101-ma-compute

Mass Appraisal Computation

Release 6.1

Overview

The following documentation is for version 6.1 only. For more detail information, see the Mass Appraisal Product Map by section (Land, Building, etc.) that includes the form, parameters and the compute.
For direct access to the parameters, see the Govern Administrator (GNA) system Product Map under Application Parameters, Mass Appraisal.

Appraisal Value Computation

GENERAL SPECIFICATION
101-ma-Specification Valuation Methods Specifications
MA Tables Rules Validation Tables
MA Values Rules
MA Modif Stamp
MA Compute Entity Configuration		 MA Tables Business Rules
MA Valuation Business Rules
MA Modification Stamps
MA Compute Entity Setup		 For Business Analysts and System Administrators
TECHNICAL INFORMATION
Parameter Tables Summary Info
Tables & Codes Specification
Grouping Specification		 MA Parameters Tables – Summary Info
MA Tables & Codes – Specification
MA Groups		 For Developers and Technical Users
All Module Diagrams
Mass Appraisal (pdf)		 Database Model page (Visio Diagrams)
Mass Appraisal Visio diagram
COMPUTATION DETAILS
101-ma-compute-Property Global Property Value
101-ma-compute-Site Site Adjustments
101-ma-compute-LandUnits Land Units (Dimension)
101-ma-compute-Land Land Value
101-ma-compute-Bldg Building Value
101-ma-compute-Income Income Value
101-ma-compute-MRA MRA Value
101-ma-compute-PP Personal Property Appraisal Value
SEE ALSO
101-std-bp-001 Evaluate Expressions
101-ma-bp-002 Batch Compute
101-ma-bp-005 Batch Compute of Sales Data
101-ma-fea-001 Action Button – Force Full Property Compute

 

Adjustment Computation Order

Here’s the order in which the different types of adjustments are applied for the Land and the BSE compute independent of the sequence:

Land compute
1) f – Feature
2) r – Rate adjustments
3) a – Adjustment

Building Structural Elements (BSE) compute
1) m – Area adjustment
2) s – Area size override
3) r – Rate adjustment
4) a – CAMA adjustments
5) q – Quality points
6) t – Overall adjustments
7) o – Depreciation override
8) d – Depreciation ítem AND e – Depreciation table override
9) g – Global adjustments

Controller Properties

A miscellaneous property parameter is available in most of the Mass Appraisal Components Forms.

Different properties are available:
ComputeExecuteCondition
This property can be set to TRUE or FALSE.
Behavior when set to:

  • FALSE
    • Standard Setup- Recomputes the current and child records as well as the MA_SITE and MA_MASTER (to update the new component value and linked values such as Income)
  • TRUE
    • Special Cases – Recomputes ALL component records (buildings, land, etc.) and the MA_SITE(s) and MA_MASTER for the property. For instance, special land records may impact the value of all lands. If this is the case, the parameter can be set to true using an expression to set it when these land types are present.

 

 

101-ma-compute

 

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MA – Module Configuration

CAMA Mass Appraisal Module Configuration

[Page in development]

Getting Started

Before Getting Started

– Review legislation, land management and property control business rules – INPUT
– Determine classification of property assessment, exemption, liabilities and tax revenue allocation – OUTPUT
– For each class, establish appraisal valuation method (cost, market, income…), timeline and business rules – PROCESS
– For each class and valuation method, establish component (land, bldg, misc…) data requirements and dependencies (included in building, included in total income, excluded from role…)
– Revisit requirements (the real requirements), property valuation techniques and fair value determination

Environment Configuration

– Define Deployment Environments (stage, test, uat, production)
– Setup Organization (departments, profiles, users, roles, security)
– Install System Options, 3rd Party (Apex, SSRS..), Services (Scheduler, Batch…)

THE BASICS – General Appraisal & Modeling

Overall Components

  • Appraisal Methods: SYSTEM Validation Table MAMETHOD
  • Jurisdictions, Legal Property Type, Area Property Use
  • Neighborhood: MA Tables Single Entry Table NBHD
  • Rounding: MA Tables Single Entry Table MAROUND
  • Adjustments

Table Structure

Most Mass Appraisal tables can be define by a Group Type (MALKGROUP) such as Neighborhoods, Jurisdictions, Jurisdiction AND Neighborhood, etc.

