MO Improvement Schedules

Improvement schedules consist of several code maintenance codes including but not limited to:

• Attribute Codes – attributes are features such at bathrooms, bedrooms, etc
• B Use Codes – Business Use Code
• Detail – Class Codes – a way of classifying the improvement
• Detail – Improvement Type Codes – type of improvement; example: Residential
• Detail – Method Codes – Method of valuation; example: Commercial
• Detail – Shape – used if you have linear adjustments; example: square, rectangle, irregular
• Detail – Built As – description of built as
• Detail – Quality – quality description of home
• Detail – Used As – description of used as
• Improvement and Improvement Detail Adjustment – adjustments that are applied at improvement or improvement detail adjustment. Can be an amount or percent. Also may be classified as historic property Multi Family, or None
• Lease Class Code
• Solid Waster Use – solid waste use. Can identify factor, rec/com type, and solid waster factor
• Unit Type

We have referenced examples of how to set up three codes: Type, Method, and Class Codes. However, we highly recommend you review the codes that were brought in during the conversion process for your office. Each office has different requirements regarding codes and what they need to make their schedules calculate

Purpose

Use this procedure to set up codes that can be used to describe and configure an Improvement.

Prerequisites

• In order to perform this procedure, the following user right is required:
  • Codefile Maintenance > Improvement > Improvement Type Codes

Procedure

1. Browse to PACS Application Button, choose Tools > Code File Maintenance > Improvement > Type Code Maintenance.
2. Click Green Plus in the Code File Details List section.
3. In the Column Details section, enter the code name and a description.
4. Choose the following options as needed:
   • Allow Details to use Base MA Data
   • Multi Sale Primary
   • Permanent Crop
   • Mobile Home
   • Marshall/Swift Type
   • Residential/Commercial
   • Sys Flag
5. Click Save.
6. Use the following options as required:
   • To change a code, select the code and then click Edit.
   • To delete a code, select the code and then click Delete

Purpose

Use this procedure to set up the codes that can be used to describe and configure a method for valuing an Improvement Detail.

Prerequisites

• In order to perform this procedure, the following user right is required:
  • Codefile Maintenance > Improvement > Improvement Detail Method Codes

Procedure

1. Choose Tools > Code File Maintenance > Improvement > Detail – Method Codes.
2. Click Add Green Plus in the Code File Details List section.
3. In the Column Details section, enter the code name and a description.
4. Choose the following options as needed:
   • Permanent Crop Detail
   • Residential/Commercial
   • Sys Flag
5. Click Save.
6. Use the following options as required:
   • To change a code, select the code and then click Edit.
   • To delete a code, select the code and then click Delete .

Purpose

Use this procedure to set up the codes that can be used to describe and configure a an Improvement Detail.

Prerequisites

• In order to perform this procedure, the following user right is required:
  • Codefile Maintenance > Improvement > Improvement Detail Class Codes

Procedure

1. Choose Tools > Code File Maintenance > Improvement > Detail – Class.
2. Click Green Plus in the Code File Details List section.
3. In the Column Details section, enter the code name and a description.
4. Choose the following options as needed:
   • Permanent Crop Detail
   • Residential/Commercial
   • Sys Flag
5. Click Save.
6. Use the following options as required:
   • To change a code, select the code and then click Edit.
   • To delete a code, select the code and then click Delete.

Purpose

Use this process to maintain (add, search and delete) improvement schedules.

Prerequisites

• In order to perform this procedure, the following user right must be assigned to your user ID:
  • PACS Administrator > Improvement Schedule Maintenance
• Improvement codes have been set up in Code File Maintenance. To set up the codes, choose Tools > Code File Maintenance. Then expand the Improvements category and select each of the code types.
• If you are going to apply an improvement matrix, the matrix has already been set up in Tools > Schedule Maintenance > Matrix Maintenance > Improvement. Also see Matrix Schedule User Guide.

Procedure

• Browse to PACS Application Button, choose Tools > Schedule Maintenance > Improvement Schedule Maintenance.
• In the Improvement Schedule Maintenance window, click Add to create new schedules.

• In the General section, complete the following fields:
  • Year
  • Method
  • Type
  • Class
  • Sub Class
  • Area Type – Choose from the following options:
  • S – Segment area
  • ST – Total area of segment
  • STMA – Total area of MA segment
  • STMAC – Total area of all segments that are the same class as MA

    Note Area Type is disabled when the Type has the Permanent Crop attribute.

• In the Values section, choose one of the following options:
  • Percentage Base

    Note The unit cost and value of this segment will be zero if none of the MA improvements are designated as This is the base UP.

  • Ranges
  • Matrix

    Note Use the Move Up and Move Down buttons to arrange the order of matrices. The order can affect calculations. To view or modify matrix schedules, click Matrices. For more information on Matrices, see Setting Up an Improvement Matrix.

