MA – Value By Method Table

Mass Appraisal Value By Method Table

[In Development]

Overview

The MA Method defines how property Mass Appraisal values are calculated.

Table Name

Business Entity CAMA Property Information form using the MA_MASTER table.

Code Method in Use Description Fields Expected Results
1 Cost / Cama Based on cost to rebuild. Inventory of physical items Land Value sum of all land records
Building Value sum of all buildings records
+ sum of all misc structure records
Total Land value + Building value
2 Comparable Sales Based on the comparison … Total Value Comparable sales total value
Land Value Sum of all land records
Building Value Total Value – Land Value
Total Comparable sales total
8 Market Approach MRA Based on market analysis of specific factors
property and economic characteristics		 Total Value sum of all MRA records (value returned by table or integrated 3rd party (i.e. WPG)
Land Value Sum of all land records NOT included (linked) in MRA
Building Value Total Value – Land Value -Often called Building Residual
4 Income GRM Based on Gross Revenue Multipler Income value Total Value sum of all income record value
Land Value sum of all land records NOT included (linked) in Income
Building Value Total Value – Land Value
Often called Building Residual
3 Income DIR Direct Capitalization Rate Total Value sum of all income record value
Land Value sum of all land records NOT included (linked) in Income
Building Value Total Value – Land Value
Often called Building Residual
6 C.A.M.A. BR C.A.M.A. (Building Residual) CAMA Building Residual (CAMA BR)
Using this method, the Building Value , as calculated on the Building Structural Elements and Features form becomes the Total Value of the parcel. From this total the Land Value and the Miscellaneous Structures Value are subtracted and this result becomes the Building Residual .
L Land Only Land Only Total Value sum of all land record value. Note Automated in WPG when the total value of a property is less than 2000
Land Value sum of all land record value
Building Value
9 Income 21st Century
C Proposition 13 California

 

 

103-ma-tables-method

 

0 votes, average: 0.00 out of 50 votes, average: 0.00 out of 50 votes, average: 0.00 out of 50 votes, average: 0.00 out of 50 votes, average: 0.00 out of 5 (0 votes, average: 0.00 out of 5)
You need to be a registered member to rate this.Loading...

Personal Property – Adjustment

Personal Property Adjustment

Adjustment Parameters

Unlimited adjustments, % or Amounts, applied in a waterfall methodology based on the computation sequence.

NOTE: If Formulas or Logical Expressions are used, the NO LOCK function needs to be added since this is used in the compute and batch programs.

 

101_pp_ui_ParmAdjustments.png
Personal Property Adjustments

See Also

 

 

103-pp-parm-Adjustment

 

0 votes, average: 0.00 out of 50 votes, average: 0.00 out of 50 votes, average: 0.00 out of 50 votes, average: 0.00 out of 50 votes, average: 0.00 out of 5 (0 votes, average: 0.00 out of 5)
You need to be a registered member to rate this.Loading...

MA – Lookup Groups

Mass Appraisal Lookup Groups

Overview

In Govern OpenForms, version 6.1, you can set up your Mass Appraisal validation codes based on a combination of jurisdictions, neighborhoods, income neighborhoods, and property types. This means that you can create different rates for different property types within specified jurisdictions and neighborhoods or for any one of the allowed combinations.

Lookup Group Types

Lookup Groups can be based on the following combinations of jurisdications, neighborhoods, income neighborhoods, and property types.

 

Code Description
juris_inc_nbhd Jurisdiction and Income Neighborhood
juris_nbhd Jurisdiction and Neighborhood
juris_nbhd_prop Jurisdiction, Neighborhood, and Property Type
juris_proptype Jurisdiction and Property Type
jurisdiction Jurisdiction
nbhd Neighborhood
nbhd_proptype Neighborhood and Property Type
none None
proptype Property Type

The lookup group types are saved to the VT_SYSTEM Table MALKGRP. You can change the descriptions for these codes, but you cannot add new codes or delete existing ones. The listed codes cover all allowed combinations. You cannot have both Neighborhood and Income Neighborhood in the same lookup group.

