000 sq. ft.) regardless of usage. • Utilities are reported in the outbuilding Detail subsection. • In the Outbuilding Area table, the finished and unfinished areas are reported as 0 sq. ft., and the Room Summary column is blank. o Area detail for the 2-car garage is reported in Vehicle Storage and not in the Outbuilding Area table. o The area and rooms for the ADU are reported as part of the Unit Interior section for the ADU, and not in the Outbuilding Area table. • Because the outbuilding includes an ADU, heating and cooling information is reported in the Mechanical System Details subsection, instead of the Detail subsection (checkboxes). Unit Interior – ADU/Garage - ADU Notes: • Only the portions of Unit Interior that address areas and rooms for the ADU are included in this appendix. Reference the 10 Unit Interior chapter of this document for details on the reporting and display of this section. • In this example, Outbuilding Type is ADU/Garage, and Unit Identifier is ADU. Uniform Appraisal Dataset Appendix 4: Detached Garage Examples Appendix F-1: URAR Reference Guide Page 372 of 378 Version 1.4 Area Breakdown Level and Room Detail Vehicle Storage Only the area and details that are specific to the subject’s driveway and garage are reported in this section. Sales Comparison Approach In this example, Comparable #1 has a below grade ADU in the primary dwelling, and a heated 2-car garage with no additional separate area. Comparable #1 has no additional outbuildings. Unit(s) Subsection for the ADU Information about the subject property’s ADU populates from the Unit Interior section. • Location of ADU – in this example, Location of ADU is ADU/Garage for the subject, and Dwelling for Comparable #1. • Floor Number – the floor number of the ADU reflects the level on which the ADU is located (e.g., an ADU in the below grade level of the primary dwelling is reported as B1, an ADU located above a detached garage is reported as 2). o In this example, Floor Number is 1 for the subject and B1 for Comparable #1. Uniform Appraisal Dataset Appendix 4: Detached Garage Examples Appendix F-1: URAR Reference Guide Page 373 of 378 Version 1.4 Vehicle Storage Subsection Information about the subject property’s garage area populates from the Vehicle Storage section. If the subject or comparable(s) have additional features that impact value and/or marketability, dynamic rows are utilized to support adjustments and conclusions. In this example, the vehicle storage portion of the subject is not heated, and Comparable #1 is heated. Therefore an additional row is needed, and the adjustment for Comparable #1 is attributable exclusively to the heating. No Outbuilding Subsection ADU/Garages do not redisplay in the Outbuilding subsection. Cost Approach (Depreciated Cost - Outbuilding) If the Cost Approach is included in the appraisal, the depreciated cost of the outbuilding is reported in the Depreciated Cost – Outbuilding subsection. The entire finished and unfinished area of the outbuilding is reported here, including the garage. In this example, Area Type for the garage is Garage. Example 4: Workshop with ADU and Vehicle Storage In this example the subject has a multipurpose outbuilding with 1500 sq. ft. of GBA that includes: • 400 sq. ft. 2-car garage (not heated) • 600 sq. ft Accessory Dwelling Unit (includes heat and air conditioning) • 500 sq. ft. unfinished space used as a workshop - (not heated) Outbuilding Type is selected as Other, and described as ADU/Workshop/Garage. Uniform Appraisal Dataset Appendix 4: Detached Garage Examples Appendix F-1: URAR Reference Guide Page 374 of 378 Version 1.4 Outbuilding – ADU/Workshop/Garage In this example, Outbuilding Type is selected as Other, and described as ADU/Workshop/Garage. • Units in Structure is 1 because the outbuilding includes an ADU. • For Gross Building Area, the total GBA is reported (400 sq. ft. 2-car garage + 600 sq. ft. ADU + 500 sq. ft. unfinished workshop space = 1500 sq. ft.) regardless of usage. • Utilities are reported in the outbuilding Detail subsection. • In the Outbuilding Area table, the finished area is reported as 0 sq. ft., and the unfinished area is reported as 500 sq. ft. reflecting the area of the workshop. The Room Summary column is blank because there are no rooms outside of the ADU. o Area detail for the 2-car garage is reported in Vehicle Storage and not in the Outbuilding Area table. o The area and rooms for the ADU are reported as part of the Unit Interior section for the ADU, and not in the Outbuilding Area table. • Because the outbuilding includes an ADU, heating and cooling information is reported in the Mechanical System Details subsection, instead of the Detail subsection (checkboxes). Unit Interior – ADU/Workshop/Garage - ADU Notes: • Only the portions of Unit Interior that address areas and rooms for the ADU are included in this appendix. Reference the 10 Unit Interior chapter of this document for details on the reporting and display of this section. • In this example, Outbuilding Type is selected as Other and described as