  • The following tables are used to build group types:
    • Jurisdiction: User Table JURISD (USER Validation Table – Mass Appraisal)
    • Property Type: User Table PROPTYPE (Regular Table )
    • Neighborhood: User Table NBHD (MA Tables Single Entry Table)
    • Income Neighborhood: INCNBHD

Some combinations include Up-to-Units:

  • Look up types by AREA TOTALS: MALOOKUP
  • Look up types by AREA TYPES and total: SYSTEM table MALOOK1

Some combinations include Matrix, Linked or Averaged ltems:

  • Matrix are used to create a multi-dimension rate or adjustment table. EX: Table Look-up by Property Type, Ext Wall Material 1, Ext.Wall Material 2 = Quality Point Look-up
  • Tables can be Linked, Averaged or Grouped
    • Example: Wall 1 = 10.00 , Wall 2 = 11.00
      • Wall Quality Point or Rate Adjustment = 10.50
    • Example: Wall 1 = 10.00, Wall 2 = 11.00, Wall 3= (minus) -2.00
      • Wall Quality Point or Rate Adjustment = 19.00

Land

General Parameters
Land Unit Type

  • Lot Size Unit Type (SYSTEM Validation Table LUNIT) used in Property Control and Mass Appraisal
  • MA Land Unit Type 1 (SYSTEM Validation Table LUNIT1) used in Mass Appraisal
  • Linear Unit Type 2 (SYSTEM Validation Table LUNIT2) used in Mass Appraisal and Property Control

Land Use Code
Land Rate Schedule
Land Adjustments

Building

Property Control Links

  • Owner Types
  • Occupant Types
  • Other Building Linking Type

Building Classification

  • Building Use (Single MA Table BLDGUSE)
  • Building Model (USER Table MODEL)
  • Building Sub-Model OCCUPANCY (USER Table SUBMODEL)

Building Area

  • Area Types (USER validation AREATYPE) ex:porch, living, garage…
  • Area Codes (Single MA Table DRAWING) ex: basement , basement finished ,enclosed porch, garage heated, carport, overhang…)
  • Area Floors (USER validation table DRAWF)

Depreciation

Miscellaneous Structures

-General Parameters
-Miscellaneous Use
-Units

Income

-General Parameters
-Rental Detail
-Expenses

Comparable Sales

-General Parameters
-Comparable Elements

Fair Market (MRA)

The following General Parameters impact MRA:

MRA Models – The Models need to be created before the Elements as they assigned when creating Elements.

MRA Elements – For each MRA Element, you need to specify to which MRA Models

Application Parameters

General Parameters

Tables

BSE Templages

Other

Comparable Sales

 

 

101-ma-config

 

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MA – Full Recompute All MA Records

CAMA Full Recompute All Mass Appraisal Records

Overview

The Recompute All MA Records control can be added to any Mass Appraisal form, with the exception of CAMA Sales Information.
It is used for recomputing all the Mass Appraisal records for the current parcel. If this functionality is not applied, only the current record is updated when you click the Save button.
If the functionality is applied, then all the land, building, income, and MRA records for the current parcel are updated. For example, if you have a Land record open, and click Recompute All Mass Appraisal, all the land records associated with the property are recomputed. As well, all the building and income records associated wish the property are recomputed.
The Recompute All Mass Appraisal records can be run automatically, when the user clicks Save or Delete, or manually, when the use clicks the Recompute button. In the latter case, as with all OpenForms action button, security can be applied.

An expression can be added to this functionality so that it is applied under a specific condition only.