Prerequisites

The following Mass Appraisal and User Validation tables are required for the Lookup Group Types:

  • Jurisdiction: User Table JURISD (Property Control User Validation Table)
  • Property Type: User Table PROPTYPE (Regular User Validation Table)
  • Neighborhood: User Table NBHD (Mass Appraisal User Validation Table populated by the Mass Appraisal Single Entry Table NBHD)
  • Income Neighborhood: INCNBHD (Mass Appraisal User Validation Table populated by the Mass Appraisal Single Entry Table NBHD)

You can create validation codes for all these tables through the User Validation Table Editor in GNA. The two neighborhood tables can also be populated through the Mass Appraisal > Table Maintenance > Single Entry form in GNA.

Creating Lookup Group Types

When you set up a Mass Appraisal Validation Table, you need to make a selection from the Lookup Group Type drop-down list. You can select None or any one of the lookup group types. See Lookup Group Types on page 24.

Accessing the Lookup Group Type

To access the lookup group type codes:

  1. Launch GNA.
  2. Select Application Configurations > Mass Appraisal > Table Maintenance.
  3. Select the applicable table.
  4. Make a selection from the Lookup Group Type drop-down list.
  5. Complete the other parameters on the Mass Appraisal Validation Table form.
  6. Click Save.
  7. Click Codes.

The default group 0 exists for all Mass Appraisal validation codes. This group cannot be modified or deleted.

Creating a New Lookup Group

To create a new lookup group:

  1. Expand the Lookup by section of the form.
  2. Click the Add new lookup group icon.
    If you hover your mouse over the icon, a tooltip appears.
    The first new group is automatically numbered 1.
    For each new group, one is added (+1) to the previous group name.
  3. Click the Add new value for lookup group type icon.
    The Add Values window appears.
  4. Select values from the Jurisdiction, Neighborhood, Income Neighborhood, and Property Type columns, as applicable.
    The columns that appear correspond to the selection you make in the Lookup Group Type drop-down box on the table form.
  5. Click Add.
  6. Repeat the procedure for each new group.

 

Applying Lookup Group Filters

You can apply filters in order to limit the number of Mass Appraisal Lookup Groups that appear on the screen. The filters are not saved. They are available during the current session only.

Lookup Groups can be created by any combination of jurisdiction, neighborhood, income neighborhood, and property type. They are available for the Mass

Appraisal Single Entry Tables and for the Shared Lookup Groups. They are accessed from a right-click menu with two items: Set Filters and Clear Filters.

The filters that are available correspond to the selected group type.

For example, if your group type includes jurisdiction, neighborhood, and property type, you can filter your lookup groups by any combination of these three types.

If you enter multiple types, the filter is applied to all types. For example, if you set up a filter by jurisdiction and neighborhood, only the groups that contain entries for both that jurisdiction and neighborhood are shown. The rest of the groups are hidden. The boolean operator is and, not or.

Applying the Filters to Single Table Lookup Groups

To apply the filters:

  1. Launch GNA.
  2. Select Application Configurations > Mass Appraisal > Table Maintenance > Single Entry Tables.
  3. Select a table that has lookup groups configured.
  4. Click Codes.
    The Codes form appears.
  5. Expand the Lookup By section.
  6. Right-click anywhere within the grid.
    A context-sensitive menu appears.
  7. Select Set Filters.
    The Filter Selection screen appears showing the lookup group types that correspond to the Lookup Group Type selected for the form.
  8. Do one or more of the following:
    Select a jurisdiction to display only the lookup groups that contain the jurisdiction.
    Select a neigborhood to display only the lookup groups that contain the neigborhood.
    Select a Property Types to display only the lookup groups that contain that Property Type.
  9. Click OK on the Filter Selection window.

To clear the filters:

  1. Right-click anywhere in the grid.
  2. Select Clear Filters from the context-sensitive menu.

The selected filters remain until you either close the Codes form or select Clear Filters.

Applying Filters on Shared Lookup Groups

Filters can be applied on the Shared Lookup Group form in order to facilitate setup and maintenance.
To apply filters on Shared Lookup Groups:

  1. Launch GNA.
  2. Select Application Configurations > Mass Appraisal > Shared Lookup Group Set.
  3. Right-click anywhere in the grid.
  4. Select Set Filters.
  5. Follow the steps under Applying Filters on Single Entry table lookup groups.

