1.Maintaining Imroprovement Type Codes #

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. In PACS.ADMIN, choose Tools > Code File Maintenance > Improvement > Type Code Maintenance.
  2. Click Add 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

      Details added to an Improvement of this code type can use 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 .
Last updated on January 5, 2019

2.Maintaining Improvement Detail Type Codes #

Purpose

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

Prerequisites

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

Procedure

  1. In PACS.ADMIN, choose Tools > Code File Maintenance > Improvement > Improvement Detail Type Codes.
  2. Click Add 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:
    • Use Base Main Area Class
    • Use Base Main Area Method
    • Use Base Main Area Subclass

      Note When a type code with the above attribute(s) selected is set on a new Improvement Detail, then the Class, Method, and/or Sub Class code(s) from the MA Improvement with the This is the base UP option selected is copied to the new Detail. (These attributes are ignored if the Permanent Crop Detail attribute below is selected.)

    • Comp Sales Main Area
    • Irrigation Detail

      Determines which column to use when calculating the total acres for an Improvement Detail type displayed in the Permanent Crop Subtotals grid in the Improvement dialog.

    • Machinery and Equipment
    • Permanent Crop Detail
    • Main Area
    • Residential/Commercial
    • Area Color
  5. Click Save.
  6. Use the following options as required:
    • T o change a code, select the code and then click Edit.
    • To delete a code, select the code and then click Delete .
Last updated on January 5, 2019

3.Maintaining Improvement Detail Method Codes #

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 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 .
Last updated on January 5, 2019

4.Maintaining Improvement Detail Sub Class Codes #

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 Subclass Codes

Procedure

  1. Choose Tools > Code File Maintenance > Improvement > Detail – Sub Class.
  2. Click Add 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 .
Last updated on January 5, 2019

5.Entering Improvements #

Purpose

Use this procedure to apply improvement records to a property so that the value of the improved property can be determined.

Prerequisites

  • In order to perform this procedure, the following user rights are required:
    • Edit Real Property Improvements

Procedure

  1. In PACS 9.0, open the property record to which you need to add the improvement. Then open the Improvements panel.
  2. Click Add.
  3. In the New Improvement dialog box, complete the following fields:

    improvement_add_type_st_code

    • Type

      The type of improvement, such as a pool or detached garage, or a permanent crop.

      Note Choosing a type code with the Permanent Crop attribute results in the panel automatically changing options to allow for Permanent Crop functionality.

    • State Code

      The state code that categorizes the improvement, such as A1 for a single family residence.

    • Primary Use

      The primary intended use of the improvement.

      In an improvement, this code defaults from the Primary Use Code on the Property Codes panel in the property. To override the default code, select the check box to the right of the field and select another option from the drop-down list.

    • Secondary Use

      Either a classification of the property in addition to Primary Use, or the functionality of an improvement.

      In an improvement, this code defaults from the Secondary Use Code on the Property Codes panel in the property. To override the default code, select the check box to the right of the field and select another option from the drop-down list.

  4. Complete the following general characteristics as required:
    • Actual Year Built
    • Effective Year Built

      Represents the effective age of the property, a result of routine maintenance or lack thereof. You can enter the year that the site was most recently renovated. This entry is copied to improvement details unless it is overidden on the detail record.

    • # of Stories
    • # of Units

      Number of units for the improvement. This number affects value only when it is on the detail level.

    • Building #/Name
  5. To add new value to the property, do the following:

    improvement_new_value

    1. Select the following option:
      • New Value

        When selected, indicates that new value is being added to the property, which is usually the case when a new improvement is being added.

    2. Complete one of the following options:
      • Improv

        Indicates that the new value is for the whole improvement.

      • Improv Detail

        Indicates that the new value is for an improvement detail.

      • Override

        Enables you to enter a specific amount to the improvement value.

  6. Complete the following options as required:
    • Description

      A description of the improvement, which is printed on the field appraisal cards.

    • Comment

      Internal comments about the improvement, which are not printed on field appraisal cards.

