W. Va. Code R. § 189-2-6

Current through Register Vol. XLI, No. 50, December 13, 2024

Section 189-2-6 - Recommended commercial/industrial data collection procedures

6.1. General approach.

6.1.1. The data collector should make optimum use of existing appraisal and assessment record available within each county. This information should include the current property record cards and any other applicable information. The appraisal of commercial/industrial properties is a very important phase of every revaluation program. Commercial/industrial properties require special consideration because:

6.1.1.1. Many varied uses are possible;

6.1.1.2. Many varied materials are used in construction.

6.1.1.3. Many varied construction methods are used;

6.1.1.4. Their income-producing nature requires an additional appraisal approach to be used -- the Income Approach; and

6.1.1.5. Special forms are used to accommodate all of this complex commercial data.

6.1.2. A solid background in residential data collection is a prerequisite for commercial data collection training. The same systematic approach is required for both residential and commercial data collection. The principles are the same:

6.1.2.1. Keep your efforts in proportion to the value;

6.1.2.2. Collect all necessary data without errors or omissions;

6.1.2.3. Present yourself at all times in a professional business-like manner;

6.1.2.4. Work in a generally efficient manner;

6.1.2.5. Take pride in your work -- it's important; first, to you; second, to the county government; and last to the taxpayer;

6.1.2.6. Be discrete -- do not discuss privileged information to anyone who does not need to know.

6.1.3. The income approach to value requires an added dimension in commercial data collection, compared to residential appraisal. Information concerning income and expenses is available only under conditions of the strictest confidence. If we break that trust, we will be cut off by the business community from future information, and justly so.

6.1.4. We are now dealing with a more sophisticated group of people, who want good answers to their hard-probing questions. How we handle ourselves with these community leaders will greatly affect the satisfactory completion of this project. It will establish, in their eyes, our competence, impartiality and professional character. We will not get a second chance to make a good first impression.

6.2. Card use guide. -- The commercial property record card is a special use card. This card is used on most commercial and industrial properties. The following guide will be helpful, in order to determine when to use this commercial card.

6.3. Use commercial card for listing.

6.3.1. All parcels with buildings having non-residential/agricultural type construction; specifically all commercial, industrial, apartment and other special purpose buildings.

6.3.2. All apartment buildings having five (5) or more family units in the same building;

6.3.3. All apartment complexes having several buildings, even though some may be two (2) or three (3) family buildings;

6.3.4. All special purpose buildings and uses;

6.3.4.1. country club, clubhouse and support buildings, golf courses;

6.3.4.2. fraternal buildings (if not former residence);

6.3.4.3. mobile home parks; and

6.3.4.4. other recreational uses.

6.3.5. All commercial type lease "Exempt Use" buildings (private ownership for profit);

6.3.6. Vacant land within commercial and industrial areas (relative to zoning);

6.3.7. Residential dwelling on Multiple Sequence Commercial structures. Note: It is not permitted to use both residential and commercial cards to list one parcel.

6.4. Commercial approach procedures. General:

6.4.1. Act and look like a professional appraiser.

6.4.2. Always identify yourself. Show your ID and introduce yourself by name.

6.4.3. Explain why you are here and what you want.

6.4.4. Ask to see owner or manager. Ask him for permission to view the interior.

6.4.5. After viewing the interior, ask the manager for rental, construction cost and sale information.

6.4.6. Obtain complete income and expense data wherever possible and useful.

6.4.7. Thank the manager for his cooperation before you leave the building.

6.4.8. A physical check of all building measurements is required. Never assume correctness of dimensions.

6.5. Approach procedures by commercial use.

6.5.1. Chain stores and franchises: Usually the managers of these type businesses will not be able to give you any economic information. They normally do not know the rent or construction cost.

6.5.2. Shopping centers: Large shopping centers and malls will have a rental office on the premises. Contact manager there, first, to get economic information, including vacancies. They should have a set of plans that you can use to check measurements of buildings, paved parking areas, size of site, etc. If center management does not cooperate and furnish economic data, ask each tenant their rental information as you inspect their stores.

6.5.3. Motels: Economic data is most important here. Gross income plus vacancy information is ideal.

6.5.4. Apartment complexes: Contact apartment manager for economic information. Check for unit count by size of apartment, site size, pavement area, utilities, furnishings, other items included in rent, vacancy, etc.

6.5.5. Banks and savings and loans: These commercials have a security problem that we must first effectively deal with. If there are several branches in the area, contact the main branch to explain what you are going to do. Sit down with the bank representative and discuss general subjects:

6.5.5.1. how many branches;

6.5.5.2. their locations.

6.5.5.3. bank-owned or leased;

6.5.5.4. construction cost if five (5) years old or less; and

6.5.5.5. amount of rental if leased.

6.5.5.6. Explain to the banker that we must include the value of the vault structure in our appraisal. Ask him the size and type of construction of the vault. If he does not know, suggest that you could help him measure. We are putting the burden to furnish us this information on the bank manager by this approach. If he declines to assist in gathering this information, estimate the vault size. DO NOT measure without his help or permission.

6.5.6. Taverns, pool halls, night clubs: This type of business is best approached in the morning or early afternoon. By late afternoon, several of the patrons may be intoxicated and resent your presence. ALWAYS, when in doubt concerning your physical safety, use your discretion.

6.5.7. Golf courses and private country clubs. See the pro to discuss the relative ranking of the course in question to others in the county. Get all recent construction cost, land cost, acreage, etc. Clubhouse and support buildings are listed on as many commercial cards as required.

6.5.8. New construction: Measure and list, if far enough along to determine necessary information. Make percentage estimate of degree of completion. Talk to owner or contractor to get construction cost, land cost, site improvements and also rental information, if applicable.

6.5.9. Leased "exempt use" buildings: (Private ownership for profit) Examples: Post offices, ABC stores, Churches. List as normal commercials, get economic information, etc.

BASE GROUND FLOOR AREA AND ADDITIONS ADDITIONS

1^s FR - One Story Frame FOH - Frame Overhang

1^s BR - One Story Brick MP - Masonry (Concrete Patio)

1^s STN - One Story Stone CNPY - Canopy

1^s CB - One Story Concrete WD DK - Wood (Sun) Deck

1^s Stucco - One Story Stucco F Bay - Frame Bay

1 1/2^s FR - One and One Half B Bay - Brick Bay

Story Frame

2^s BR - Two Story Brick S Bay - Stone Bay

2 1/2^s BR - Two and One Half Stucco Bay - Stucco Bay

Story Brick

3^s FR - Three Story Frame MS - Masonry Stoop

MT - Masonry Terrace

OFP - Open Frame Porch

Notes: Symbols used to label OBP - Open Brick Porch multi-level additions are to be OMP - Open Masonry

Porch stacked, i.e. ... EFP - Enclosed Frame

Porch

1^s FR - A Frame Addition over

2^c BG 2 Car Brick Garage EBP - Enclosed Brick

Porch

EMP - Enclosed Masonry

Porch

OFP -A Two Story Open Frame FG - Frame Garage

OFP - with a Basement BG - Brick Garage

B STNG - Stone Garage

CBG - Concrete Block

Garage

Be sure that if the areas of STUCCO G - Stucco Garage various levels are different, CP - Carport make certain that the proper B - Basement corresponding areas are A - Attic discernible.

All garages are to be prefixed by the car capacity, i.e., 1^cBG...2^cFG. etc.

W. Va. Code R. § 189-2-6