To clear filters.

  1. Right-click anywhere in the Shared Lookup Group form.
  2. Select Clear Filters.

Importing Lookup Groups

If you are using the same lookup groups for multiple codes associated with the same validation table, you can import the groups. This saves times over selecting the jurisdictions, neighborhoods, and property types each time,
To import groups:

  1. Select the Import Lookup Group icon. All the validation codes associated with the table are displayed.
  2. Select the code corresponding to the group that you want to import.
  3. Click Select.
  4. Repeat this procedure to add another group.

Setting Up Rates and Other Values by Group

To set up rates and other values:

  1. Open the applicable Mass Appraisal table or code form in GNA.
  2. Expand the Lookup by section.
  3. Select the applicable lookup group.
  4. Enter the details for the rate or value, for the group, in the Details section.
  5. Repeat steps 3 and 4 until you have completed the details all lookup groups.
  6. Click Save.
NOTE: Information on completing the details is including with the documentation for the specific table.

 

 

103-ma-tables-malkgrp

 

0 votes, average: 0.00 out of 50 votes, average: 0.00 out of 50 votes, average: 0.00 out of 50 votes, average: 0.00 out of 50 votes, average: 0.00 out of 5 (0 votes, average: 0.00 out of 5)
You need to be a registered member to rate this.Loading...

 

 

103-ma-tables-multdist

Correlated Values Distribution Validation Table

Configuration

Set up the Mixed Use / Correlated Values Distribution table if you are using the Correlated Values appraisal method for property evaluations.

The appraisal method is selected from the Method in Use drop-down list on the CAMA Property Information form in Govern. When you select this appraisal method, the Correlated Values Override % Distribution fields are enabled. The user can override the default values, if they exist.

The default values are defined in the Mixed Use / Correlated Values Distribution Codes as percentages for CAMA, Comparable Sales, Income (DIR), and Income (GRM) and apply them according to the selected Property Use and Neighborhood selected for the evaluated property.

The Correlated Values Validation Codes are saved by Property Use.

When you create a Correlated Values Distribution validation table:

  • A record is created in MA_TABLES, with the year and multdist listed as the table name
  • A record is created in VT_USR_MA_TABLE with the year, the short description, the long description and a multdist0 as the code
  • A record is created in MA_PARM_MULTDIST for each of your validation codes
  • A new table is created in the database, called VT_USR_MULTDIST

Accessing the Mass Appraisal Correlated Values Validation Table

To access the MA Correlated Values Validation Table:
Launch GNA.

  1. Select Application Configurations > Mass Appraisal > Table Maintenance > Single Entry.
  2. The Correlated Values Table is listed in the treeview as all -multidist.
  3. Select all-multidist.

Correlated Values Validation Table Action Buttons

The New and Delete icons are disabled for the Mass Appraisal Correlated Values table. Because this is a unique table, you cannot create a new one or delete the existing one.
Codes
Click the Codes icon to view or modify the Correlated Values Validation Codes.

Correlated Values Validation Table Parameters

Short Description – Enter a short description.
Long Description – Enter a long description. This is used for look-ups and is displayed on forms and reports.
Table Type – For the Mass Appraisal Correlated Values Distribution, this field displays Correlated Val. Distr. See General Mass Appraisal Table Parameters for more information.
Table Category – For the Mass Appraisal Correlated Values Distribution tables, the table category is All Categories (Table: VT_SYSTEM.MATBCAT). See General Mass Appraisal Table Parameters on page 41 for more information.

For definitions of the other parameters on the Mass Appraisal Correlated Values Distribution, see General Mass Appraisal Table Parameters.

Lookup Group Type – The Mass Appraisal Correlated Values Distribution table can be set up jurisdiction. The other lookup group types are not applicable.

Correlated Values Distribution Validation Codes – The Mass Appraisal Correlated Values Distribution validation codes are used for the property appraisal if the Mixed Use Distribution or Correlated Values property method is selected.

This method is based on the adjustment or the combination of CAMA, Comparable Sales, Income DIR, Income GRM, and Market Value percentages defined for the property use entered in the Code field.

Correlated Values Distribution Command Buttons

See Mass Appraisal General Validation Codes Action Buttons for a definition of the command buttons.