  7. If the improvement is a mobile home, complete the fields in the Mobile Numbers panel.
  8. To review the owner details, expand the Owner Percentages panel.
  9. To view, modify, or add documents or images associated with the property record, expand the Images panel.
  10. Click Apply or OK.
Last updated on June 10, 2021

6.Entering Improvement Details #

Purpose

Use this procedure to enter improvement details, such as data for a main area, porch, or garage, for an improvement.

For information about adding sketches at the improvement detail level, see Sketch Pad.

Prerequisites

  • In order to perform this procedure, the following user rights are required:
    • Edit Real Property Improvements
  • To validate recalculation errors, Recalculation Error Validation is enabled. From PACS.ADMIN, choose Tools > System Configuration > Recalculation Error Validation, set to True.

Procedure

  1. In PACS 9.0, open the property record to which you need to add improvement details. Then open the Improvements panel.
  2. Select the improvement that you need to add an improvement detail to and click Details .
  3. To add an improvement detail without a value calculation, in the Improvement Details section of the Improvement dialog box, select Display Disassociated Sketches.
  4. In the Improvement Details section of the Improvement dialog box, click Add.
  5. In the General section of the New Improvement Detail dialog box, complete the fields as required. Selected field descriptions are:

    improvement detail general

    • Units
       
    • Stories

      If the Use stories as multiplier check box is not selected, this number is for information only. If the check box is selected, this number is used as a multiplier in calculating the overall detail value (for example, the adjusted value would be multiplied by the number of stories).

    • Type

      The type of improvement, such as a pool or detached garage, or a permanent crop.

      Note Choosing a type code with the Permanent Crop attribute results in the panel automatically changing options to allow for Permanent Crop functionality.

    • Method

      Typically used to classify an improvement as a residential, commercial, mobile home, or miscellaneous improvement.

    • Class / Sub

      Further classifies the improvement. It can be used in conjunction with class, but is not required.

    • Unit Price

      Used to multiply the unit cost by the number of units.

      For example, if the unit price is set at 1.50 and there are 100 units, there is a feature adjustment of 150.00.

    • Adj Factor

      By selecting the Override check box to the right of this field, you can enter a percentage in this field with which to modify the unit cost.

    • This is the base UP

      Base UP stands for Base Unit Price. This option (and the Marshall & Swift options) are enabled when the improvement detail type is a main area type.

      This is base UP indicates that the unit price for a detail is to be used if an improvement schedule on another improvement detail is set up to use Percentage of Main Area, or if the depreciation schedule is set to Main Area Depreciation (MAD).

    • Use stories as multiplier

      When this check box is selected, the number of stories is used as a multiplier for the value of this improvement detail.

    • RCN

      The cost of replacing the existing property.

    • Depreciated RCN

      The replacement cost new adjusted by the depreciation percentage.

    • Condition

      The condition of the improvement detail, which can be used in depreciation tables or matrix schedules.

    • If required, you can override the actual year built and/or the effective year built.

      Note The Actual Year Built and Actual Age fields in the Improvement Details dialog box reflect changes in the parent improvements level unless the Override check box is selected.

  6. In the Area section, do the following:

    improvement area

    1. Select one of the following options:
      • Area

        The square footage of the detail.

      • Sketch Area

        The area calculated from the sketch. It is updated only if you manually change the sketch, save the change, and recalculate.

      • Cubic Area

        Information only. Could be used for a matrix improvement schedule.

    2. Enter the Load Factor.

      Designates how much of the gross leasable area is rentable. The value in this field defaults to 100%.

  7. Complete the fields in the Dimensions section as required.
  8. To specify the features associated with the improvement details, complete the Detail Features section.
  9. If the value of the improvement detail is considered to be new value, select New Value.
    • If you need to specify a new value amount, select Override and enter the amount.
    • To review new value history, click the New Value button.
  10. To specify the value of the improvement detail, select one of the following options:
    • Adjusted Value

      Adjusted value = (replacement cost value * adjusted percentage good * percentage complete * number of stories) + features value

    • Flat Value

      Use this field to manually enter a value of your choice.

  11. If Recalculation Error Validation is enabled and you want to validate the recalculation error, select Recalc Error Validated. Your user name appears with a time and date stamp next to the selection.
Last updated on June 10, 2021

7.Entering Improvement Adjustments #

Purpose

Use this procedure to apply adjustments to improvements on properties.