101-ma-fea-001.pdf

Configuring the Recompute All Mass Appraisal Records Functionality

Adding the Recompute All
To add the Recompute All Mass Appraisal functionality to a Mass Appraisal user form:

  1. Launch the Govern OpenForms Designer (OFD).
  2. Open the CAMA form.
  3. Select the tab for the entity.
  4. Expand the Controller properties. The name of the Controller varies with the form.
  5. Select one of the following from the ComputeExecuteMethodType drop-down list.
    None If you do not want to apply this functionality.
    Manual: To run the recompute when the user clicks the action button.
    AfterSaveAndDelete: To run the recompute when the user clicks the save or delete button for the current record.
  6. Click Save

 

Verifying that the Action Button is Added to the Form

If you have set the Recompute All MA for the Current Parcel functionality to manual mode, you can verify that the action button is added in Govern.
To verify the action button is added to the form:

  1. Launch Govern.
  2. Open a Profile that contains the form you configured.
  3. Open the form.
  4. Ensure that the Recompute All MA for Current Parcel button is visible.
  5. Hover the mouse over the button.
  6. Ensure that the tool tip is displayed.

 

Defining Security for the Recompute All Mass Appraisal Records Functionality

To set up security permissions for the Recompte All functionality:
Launch the Govern OpenForms Designer (OFD).

  1. Open the form to which you added the Recompute All functionality.
  2. Click the Security icon.
  3. Select an item under each of the following: Type, Profile, User or Role
  4. Select the downward arrow beside the action buttons for the entity that you configured.The security setting Recompute All MA for the Current Parcel is displayed.
  5. Click the arrow to disable the security for the selected security Type, Profile, and Role or user.
  6. Click Save on the OpenForms Designer form.

 

Adding a Condition to the Recompute All MA

You can add an expression to the Recompute All MA functionality in order to execute the recompute only when a certain condition is met. For example, you could add an expression to execute the query only when a specific land schedule is selected.
To add a condition:

  1. Launch the Govern OFD.
  2. Open the form to which you added the Recompute All MA functionality.
  3. Click the ellipsis button beside the Execute Condition parameter.This opens the Expression Selector.Enter the expression.In the example, the expression is @attrRATE_SCHEDULE=’Bay Front’
  4. Click OK on the Expression Selector.
  5. Click Save on the OpenForms Designer interface.

 

TIP: You can test the expression with the Evaluate feature. When you add an expression, the attributes in the expression appear on the form. Enter a value in the parameters for the form. Click Evaluate.

 

 

101-ma-fea-001

 

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MA Tables by Category/Type/Elements

MA Tables by Category/Type/Elements

Table Category Table Type Table Element Category

All (all)
Neighborhood( nbhd)
Rounding (maround)
Corrolated Values (multdist)
Site (site)
Depreciation (depr) See Building setab (‘d’, ‘e’ , ‘o’)

Land (land)
Land Adjustment (landadjt) —> ‘h’ – Header, ‘f’ Feature,
‘r’ – Rate Adjustment
‘a’ – Adjustment
Land Schedule (landschd)
Land Use (landuse)

Building (bldg)
Building Structural Element (setab) —> h’ Header, ‘f’ Feature,
‘d’ Depreciation Item, ‘e’ Depreciation Table Override, ‘o’ Depreciation Override
‘m’ Area Adjustment, ‘s’ Area Size Override
‘q’ Quality Points, ‘r’ Rate Adjustments, ‘a’ CAMA Adjustments
‘g’ Global Adjustment, ‘o’ Overall Adjustment
Building Use (bldguse)
Building Sub Model (submodel)
Drawing Area Codes (drawing)
Size Adjustment (sizeadjt)

MRA (mra)
MRA Table Element (mratab) —> n/a

Income (inc)
Income Adjustment (incadj) —> By Expense Summary (fix, ffe, operating…) or Expense Detail Codes
Income Categories (income)
Income Sub Category Codes (incsbcat)
Income Detail Expenses (incexp)
Income Rental Detail (incitem)
Income Quality (incqua)
Income Overall Adjustments (incadj)

Sale (sale)
Comparable Sales Items (compadd) to be documented
Sale Computation (compsale)
Sale Distribution (saledist)
Time Adjustment (timeadj)

 

 

101-ma-brules-(ma_tables)

 

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MA Modification Stamps – BRules

Mass Appraisal Modification Stamps – Business Rules

Release 6.1 [under review]

Overview

For system performance, business rules are applied to identify what needs to be reloaded and/or recomputed.
The appraisal detail records have a modification stamp that contain either:

  • date & time – the last time a computation was completed successfully
  • null value – the record needs to be recomputed do to a modification in the record or one of it’s dependencies

The master modification stamp table (single record) contains the date & time of when a change was made to parameters that can impact value.