Correlated Values Distribution Parameters

Code – The Correlated Values Distribution Table is saved by Property Use Code. Enter the required Property Use Code in this field.

Short Description – Enter a short description.

Long Description – Enter a long description. This is used for look-ups and is displayed on forms and reports.

Lookup by Jurisdiction – If you are setting up the validation codes by jurisdiction:

  1. Expand the Lookup by Jurisdiction section.
  2. Select the jurisdictions for each group.
  3. Set up the percentage values or adjustment expression by jurisdiction.
  4. Click Save.

Property Use Code – Select the property use code from the drop-down list. (Table: VT_USR_PUSE)
CAMA, Comparable Sales, Income (DIR) %, Income (GRM) % and Market Value

Enter the percentages for each value to apply on the property evaluation if the Correlated values method is selected on the Mass Appraisal Property Information form.

The percentages you enter for these fields must add up to 100%.

Adjustment – Click the ellipsis button to open the Expression Selector and create an expression for the correlated values code.
You can enter data for only one of the following:

Percentage values for CAMA, Comparable Sales, Income (DIR) or (GRM)
Expression

 

 

103-ma-tables-multdist

 

0 votes, average: 0.00 out of 50 votes, average: 0.00 out of 50 votes, average: 0.00 out of 50 votes, average: 0.00 out of 50 votes, average: 0.00 out of 5 (0 votes, average: 0.00 out of 5)
You need to be a registered member to rate this.Loading...

 

MA – Neighborhood (NBHD) Tables

Mass Appraisal (MA) Neighborhood (NBHD) tables

Overview

Set up the Neighborhood validation table to define the various neighborhoods. This table is used for defining neighborhood characteristics and for setting up adjustments for land, building, and income appraisals, based on neighborhood. When you define this table, the User Validation Tables, VT_USR_NBHD and VT_USR_INCNBHD, are populated automatically. You can add the neighborhood validation table to the Mass Appraisal Income Adjustment Validation Table and the Income Category Codes Validation Table.

The Neighborhood User Validation Table VT_USR_NHBD table lists the neighborhoods. It is used for Neighborhood lookups throughout Govern CAMA.

The Income Neighborhood User Validation Table VT_USR_INCNHBD table can be used to create separate neighborhoods for income information. It is used for Neighborhood lookups in the Mass Appraisal Income Validation Tables. By default, the neighborhoods from VT_USR_NHBD are copied to this table. You can modify this table through the Property Control Validation Table Header form.The Income Neighborhood is selected for the property on the Property Control Property Information form.

Accessing the Neighborhood Validation Table

To access the MA Neighborhood Validation Table:

  1. Launch GNA.
  2. Select Application Configurations > Mass Appraisal > Table Maintenance > Single Entry.
    The Neighborhood Table is listed in the treeview as all -nbhd.
  3. Select all-nbhd.

The Mass Appraisal Neighborhood table is saved in the database as follows:

  • In MA_TABLES by year the table name NBHD

Codes are saved to:

  • MA_PARM_NBHD
  • VT_USR.NBHD

 

Neighborhood Validation Table Action Buttons

The New and Delete icons are disabled for the Mass Appraisal Neighborhood table. Because this is a unique table, these options are not valid.

Neighborhood Validation Table Parameters

Short Description

  • Enter a short description.

Long Description

  • Enter a long description. This is used for look-ups and is displayed on forms and reports.

Table Type

  • This field displays the table type, for this type, this is Neighborhood.

Table Category

  • This field displays the Table Category. The category for the Neighborhood tables is All Categories (Table: VT_SYSTEM.MATBCAT).

Lookup Group Type

  • Select None or Property Type from the drop-down list. These are the only choices for the Neighborhood table Lookup Groups.
    Because the Neighborhood (VT_USR_NEIGHBOR) and Income Neighborhood (VT_USR_INCNBHD) validation tables are populated from this Mass Appraisal Neighborhood table, they are not valid choices.

Setting Up the MA Neighborhood Table by Jurisdiction (new)
For all Mass Appraisal validation tables, with the exception of the Neighborhood table, jurisdictions are selected from the Lookup Group Type drop-down list. Jurisdictions are applied differently for the Neighborhood table.
If you have already created Neighborhood Codes and then select the By Jurisdiction option, all those existing codes are deleted.