Prerequisites

  • In order to perform this procedure, the following user rights are required:
    • Edit Real Property Improvements
  • To validate recalculation errors, Recalculation Error Validation is enabled. From PACS.ADMIN, choose Tools > System Configuration > Recalculation Error Validation, set to True.

Procedure

  1. In PACS 9.0, open the property record to which you want to add the improvement adjustment.
  2. Then open the Improvements panel.
  3. Select an improvement and click Details.
  4. In the Adjustments and Values panel, use one or more of the following options as required:
    • To enter adjustment percentages, in the Adjustment Factors section, enter the percentages as required.

      Note To enter comments about any of the adjustment percentages, in the Adjustment Factors section, select the button that corresponds with the percentage for which you would like to enter a comment and enter the required text. For example:

      improvement_adj_button_comment

    • To enter adjustment values, in the Values section, review or complete the following options as required:
      • Total Detail Value

        Displays the total of all improvement detail values.

      • Adjusted Value.

        The total detail value multiplied by all the improvement adjustments.

      • Flat Value

        Use this field to manually enter a value of your choice.

      • Improvement Value

        Either the adjusted value or flat value that was entered above, multiplied by any mass adjustments.

      • ARB Value

        Value assigned by the Appraisal Review Board using the ARB distribution.

      • Distribute Value

        Value set by using the Distribute Value button in the Values panel of the property record, which allows you to set a market value for the property and then distribute it over all the property records.

      • Recalculation Date

        The date when the property was last recalculated. This date and time stamp may not be current when a property record is copied during a supplement process, or a copy process.

      • Recalc Error Validated

        Select to validate the recalculation error. Your user name appears with a time and date stamp next to the selection. This option is only available when Recalculation Error Validation is enabled in the System Configuration.

        Note Any value displayed in Market Approach field of the Adjustments and Values panel is determined in part by how the Market Approach Distribution option is set in the Comparable Property Configuration dialog box in PACS.ADMIN. If Market Approach Distribution is set to Improvements, and not Land and Improvements, then all Land value is subtracted from the total and the remaining value is distributed among the Improvements.

    • To display or add a customized adjustment, click Adjustments. Then do the following:
    1. In the Improvement Adjustments dialog box, click Add.

      Improv_adjustments_custom

    2. In the Improvement Adjustment dialog box, specify the type of adjustment and year, a description, and either an amount or percentage for the adjustment. Then click OK.

      improvement adjustment custom dialog

    • To display improvement adjustment percentages applied to an entire neighborhood or subdivision, click Mass Adjustments.

      Note Mass adjustment percentages can be modified in PACS.ADMIN (Tools > Code File Maintenance > General > Neighborhood).

  5. Click Recalculate and review the accuracy of your entries.
  6. Click OK or Apply.
Last updated on June 10, 2021

8.Entering Improvement Detail Adjustments #

Purpose

Use this procedure if required to:

  • Enter adjustment factors specific to an improvement detail by overriding adjustment factors that default from the improvement.
  • Enter a customized adjustment for an improvement detail.
  • Enter comments for the adjustment factors.

Prerequisites

  • In order to perform this procedure, the following user rights are required:
    • Edit Real Property Improvements

Procedure

  1. In PACS 9.0, open the property record to which you need to add improvement details. Then open the Improvements panel.
  2. In the Details section, select the improvement detail to which you need to modify the adjustment and click Details Details icon.
  3. In the Depreciation/Adjustment Factors section of the Improvement Detail dialog box, use one or more of the following options as required:
    • To override an adjustment factor, select the Override check box for the adjustment factor and enter the new percentage.
    • To enter comments about one of the adjustment percentages, select the button that corresponds with the percentage for which you would like to enter a comment and enter the required text. For example:

      Improv Detail Adj Comments (revised)

    • To display or add a customized adjustment, click Other Adj . Then do the following:
    1. In the Improvement Detail Adjustments dialog box, click Add.

      improvement detail adjustment add

    2. Complete the options in the Improvement Detail Adjustment dialog box and click OK.

      improvement detail adjustment dialog

  4. Click Recalculate and review the accuracy of your entries.
  5. Click OK or Apply.
Last updated on June 10, 2021

9.Moving or Copying Improvements #

Purpose

Use this procedure to move or copy improvements and improvement details from one property to another. This is used in order to prevent an improvement from being assessed twice in the case of a split property.

