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2016 Property Assessment Manual

Section 1 - Letter of Transmittal
  • Intended Use of this Appraisal Report    
  • Intended Client of this Report
  • Other Users of this Report
  • Date of Value of this Report
  • Type and Definition of Value
  • Identification of the Property Rights Assessed
  • Extent of Property Inspections
  • Certification of Value
  • MS1 2016 Report

Section 2 - Scope of Work
  • Identification of Assumptions and Limiting Conditions   
  • Scope of Work as Identified in In-House Work Plan
  • Brief Description of Assessed Properties
  • Determination of Highest and Best Use
  • Approaches to Value Considered and/or Utilized

Section 3 - Development of Values
  • Description of Basic Valuation Theory and Mass Appraisal
  • Period of Time Associated with Sales/Data Collection
  • Data Collection and Sales Verification Procedures
  • Number of Sales Utilized in Study
  • Description of Data Calibration Methods
  • Significance of Adjustments and Factors

Section 4 - Time Trending
  • Residential Explanation and Derivation of Time Trending Factors
  • Ratio Summary of Sale Date
  • Non-Residential Properties
  • 2012, 2013, 2014 & 2015 NH Department of Revenue Equalization Summaries
  • Non-Residential Properties Sales for 2012, 2013, 2014, 2015 & 2016

Section 5 - Land and Neighborhood Data
  • Commercial/Industrial Land Analysis and Parameters
  • Site Indexes Commercial/Industrial/Exempt Property
  • Commercial Categories of Land and Land Pricing, Acreage Discounts
  • Land Curve Parameters (Area/Size Adjustment Factors)
  • Apartment Land Pricing
  • Manufactured Housing Land Pricing
  • Commercial/Industrial Condominiums
  • Commercial and Industrial Land Analysis
  • List of Qualified Commercial/Industrial Land Sales
  • List of Unqualified Commercial/Industrial Land Sales
  • Residential Land Analysis
  • Residential Categories of Land and Land Pricing
  • Residential Land Pricing

Section 5 - Part 2
  • Summary by Lot Size
  • Residential Condominium Land Pricing
  • Manufactured Housing Land Pricing
  • List of Qualified Residential Land Sales
  • List of Unqualified Residential Land Sales
  • Residential Neighborhood Multiplier
  • Summary by Land Assessing Neighborhood
  • Residential Site Indexes
  • Summary by Site Index
  • 2016 Residential Street Site Index
  • Land Use Cost Settings
  • Summary by Land Use
  • Zoning Districts and Allowable Uses Article 28-2
  • Dimensional Standards Article 28-4-1 

Section 6 - Improved Property Data
  • Types of Depreciation Considered and/or Utilized
  • Depreciation Schedules - Single Family, Residential Condo, Manufactured Housing and Non-Residential
  • Summary by Actual Year Built
  • Commercial, Industrial and Residential Cost/Market Valuation
  • Building Costs
  • Base Rates (Cost Group Rates)
  • Summary by Style

Section 6 - Improved Property Data - Part 2
  • Building Cost Tables (Cost Models Report)
  • Allowable Construction Entries
  • Outbuilding Codes
  • Extra Feature Codes
  • Grade/Quality Guidelines
  • Grade/Quality Factors/Considerations
  • Grade Coefficients - Single Family, Residential Condos, Manufactured Housing and Non-Residential
  • Summary by Residential Grade
  • Size Adjustment Factor
  • Summary by Building Size
  • Subarea Codes

Section 6 - Improved Property Data - Residential - Part 3
  • Residential Buildings
  • Residential Cost Trend Factors
  • Summary by Assessing Neighborhood (Buildings)
  • Residential Condominiums
  • Condominium Neighborhood Codes
  • Summary by Assessing Neighborhood, Condominiums
  • Condominium Complex Codes
  • Condominium Unit Type Codes
  • Condominium Unit Location Codes
  • Residential Manufactured Homes
  • Manufactured Housing Neighborhood Codes
  • Summary by Assessing Neighborhood, Manufactured Housing
  • List of Qualified Improved Residential Sales
  • List of Unqualified Improved Residential Sales
  • List of Qualified Improved Commercial/industrial Sales
  • List of Unqualified Improved Commercial/Industrial Sales

Section 6 - Improved Property Data - Commercial - Part 4
  • Income Approach - Described
  • Income, Expense, Vacancy and Capitalization
  • Data Calibration
  • Non-Residential Building Costs

Section 7 - Statistical Analysis, Testing and Quality
  • Summary by Sale Price Quartile
  • Ratio Study Using New Assessed Values
  • Ratio Study Using Old Assessed Values
  • COD Study Using New Assessed Values
  • COD Study Using Old Assessed Values

Section 7 - Statistical Analysis, Testing and Quality - Part 2
  • PRD Study Using New Assessed Values
  • PRD Study Using Old Assessed Values
  • COD & PRD Using Assessed Values Non-Residential
  • Strata Using New Assessed Values
  • Strata Using Old Assessed Values

Section 8 - APPENDICES
  • Appendix "A" - Copy of In-House Work Plan Specific to the Report & Council Resolution
  • Appendix "B" - Individuals Responsible/Assisting in Completion of Report
  • Appendix "C" - Qualifications
  • Appendix "D" - Qualified and Unqualified Sale Codes
  • Appendix "E" - Definitions
  • Appendix "F" - City-Wide Neighborhood Map
  • Appendix "G" - Commercial/Industrial Site Index Map