• Select the Interpolate option in the Values section if you want to create values between two known values once the schedule is created.
• Select the Use Multipliers option and the Type value if a schedule needs to be adjusted for the market. There are local and cost modifiers either based on frame or masonry building construction or for quality, cost, and section (Commercial).
• In the Depreciation section, choose one of the following options:
  • Standard

    Note One of the options is MAD, which stands for main area depreciation. It means that you use the same depreciation that the main area is using. You would not use this on an improvement detail where it is classified as a MA.

  • Slope/Intercept

    Note Determining the slope (m) and the intercept (b) is a prerequisite to applying a slope intercept formula and is calculated in a spreadsheet which will identify the relationship between two variables, sales price and land size. Linear regression attempts to explain this relationship with a straight line fit to the data which best predicts Y from X and distributes a unit price that can be calculated against different sizes of acreage or square foot within market values.

• If you choose Range as the value method, use the following options as required:

• In the Range panel, click Add _ to add a range. In the Range Details dialog box, complete the following fields:
• Stories
• Range Max
• Range Price
• Adjustment Factor (%)
• Local and Cost Multipliers
• Adjusted price

• To add features for the main area (such as a fireplace or plumbing), open the Feature panel and click Add .

• Then select the features and click OK. To add values to the feature, do the following:
• Click Set Value.

• To add the unit price to the base unit price of the main area, select the Unit price should be added to the base unit price check box.
• Enter the following values as required and click OK:
  • Unit Price
  • Flat Value
  • Pct Base
  • Local
  • Cost
  • Adj Price

• To add a comparable property range, in the Comparable Property panel, click Add. In the Comparable Property Range Properties dialog box, complete the Max SQFT field. Then choose between System Value and User Value and click OK.

NOTE: Remember, when you make changes to the schedules, ensure that the Comparable Range Properties is updated so the Comparable Grids are kept up to date. See Comparable Properties User Guide.

• Click OK or Apply to save changes.

Purpose

Use this procedure to set up matrices that can supply values for appraisals through Improvement Schedules.

The values assigned within a matrix can provide the unit cost of an improvement based on user criteria. Matrices can then supply modifiers and adjustments to the unit cost.

Note   This procedure is very similar to the procedure for setting up a land matrix.

Prerequisites

• The following user right is assigned to your user ID:
  • PACS Administrator > Improvement Matrix Maintenance

Procedure

1. In PACS Appraisal, browse to PACS Application button, choose Tools > Schedule Maintenance > Matrix Maintenance > Improvement.
2. In the Matrix Maintenance Improvement window, click Add .

   

   Note    The matrix can only be created in the current appraisal year.

3. In the Description field, enter a brief description identifying the matrix you are creating.
4. Select the type of matrix being created from the Label drop-down list. Label options include the following:
   • DEPR – used when the Matrix table is a depreciation table
   • FEATURE_UC – Used when the Matrix table is designed to generate a value for a feature that displays in the feature listing, but not as part of the unit price for the detail
   • MOD – Modifier – Used when the Matrix table is designed to modify the unit price of the improvement detail
   • UC – Unit Cost – Used when the Matrix table is designed to determine the initial price for an improvement detail
   • AF – Area Factor – Similar to MOD, simply put is an adjustment
   • MOD_W_F-UNIT – Similar to AF and MOd, except the cell value is multiplied by the number of feature units before being applied and is therefore intended for matrices whose X axis is a feature (Mod_w_F_unit would NOT be used on a matrix whose axis are class and subclass, for example).

     Note    A matrix designed to determine the unit cost of a parcel uses the label UC, for example. A matrix designed to modify the unit cost uses MOD, the modifier label.

5. Select a function from the Operator drop-down list. The operator determines how the values are applied. Operator options include the following:
   • Addition – Used when the matrix is designed to add value to the unit price of the improvement detail
   • GOTO – Used when the matrix is a depreciation table
   • End – Used in depreciation table lookups
   • MAX – When the current matrix evaluation results in a value greater than the current running value, then the current running value is replaced with said value; otherwise it is ignored
   • Multiplicative – Used when the matrix table is designed to multiply the running total unit price by another value on the improvement detail
   • Special – Used with depreciation table matrices as the first matrix in the list; all previous work is ignored. In PACS, running value equals the value from this matrix.
6. Select the properties to use in the matrix from the Axis 1 and Axis 2 drop-down lists. Then populate the axes by clicking the Data Type buttons and doing one of the following:

   

   • Click the Add button and enter values

     

   • Use the arrows to move codes from the Available column to the Selected column

     

7. Set all of the cells within the grid to a starting or default value by entering the value in the Default Cell Value field.
8. To automatically calculate the percentage differential between each defined range, select Interpolate.

   Tip   With Interpolate, the value change between ranges occurs gradually. As such, Interpolate should only be used when working with economies of scale, such as area.

9. Next, set the value of each cell by doing the following:
   • Select the cell
   • Enter the value
   • Click Set Selected Cell Values or press the Tab key to automatically select the next cell in the grid

     Tip    More than one cell value can be set at a time. Select multiple cells by pressing CTRL and clicking on cells.

   

10. Select Print as needed.
11. Click OK or Apply.

WARNING! – Editing the values in a matrix can change the value of all properties to which the matrix is currently assigned.