Prerequisites

  • In order to perform this procedure, the following user rights are required:
    • Property > Edit Property > Copy Property Improvements > Copy Mobile Home Property Improvements
    • Property > Edit Property > Copy Property Improvements > Copy Real Property Improvements

Procedure

  1. In PACS 9.0, open the property record from which you want to move the improvements. Then open the Improvements panel.
  2. To move an improvement to another property and remove it from the current property, do the following:
    1. Select an improvement and click Move.
    2. In the search dialog, search for the property you wish to move the improvement to. Select the property and click Next.
    3. If required, choose an Event from the Event Information section.
    4. Click Finish.

      Moving Improvements

  3. To add a copy of the selected improvement on the property record, click Create Copy.
  4. To copy the selected improvement to another property and still maintain it on the current property, do the following:
    1. Select an improvement and click Copy to Property.
    2. In the search dialog, search for the property you wish to copy to.
    3. Select the property, click Next, and then click Finish.
  5. To copy an improvement from another property, do the following:
    1. Click Copy From Property.
    2. In the search field, enter the property ID of the property you want to copy the improvement from and click Search.
    3. The improvements of the selected property are listed. Select the improvement and click OK.
  6. To copy an improvement from one year to another year, do the following:
    1. Click Copy from Year. The existing years are listed. Select the year from which you wish to copy the improvement.
    2. If required, select the Delete current year segment ID without notifying user check box to replace the current improvement seg_id with the specified year improvement seg_id if different. If selected, you will get a warning notifying you that this will happen. Click OK. If the check box is not selected, then you will get a warning that the segment_id will be replaced. Click OK.

Last updated on June 10, 2021

10.Maintaining Improvement Schedules #

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, in PACS.ADMIN, 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 PACS.ADMIN (Tools > Schedule Maintenance > Matrix Maintenance > Improvement).

Procedure

  1. In PACS.ADMIN, choose Tools > Schedule Maintenance > Improvement Schedule Maintenance.
  2. In the Improvement Schedule Maintenance window, click Add Add to create new schedules.
  3. In the General section, complete the following fields:
    • Year

      Can only be the current year.

    • Method

      Typically used to classify an improvement as a residential, commercial, mobile home, or miscellaneous improvement.

    • Type

      The type of improvement detail that the schedule would apply to; for example, MA for main area, or OP for open porch.

      Note The Area Type field is disabled when a Type with the Permanent Crop attribute is selected.

    • Class

      Properties assigned to the classes specified will be recalculated.

      The class represents a way of grouping properties in order to compare like properties, for example: Class A – Office, Class B – Office, Class A – Retail, Class A – In-House Properties, and so on.

    • Sub Class

      Further classifies the improvement. It can be used in conjunction with class, but is not required.

    • Area Type – Choose from the following options:
      • S – Segment area

        This will take just the segment of that particular detail.

      • ST – Total area of segment

        This will take the area of all the detail segments.

      • STMA – Total area of MA segment

        This will take the total area of the detail segment that is classified as a main area.

      • STMAC – Total area of all segments that are the same class as MA

        This will take the area of all the improvement details that have the same class as the improvement detail that is classified as the main area.

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

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

      If you want to price the schedule from a percentage of the main area, enter a percentage in this field. For example, an open porch price per square foot is 20% of the main area’s price per square foot.

      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

      Can be used to set a spread of prices by size.

    • Matrix

      If you select this option, then click Add/Remove to select an improvement schedule matrix. A matrix is created in a procedure separate from regular schedule creation. A Matrix establishes a relationship between a property’s characteristics, and can be applied to schedules to calculate appraised values for the property.

      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. 

  5. Select the Interpolate option in the Values section if you want to create values between two known values once the schedule is created.

    Calculates the value from one value range to the next.

