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Based on research, Marshall & Swift created guidelines to aid in the valuation
and to standardize results. But other than straight line depreciated formula,
the final value comes down to the expertise and thoroughness of the person
performing the valuation.
3 Categories:
1.Physical Deterioration
2.Functional Obsolescence
3.External Obsolescence
2 Components:
All depreciation has an economic component and:
1.May be curable or
2.Incurable
For example: If spending $2,000 to repair a roof would add $2,000 or more to the
value of the property, then the deterioration of the roof is said to be curable. If fixing
the roof would only add $500 to value, then the condition of the roof would be said to
be incurable.
Key Importance: It is the actual age less any years that have been
taken off by face-lifting, structural reconstruction, removal of functional
inadequacies, modernization of equipment, etc.
Floors and Floor Coverings – Cracks, chips, missing tiles, unevenness, sagging, worn finish.
Interior Construction – Cracks in plaster or drywall, open joints in millwork, sticking doors.
Handicapped Requirements – ADA compliance, barrier-free design, parking, ramps.
Environmental – EPA, wetlands and air quality compliance, water, soil, radon, asbestos.
Weather Extremes – Appropriate insulation levels, heat gain or loss, shading, passive or
active.
Earthquakes – Appropriate bracing, connections to structural shell or foundation, shear walls.
Mid-life Theory: This takes into account that most buildings depreciate little during the first
few years. When it becomes evident that the buildings are no longer new, even though they are
adequately maintained, the maintenance expenses rise, rentals tend to decrease and the
building depreciates faster.
Extended Life Concept: Starts with the hypothesis that buildings age in much the same
manner as people and that the older they get, the greater is their total life expectancy. This
concept recognizes that a building is in the prime of life before mid-life and that the road is
downhill after that, but that correction of deficiencies may lower the effective age and lengthen
the remaining life.
Framing Type
o Wood Frame
o Masonry
o Steel Frame
o Pre Engineered Metal
o Protected Steel Frame
o Reinforced concrete
Step 4: Calculation
Calculation
Cost of property $250,000
Depreciation 20% x .20
Depreciation Amount 50,000
Depreciated Property Value $200,000
Example:
Average Wood Frame Site Built Home has a Typical life expectancy of
55 year. The Remaining Life was Estimated to be 45 years