To set up the MA Neighborhood Table by Jurisdiction:

  1. Launch GNA.
  2. Select Application Configurations > Mass Appraisal.
  3. Select Single Entry Tables.
  4. Select all – Neighborhood.
  5. Select the By Jurisdiction option. A warning confirmation message appears. If you click OK on this message box, all your existing neighborhood codes are deleted.
  6. Click Save.
  7. Click Codes to set up the Neighborhood Codes.
  8. Select the required jurisdiction from the Jurisdiction drop-down list.
  9. Complete the parameters on the form.
  10. Click Save.

The By Jurisdiction option is selected on the User Validation Table in GNA.
To view the Neighborhood User Validation table:

  1. Launch GNA.
  2. Select Editors > User Validation Table > Mass Appraisal.
  3. Select the Neighborhood Table.

The By Jurisdiction option is disabled and selected.
Note: This option cannot be modified from the User Validation Table form.

Use Market Value
This parameter is used in the Comparable Sales function.
If you are using the Market Value:

  1. Select the Use Market Value option.
  2. Select a method from the dropdown list.
  3. Enter a default amount, percentage, or ratio, according to the method you are using.

You can override the default for each validation code by entering a new value in the Market Value (Percentage) or Market Value (Amount) field.

  • Amount: Uses the amount specified in the code or table.
  • Percentage: Uses the amount specified in the code or table
  • Sales Value Ratio: Calculates the adjusted value based on the ratio between the subject property and the comparable property.
  • Sales Percentage: Calculates the adjusted value based on the difference between the subject property and the comparable property.

Refer to the Mass Appraisal Sales and Comparable Sales documentation for details on comparable sales methods.

Neighborhood Validation Codes

The Neighborhood validation codes are used for defining the various neighborhoods and associating adjustment values with them. There are four tabs: General, Description, Information and Other. The information from the last three tabs appears in the Neighborhood section of the Uniform Residential Appraisal Report.

Neighborhood Validation Codes Parameters

The Neighborhood Validation Codes form has four tabs: General, Description, Information, and Other.
Code
Enter a unique code for the neighborhood.
Short Description
Enter a short description.
Long Description
Enter a long description. This is used for look-ups and is displayed on forms and reports.
Lookup by
If you are setting up the neighborhood by a lookup group type, expand the lookup by section and create your groups. See See Lookup Group Types.
.

Neighborhood Codes General Tab

Jurisdiction
If you select the By Jurisdiction option on the Mass Appraisal Neighborhood Table, the Jurisidiction option appears on the Mass Appraisal Neighborhood Codes form.
Select a jurisdiction from the Jurisdiction drop-down list for the code.
Neighborhood Type
Select the neighborhood type from the drop-down list (Table: VT_USR_NBHTYP).
Land Adjustment %, Building Adjustment %, and Miscellaneous Structures Adjustment %
Click the ellipsis button and enter an expression for each value as applicable.
Land Average, Land Minimum, Land Maximum
Enter values for the minimum, average, and maximum land values for the neighborhood..

  • If you define a Minimum Amount and the result of the Land Adjustment % expression is lower, the Minimum Amount is used.
  • If you define a Maximum Amount, and the result of the Land Adjustment % expression is higher, the Maximum Amount is used

Market Value
The Market Value (Percentage) or (Amount) field is used in calculating the comparable sales value of a property. This is calculated for the miscellaneous structure according to the method selected in the Use Market Value on the Validation Table form.
Enter a value in this field if you want to override the default for the selected miscellaneous structure. Leave this field blank to use the default value.