    That is, when there are ranges of value for a piece of property based on numbers of acres, theinterpolate feature (1) calculates the percentage of acres within the next value range based on the number of acres in the first value range, and (2) applies the percentage to the difference in the value ranges.

    For example, if an owner has 12.5 acres, and acres 1-10 are valued at $9,000 while acres 10.1-20 are valued at $8,000, the interpolate feature determines the percentage of acres within the next value range based on the number of acres in the first value range. In this example, 25% of 10 acres, or 2.5 acres, are within the value range of 10.1-20 at $8,000.

    The interpolate feature then applies 25% to $1,000 (which is the difference between the $9,000 value range and the $8,000 value range) for a total of $250.

    The value of the 12.5 acres is then determined to be $9,250 ($9,000 + $250).

  6. 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).
  7. In the Depreciation section, choose one of the following options:
    • Standard

      If you click this option, then the drop-down list will automatically be populated with the available depreciation tables. You can view these tables by clicking Deprec. Table.

      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

      If this is selected, then the slope/intercept analysis needs to have been done and the slope intercept depreciation schedules created in PACS.ADMIN by choosing Tools> Slope Intercept Schedule.

      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.

  8. 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

        The number of stories.

      • Range Max

        The maximum square feet.

      • Range Price

        Price per square foot.

      • Adjustment Factor (%)

        The percentage factor by which to adjust the range price.

      • Local and Cost Multipliers

        These are populated if the local/cost multipliers have been set up in PACS.ADMIN under Tools > Modifier Maintenance.

      • Adjusted price

        The final price after all the factors/multipliers are calculated.

  9. 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:
    1. Click Set Value.
    2. 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.
    3. Enter the following values as required and click OK:
      • Unit Price

        Used to multiply the unit cost by the number of units.

        For example, if the unit price is set at 1.50 and there are 100 units, there is a feature adjustment of 150.00.

      • Flat Value

        A flat value for a feature, such as 1,500.00 for a fireplace.

      • Pct Base

        Applies the percentage to the unit price of the improvement.

        For example, if the percentage is 75% and the unit price of the improvement is 20.00, the system adjusts the unit price of the improvement to 15.00.

      • Local
      • Cost
      • Adj Price
  10. 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.
  11. Click OK or Apply to save changes.
Last updated on June 10, 2021

11.Setting Up an Improvement Matrix #

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, choose Tools > Schedule Maintenance > Matrix Maintenance > Improvement.
  2. In the Matrix Maintenance Improvement window, click Add Add.

    Setting Up Improvement Matrix, Add, 9032x

    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

      Used when the Matrix table is designed to modify the unit price of the improvement detail

    • UC

      Used when the Matrix table is designed to determined the initial unit price for an improvement detail

    • AF

      Similar to MOD; refers to Area Factor

    • 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 axes 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 some 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

      Typically used with depreciation table matrices as the first matrix in the list; all previous work is ignored; in PACS, the 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:

    Setting Up Improvement Matrix, Matrix Detail dialog top, 9032x

    • Click the Add  button and enter values

      Setting Up Improvement Matrix, Axis Detail 1 dialog, 9032x

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

      Setting Up Improvement Matrix, Axis Detail 2 dialog, 9032x

  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.

    Setting Up Improvement Matrix, Matrix Detail dialog, 9032x

  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.

Last updated on June 10, 2021

12.Improvements: Permanent Crop #

12.1.About Permanent Crop #

If crops are raised year-round on a property then that property’s Improvement can be designated Permanent Crop.

A property can have only one permanent crop-type Improvement.

