404.04: Off-Site Improvements

Some of our appraisal report forms provide an area for the appraiser to state the type of any off-site improvements -- streets, curbs/gutters, sidewalks, street lights, and alleys -- that are present and indicate whether they are publicly or privately maintained.

The property should front on a publicly dedicated and maintained street that meets community standards and is accepted generally by area residents.  If the property is on a community-owned or privately owned and maintained street, there should be an adequate, legally enforceable agreement for maintenance of the street.  A street that does not meet city or state standards frequently requires extensive maintenance, and property values may decline if it is not regularly maintained.  If a property fronts on a street that is not typical of those found in the community, the appraiser must comment on the effect of that location on the marketability and value of the subject property.

The presence of sidewalks, curbs and gutters, street lights, and alleys depends on local custom -- if they are typical in the community, they should be present on the subject site.  The appraiser must comment on any adverse conditions and address their effect on the marketability and value of the subject property.