MODIF STAMP vs LAST MODIFICATION date

  • The last modification date is updated ONLY when a physical change is made to a record, and only to this record.

Tables and Fields

PARAMETERS Modification Stamp Table [ma_modif_stamp]

The modification stamps contain the date when changes were made to parameters that impact value.
Global fields:

  • [ALL_STAMP]
    • Updated when changes to basic parameters, general equalization factors between CAMA and Tax …
    • Updated after any changes in MA_TABLES ‘Sites’ or MA_PARM_SITE
  • [SITE_STAMP] same as [ALL_STAMP]
  • [VALUE_STAMP]
    • No longer used in version 6.1. Only the ALL_STAMP will be used.

Detail component fields:

  • [BLDG_STAMP] for buildings
  • [INC_STAMP] for income
  • [LAND_STAMP] for land
  • [MISC_STAMP] for miscellaneous structures
  • [SALE_STAMP] for comparable sales
  • [MRA_STAMP] for MRA
  • [PP_STAMP] for personal property (see roadmap)

Click here for the List of Parameters Tables when changed, updates the modification stamp flags of this table.

IMPORTANT NOTE: When there is a change in General Parameters, the stamps are NOT Flagged for recompute. When a change is made that impacts value, such as changing the Depreciation Year, it will be mandatory to do a FORCE batch compute.

DATA Modification Stamp fields [ma_xxx.modif_stamp]

Each detail appraisal component records has a modification stamp attribute that gets set to null when a change is made that requires the record or its dependencies to be recomputed.
Once the compute has when with an impact on value has a modification stamp field [MA_component.MODIF_STAMP]:
MA Master Property Value record [ma_master]

  • [VALUE_STAMP] Updates when the property has been computed successfully. Note: The VAUE_STAMP is no longer used in Version 6.1 since the MODIF_STAMP was added in MA_MASTER.
  • [MODIFICATION_STAMP]

All Appraisal Components [ma_xxx]

  • [MA_Site.MODIF_STAMP]
  • [MA_Bldg.MODIF_STAMP]
  • [MA_Land.MODIF_STAMP]
  • [MA_Misc.MODIF_STAMP]
  • [MA_Inc.MODIF_STAMP]
  • [MA_MRA.MODIF_STAMP]
  • [PP_ASSESSMENT.MODIF_STAMP]

Click here for the List of Tables Changes and their impact on the stamps.

Modification Stamps Business Rules

The modification stamp of a component record contains either:

  • The CURRENT DATE & time when last computed
    • The detail component modification stamp is set to the current date after the record has been successfully computed
    • Computation triggered on creation or modification or when running the Batch Compute
  • NULL
    • When one of it’s child (see Hierarchy) has been created, modified or deleted
    • When a record was rolled forward to a new year – to be tested

The modification stamp is not updated when:

  • Computation has not been completed
  • Computation was completed but not successful (values are set to zero)
    • Invalid or missing parameters
    • Invalid record values
    • Invalid expressions
    • Invalid mathematical operations (division by zero or missing parameters)
IMPORTANT NOTE: The Modification Stamps are set to null when a roll forward is made, however they are NOT computed. To be verified

Parent Child Stamps Update Hierarchy

General

When a change occurs (add, delete, mod) to a child entity, the parent modification stamp is set to null until successfully computed.
If all the property needs to be recomputed, the MA_MASTER.Modif_stamp attribute is set to null.