To use permanent crop functionality, you must first set up the required codes files, including

  • Permanent Crop Age Group Codes (Tools > Code File Maintenance > Improvements Permanent Crop Age Group)
  • Permanent Crop Trellis Type Codes (Tools > Code File Maintenance > Improvements > Permanent Crop Trellis Type Code)
  • Permanent Crop Irrigation System Type Codes (Tools->Code File Maintenance->Improvements Permanent Crop Irrigation System Type)
  • Permanent Crop Irrigation Sub Class Maintenance Type Codes (Tools->Code File Maintenance->Improvements Permanent Crop Irrigation Sub Class)
  • Permanent Crop Density Maintenance Type Codes (Tools->Code File Maintenance->Improvements Permanent Crop Density)

Additionally, at least one of each of the following types of code files must have the Permanent Crop attribute selected:

  • Improvement Type Code (Tools > Code File Maintenance > Improvement > Type Code Maintenance)
  • Land Type Code (Tools > Code File Maintenance > Land > Type Code Maintenance)
  • Detail Improvement Type Code (Tools> Code File Maintenance > Improvement > Detail – Improvement Type Code)

    Note The Detail Improvement Type Code also has an Irrigation Detail attribute that, when selected, designates the total acres for an improvement detail type in the Permanent Crop Sub Totals grid

  • Detail Method Code (Tools > Code File Maintenance > Improvement > Method)

Recalculating Property with Permanent Crop

The recalculate process works like normal, except it excludes the following in its calculations:

  • Abstract/Subdivision Adjustments
  • Neighborhood Adjustments
  • Miscellaneous Code Adjustments
  • Improvement Adjustments

Typically, you set up matrices using the codes (i.e., Age Group) and values in the Permanent Crop Detail to determine the Adjusted Value. The recalculation process matches the Permanent Crop Detail with the proper matrix, which can then determine the unit price for the crop detail. This unit price is multiplied by the appropriate acreage field.

Note The appropriate acres field is determined according to the Improvement Detail Irrigation type selection. If there is no selected type, then the unit price is multiplied by the Crop Acres; when there is a selected Irrigation type, then the unit price is multiplied by the Irrigation Acres.

Permanent crop value is added to the Improvement Non-Homesite field on the Values panel, Value Breakdown section.

Last updated on January 5, 2019

12.2.Entering Permanent Crop Improvements #

Purpose

Use this procedure to apply a permanent crop improvement to a property record.

A common example of a permanent crop in Washington is an orchard.

Prerequisites

  • In order to perform this procedure, the following user rights are required:
    • Property > Improvements > Edit Permanent Crop Improvements
  • If you want to populate automatically the Permanent Crop Land (Acres) field based on land details that have land type codes with the Permanent Crop check box selected, you must select the Permanent Crop check box for the relevant land type codes in PACS.ADMIN (Tools > Code File Maintenance > Land > Land Type Code).

    You can view the land type codes relevant for a property in the Land panel of the property record.

Procedure

  1. In PACS 9.0, open the property record to which you need to add the improvement. Then open the Improvements panel.
  2. Click Add.
  3. In the New Improvement dialog box, complete the following fields:
    • Type

      The type of improvement, such as a pool or detached garage, or a permanent crop.

      Note Choosing a type code with the Permanent Crop attribute results in the panel automatically changing options to allow for Permanent Crop functionality.

      Note A property can only have one permanent crop-type improvement.

    • State Code

      The state code that categorizes the improvement, such as A1 for a single family residence.

    • Primary Use

      The primary intended use of the improvement.

      In an improvement, this code defaults from the Primary Use Code on the Property Codes panel in the property. To override the default code, select the check box to the right of the field and select another option from the drop-down list.

    • Secondary Use

      Either a classification of the property in addition to Primary Use, or the functionality of an improvement.

      In an improvement, this code defaults from the Secondary Use Code on the Property Codes panel in the property. To override the default code, select the check box to the right of the field and select another option from the drop-down list.

  4. In the Summary section, complete the following options:

    improv_pc_summary

    • Permanent Crop Land (Acres)

      Displays the total number of acres for land details that have the Permanent Crop check box selected. To override this amount, select the check box to the right of this field and enter the new amount in the field.

    • Planted Acres

      Displays the sum of the crop acres specified in the Permanent Crop Details grid.

    • Non-Planted Acres

      Represents the permanent crop land acreage less the planted acres.

    • Indicated Total Value

      The sum of the total value of the permanent crop details and the CU Value (which is displayed in the Permanent Crop Land Information grid).

    Note The values in the Summary section are taken or calculated from values displayed in the Permanent Crop Details grid. For information about adding a Permanent Crop Detail, see Entering Permanent Crop Improvement Details.