ADU/Workshop/Garage, and Unit Identifier is ADU. Uniform Appraisal Dataset Appendix 4: Detached Garage Examples Appendix F-1: URAR Reference Guide Page 375 of 378 Version 1.4 Area Breakdown Level and Room Detail Vehicle Storage Only the area and details that are specific to the subject’s driveway and garage are reported in this section. Sales Comparison Approach In this example, Comparable #1 has a below grade ADU in the dwelling, and a heated detached garage with no additional separate area. Comparable #1 has no additional outbuildings. Unit(s) Subsection for the ADU Information about the subject property’s ADU populates from the Unit Interior section for the ADU. • Location of ADU – in this example, Location of ADU is ADU/Workshop/Garage for the subject, and Dwelling for Comparable #1. • Floor Number – the floor number of the ADU reflects the level on which the ADU is located (e.g., an ADU in the below grade level of the primary dwelling is reported as B1, an ADU located above a detached garage is reported as 2). o In this example, Floor Number is 1 for the subject and B1 for Comparable #1. Uniform Appraisal Dataset Appendix 4: Detached Garage Examples Appendix F-1: URAR Reference Guide Page 376 of 378 Version 1.4 Vehicle Storage Subsection Information about the subject property’s garage area populates from the Vehicle Storage section. If the subject or comparable(s) have additional features that impact value and/or marketability, dynamic rows are utilized to support adjustments and conclusions. In this example, the vehicle storage portion of the subject is not heated, and Comparable #1 is heated. Therefore an additional row is needed, and the adjustment for Comparable #1 is attributable exclusively to the heating. Outbuilding Subsection For the subject property, the Outbuilding Type and relevant dynamic rows (e.g., unfinished area) populate from the Outbuilding section. • Adjustments for the comparables are made in a “lump sum” that includes consideration of the outbuilding and its associated square footage and amenities. • Adjustments for the 400 sq. ft. garage portion are made in the Vehicle Storage subsection and are not included in the Outbuilding subsection adjustments. • Adjustments for the ADU’s finished area, bedrooms and bathrooms are made in the Unit(s) subsection and are not included in the Outbuilding subsection adjustments. In this example: • A dynamic row was utilized to account for the remaining workshop area. • Comparable #1 does not have a corresponding outbuilding, and the detached garage does not have any additional separate area, so it is not reported as an outbuilding, and therefore “dashes” display. • The adjustment for Comparable # 1 reflects the marketability of the additional 500 sq. ft. of unfinished area. Cost Approach (Depreciated Cost - Outbuilding) If the Cost Approach is included in the appraisal, the depreciated cost of the outbuilding is reported in the Depreciated Cost – Outbuilding subsection. The entire finished and unfinished area of the outbuilding is reported here, including the garage. In this example, Area Type for the garage is Garage. Uniform Appraisal Dataset Appendix 4: Detached Garage Examples Appendix F-1: URAR Reference Guide Page 377 of 378 Version 1.4 Example 5: Oversized Detached Garage (No Dividing Wall) In this example, the subject has a 500 sq. ft. detached garage that includes 100 sq. ft. of extra unfinished area with no separation of the area. No Outbuilding Section When the detached garage has no dividing wall, it does not have to be reported as an outbuilding. In this example, no outbuilding was reported, so the Outbuilding section does not display. Vehicle Storage When the detached garage has no dividing wall, it is reported in the Vehicle Storage section only. • In this example, the 500 sq. ft. detached garage is reported. Sales Comparison Approach In this example, Comparable #1 has a 400 sq. ft. detached garage with no additional area, and no outbuildings. Vehicle Storage Subsection Information about the subject property’s garage area populates from the Vehicle Storage section. If the subject or comparable(s) have additional features that impact value and/or marketability, dynamic rows are utilized to support adjustments and conclusions. In this example, any adjustment would be made for the differences in garage area. No Outbuilding Subsection In this example, the subject and all comparables do not have outbuildings, so the Outbuilding subsection does not display. Uniform Appraisal Dataset Appendix 4: Detached Garage Examples Appendix F-1: URAR Reference Guide Page 378 of 378 Version 1.4 Cost Approach (As Is Value of Site Improvements) Because the vehicle storage is not considered an outbuilding, if the Cost Approach is included in the appraisal, the depreciated cost of the detached garage is reported in the As Is Value of Site Improvements subsection instead of Depreciated Cost – Outbuilding.

Source: UAD 3.6 / URAR Appendix F-1 — Reference Guide v1.4 (GSE Uniform Mortgage Data Program) · source URL · snapshot b5125fc99bbead62