Neighborhood Codes Description Tab

You can enter a description in the following fields:
Neighborhood Boundaries and Characteristics (up to 120 characters)

  • [MA_PARM_NBHD.NBHD_BOUNDARIES]

Factors that affect the Marketability of the Properties in the Neighborhood (up to 360 characters)

  • [MA_PARM_NBHD.NBHD_DESC_11] (120 chars) + [NBHD_DESC_12] (120 chars) + []NBHD_DESC_13] (120 chars)

Market Conditions in the Subject Neighborhood (up to 360 characters)

  • [MA_PARM_NBHD.NBHD_DESC_21] (120 chars) + [NBHD_DESC_22] (120 chars) + [NBHD_DESC_23] (120 chars)

 

Neighborhood Codes Information Tab

The Information tab is used for defining the neighborhood characteristics. Select the most appropriate option for each item. The information is displayed in the Neighborhood Section of the Uniform Residential Appraiser Report.
Location – Select Urban, Suburban or Rural.
Built Up – Select Over 75%, 25 – 75% or Under 25%
Growth Rate – Select Rapid, Stable or Slow
Property Values – Select Increasing, Stable or Declining
Demand / Supply – Select Shortage, In Balance or Over Supply
Marketing Time – Select Less than 3 mos., 3 – 6 mos, Over 6 mos.

This information is displayed in the Neighborhood section of the Uniform Residential Appraiser Report.

Neighborhood Codes: (Other Tab)

The Other tab is used for defining pertinent information on the neighborhood. This information is displayed in the Neighborhood Section of the Uniform Residential Appraiser Report.

Predominant Occupancy – Select an option for the Predominant Occupancy: Owner, Tenant, Vacant (0-5%), or Vacant (over 5%).
Single Family Housing – Enter the Low, High and Predominant Price and Age of property for the Neighborhood.
Present Land Use % – Enter percentage values for the land use: One Family, 2 – 4 Family, Multi – Family, Commercial, or Other.
Land Use Change – Select an option Not Likely, Likely, or In Process to describe how possible it is that the land use will change.
To – Enter a short description (limit of 30 characters) for the future land use if this is likely or In the Process of changing.

Related Links

 

 

103-ma-tables-nbhd

 

0 votes, average: 0.00 out of 50 votes, average: 0.00 out of 50 votes, average: 0.00 out of 50 votes, average: 0.00 out of 50 votes, average: 0.00 out of 5 (0 votes, average: 0.00 out of 5)
You need to be a registered member to rate this.Loading...

 

MA Single Entry Tables Menu

Single Entry Tables Menu

Version 6.1

Overview

The Following Mass Appraisal tables are accessed through the the Govern Administrator (GNA), Application Configurations group > Mass Appraisal (CAMA) > Tables Maintenance > Single Entry Tables.

Single Entry Tables – Category ALL

Product Code Description
103-ma-tables-nbhd All – Neighborhood
103-ma-parm-Tables-Rounding All – Rounding
103-ma-tables-multdist All – Correlated Values

Single Entry Tables – Category LAND

Product Code Description Notes
103-ma-parm-landuse Land – Use
103-ma-parm-landschd Land – Schedule
103-ma-parm-plotuse Land – Plot Use Discontinued

Single Entry Tables – Category MRA (Fair Market Value)

Product Code Description Notes
103-ma-parm-Tables-MRA MRA – Model

Single Entry Tables – Category INCOME

Product Code Description Notes
103-ma-parm-income Income – Categories
103-ma-parm-add Income – Added Items
103-ma-parm-incqua Income – Quality Adjustments
103-ma-parm-incadj Income – Overall Adjustments

 

Single Entry Tables – Category Miscellaneous Structure

Product Code Description Notes
103-ma-parm-miscuse Misc. – Miscellaneous Use Codes
103-ma-parm-miscgrad Misc. – Grade
103-ma-parm-misccond Misc. – Condition
103-ma-parm-miscadjt Misc. – Adjustment

Single Entry Tables – Category SALES

 

 

103-ma-parm-Tables-Single-Master

 

0 votes, average: 0.00 out of 50 votes, average: 0.00 out of 50 votes, average: 0.00 out of 50 votes, average: 0.00 out of 50 votes, average: 0.00 out of 5 (0 votes, average: 0.00 out of 5)
You need to be a registered member to rate this.Loading...

MA Income Rental Detail Table

Income Rental Detail Table

Version 6.1

Overview

In Development.

 

 

103-ma-parm-Tables-IncRental

 

0 votes, average: 0.00 out of 50 votes, average: 0.00 out of 50 votes, average: 0.00 out of 50 votes, average: 0.00 out of 50 votes, average: 0.00 out of 5 (0 votes, average: 0.00 out of 5)
You need to be a registered member to rate this.Loading...