  5. Review the Permanent Crop Subtotals section, which displays a summary of the permanent crop details by type. Note that (a) if the Irrigation Detail attribute is not selected on the chosen Improvement Detail Type Code, the Acres value is the total of all acres for the indicated Improvement Detail in the Crop Acres column; when this attribute is selected, it is the total all acres in the Irrigation Acres column. (b) The Value column displays the total of the Value column in the Permanent Crop Details grid for the Improvement Detail type.

    Note If the Irrigation Detail check box is selected for the Detail – Improvement Type Code, irrigation acres are included.

  6. Review the Permanent Crop Land Information section, which displays information for relevant Land Type Codes that have the Permanent Crop check box selected in PACS.ADMIN (Tools > Code File Maintenance > Land > Land Type Codes). Included in this section are:
    • CU Table

      The productivity schedule table name for the land segment.

    • CU Value

      The productivity value for the land segment.

  7. Click OK or Apply.
Last updated on June 10, 2021

12.3.Entering Permanent Crop Improvement Details #

12.3.1.Configuring Permanent Crop Improvement Detail Fields #

Purpose

Use this procedure to specify which permanent crop fields are to be available at the improvement detail level for permanent crop improvements.

Procedure

  1. In PACS.ADMIN, choose Tools > Permanent Crop Configuration.

    Improv Detail, Perm Crop Config

  2. In the Permanent Crop Configuration dialog box, select the year for which the fields are to be available. Then select the fields that need to be available.
  3. Click OK or Apply.
Last updated on June 10, 2021

12.3.2.Entering Permanent Crop Improvement Details #

Purpose

Use this procedure to enter detail records for a permanent crop improvement.

Prerequisites

  • In order to perform this procedure, the following user rights are required:
    • Edit Permanent Crop Improvement
  • The codes for permanent crop improvement details have been set up in PACS.ADMIN (Tools > Code File Maintenance > Improvements):

    Note All of the permanent crop detail codes listed below have corresponding user rights that must be enabled in order for the codes to be created or modified.

    • Permanent Crop Age Group
    • Permanent Crop Density
    • Permanent Crop Irrigation Sub Class
    • Permanent Crop Irrigation System Type
    • Permanent Crop Trellis Type

    Note The Permanent Crop Detail check box must be selected for the following codes that will be applied to the permanent crop improvement detail:

    • Detail – Improvement Type Code

      Note If you need to enter irrigation acres separately from the crop acres, the Irrigation Detail check box must be selected for the improvement type.

    • Detail – Class Codes
    • Detail – Method Codes
    • Detail – Sub Class

Procedure

  1. In PACS 9.0, open the property record to which you need to add improvement details. Then open the Improvements panel.
  2. Select the improvement that you need to add details to and click Details.
  3. In the Permanent Crop Details section, click Add.  Then, in the General section of the New Improvement Detail dialog box, complete the following fields as required:

    Improvement, Perm Crop Detail dialog, 001

    • Type Code
    • Method Code
    • Class Code
    • Sub Class
    • Year Built

      This value is subtracted from the current assessment year to calculate the age of the improvement detail.

    • Age

      Calculated by subtracting the value in the Year Built field from the current assessment year.

      Note Some fields require the existence of code files with the Permanent Crop attribute selected.

  4. In the Permanent Crop Data section, if you need to track irrigation acres separately, complete the Irrigation Acres field. Then complete the other fields in this section as required.
  5. Specify whether the adjusted value or flat value should be used in calculating the permanent crop improvement value. To update the Adjusted Value as well as all other property values, click Recalculate.
  6. Then click OK or Apply.
Last updated on June 10, 2021

12.4.Generating the Permanent Crop Worksheet #

Purpose

Use this report to review the data for permanent crop improvement details and land, such as acreage and value.

Prerequisites

  • In order to perform this procedure, the following user right is required:
    • Edit Permanent Crop Improvement

Procedure

  1. In PACS 9.0, choose Reports > Permanent Crop Worksheet.
  2. Specify the year and the supplement number containing the criteria to be printed.
  3. Choose one of the following options to specify data for the report:
    • Property ID – Comma Separated
    • Query
    • Criteria
  4. If you chose Criteria, specify data for which to generate the report.
  5. Select the sort order and output settings.
  6. Click Preview or Post.
Last updated on January 5, 2019

13.Locking and Unlocking Values #

Purpose

Use this procedure to lock or unlock a property’s appraised values in the Assessor role. This is often done for the purposes of calculating advance taxes on a Mobile Home property that has moved because when a MH is sold and moved out of the county, taxes are due for the entire year that the MH would have been in the county. The taxpayer must pay these advance taxes and the excise tax for the sale.

Values may only be locked in the current year, and the lock applies for that year only. After the year is certified, the locked values may then be modified through supplement processing as always.

Note the following:

  • On a Real property, all Land details are locked; individual improvements may be locked separately.
  • Individual Improvements may be locked on a Mobile Home property.
  • When locking a Personal property’s value, all segments are locked.
  • Land Details cannot be added to locked properties, and existing Improvement Details, Land Details (and Segments) cannot be deleted. However, when an element’s values are locked, much of its data is still editable when its detail is opened from the Property view.
  • Properties values using the income approach method cannot be locked, and their advance taxes cannot be calculated. But advance tax value can be entered manually using the override option in the  Entering Escrow in the Worksheet procedure in the Escrow guide.

Prerequisites

  • In order to perform this procedure, the following user rights are required:
    • Property > Edit Property > Recalculate Property
    • Property > Edit Property > Lock Property Values
    • Property > Edit Property > Unlock Property Values

      Notes (1) Properties with Income Approach valuations cannot be locked, and properties with locked values cannot have their valuation method switched to Income Approach. (2) Locked properties cannot be part of a split or merge. (3) Exemptions cannot be added or removed from a locked property.

Procedure

  1. In PACS 9.0, open the property record and choose Commands > Lock Property Values to lock its values.
  2. If you are working with a Real or Mobile Home property, do the following:
    1. In the Lock Property Values dialog box, select the required eligible improvements to be locked.

      Escrow, Lock Property Values, 9035x 001

      Note If you attempt to lock an improvement designated as Homesite and assigned a Senior Exemption, a warning instructs you to create a new property with the Senior Exempt Homesite Improvement. This new property may be locked.

    2. If you are working with a Real property and do not wish to lock land values, deselect the Lock Land Value option.
    3. Click OK.
  3. If you are working with a Personal property, click OK to confirm your selection.

Next Steps

To unlock a property’s values, open the property record and choose Commands > Unlock Property Values.

Last updated on June 10, 2021

14.Improvement Schedule Reports #

14.1.Generating the Improvement Schedule Report #

Purpose

Use this procedure to generate the Improvement Schedules Report.

Procedure

  1. In PACS 9.0, choose Reports > Appraisal Schedules > Improvement Schedules.
  2. In the Improvement Schedules dialog box, select the year.

    Improvements, Reports, Improvement Schedule Report

  3. Select Method, Type, Class, and Sub-class as needed. To specify particular codes or methods to be included or excluded in the report, click Dots and use the arrows to move items from the left column to the right column.
  4. In the Output Settings section, do the following:
    • In the Format drop-down list, select the report output format.
    • In the Filename field, enter the report file name.
    • In the Description field, enter a report description.
  5. Click Preview to preview the report. Click Post to generate the report.
Last updated on June 10, 2021

14.2.Generating the Improvement Schedule Report #

Purpose

Use this procedure to generate the Improvement Schedule Associations Report.

Procedure

  1. In PACS.Admin, choose Tools > Schedule Maintenance > Matrix Maintenance > Improvement.
  2. In the Matrix Maintenance Improvement view, select the required matrix schedule in the Matrices grid and click Schedule Report.

    Improvement Report, Improvement Schedule, Assoc Schedule Report

  3. In the Output Settings section of the Improvement Schedules Assoc Report dialog box, do the following:
    • In the Format drop-down list, select the report output format.
    • In the Filename field, enter the report file name.
    • In the Description field, enter a report description.
  4. Click Preview to preview the report. Click Post to generate the report.
Last updated on June 10, 2021
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