  • Property Control Changes (Jurisiction, Property type, neighborhood and income neighborhood) updates ALL
  • Component Child (ex: Building Area, Building Misc.Structures) updates Root entity Building Modif Stamp
  • Component Detail Record (ex: Building, Land, Misc.) updates
    • Component Detail Record linked to other Component Detail Record (ex: MRA or Income)
    • Component Detail Record linked to Site
  • Site Values (all)
  • Global Property Value
    • Property Value linked to
      • Building linking (verify impact)
      • Parcel linking (Distributes or receive)

Detail Record Linked To Income or MRA

Buildings, Land, Miscellaneous Structures and Personal Property (see roadmap) can be linked to MRA or INCOME records.
When a change occurs in a detailed record that is linked to another component, the following occurs:

  • [MA_xxx.MODIF_STAMP] is updated
  • [MA_xxx.MODIF_STAMP] of the linked component (MRA or Income detail and root entity)
  • [MA_SITE.MODIF_STAMP] of the linked component linked site
  • [MA_MASTER_MODIF_STAMP] of the property record

Detail Record part of a CAMA Parcel or Building Linking

Depends on the LINK TYPE

  • A parcel cannot receive and provide a value at the same time. Parcels having the MA_MASTER.exclude_from_roll = <> 0 are providing values to other parcels and therefore we should not further perform this step. However we need to reset the modif stamps to all linked parcels by performing the following SQL:
  • update ma_master set MODIF_STAMP = null where year_id = (current parcel year id) and frozen_id = (current parcel frozen id) and p_id = ( select malk.p_id from MA_LINKS_PERCENT malk, PC_PARCEL_LINKS lktype where malk.LINK_ID = lktype.LINK_ID and malk.P_ID = lktype.P_ID and year_id = (current parcel year id) and frozen_id = (current parcel frozen id) and MASTER_PID = -1 and malk.p_id <> (current parcel P_ID) and exists (select 0 from PC_PARCEL_LINKS pclk where pclk.LINK_ID = malk.LINK_ID and (MASTER_PID = 0 or master_PID is NULL) and P_ID = (current parcel P_ID)))
  • update ma_master set MODIF_STAMP = null where year_id = (current parcel year id)and frozen_id = (current parcel frozen id) and p_id <> (current parcel P_ID) and exists (select 0 from MA_LINKS_PERCENT where p_id = ma_master.p_id and year_id = ma_master.year_id and frozen_id = ma_master.frozen_id and LINK_ID = (select link_id from PC_PARCEL_LINKS where MASTER_PID = -1 and p_id = (current parcel P_ID)))

Global and Site Changes

When a change is made to the site adjustments or to the fields that compose the site group description (i.e. site liability, site exemptions, etc.) or when a change is made in a component linked to the site, the following occurs:

  • [MA_SITE.MODIF_STAMP] of the detail record is updated
  • [MA_SITE.MODIF_STAMP] of the other site records with the same combination
  • [MA_MASTER_MODIF_STAMP.ALL_STAMP] of the property record

Other Entity Field Changes

Some changes made in other forms and business entities that can impact value will set the MA_MASTER.MODIF STAMP to Null.
Changes made to the fields that are used in the MA LINK GROUP lookup:

  • PC_PARCEL.Jurisdiction
  • PC_AREA.Neighborhood
  • PC_AREA.Income Neighborhood
  • PC_LEGAL.Property Type

Changes made to other custom fields used in expressions or queries that can impact value:

  • IMPORTANT: Currently, stamps are not updated.

 

 

101-ma-brules-modif_stamp

 

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101-ma-bp-001

Import APEX Sketch

Overview

 

What’s New

 

Technical Information

 

 

101-ma-bp-001

 

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MA Computation Batch Process

Mass Appraisal Computation Batch Process

Release 6.1

Overview

The Mass Appraisal computation batch program calculates the values for all the mass appraisal modules, Property, Site, Land, Buildings, MRA or FMV, Income, and Global. A separate batch process is available for the Mass Appraisal Sales module.

For details on Mass Appraisal Computation and Value Business Rules, see Valuation, MA Tables, Modification Stamps.

Computation by Neighborhood

Neighborhoods are filtered by jurisdiction. In order to run the batch process by neighborhood, you need to set up the Mass Appraisal User Validation Table by Jurisdiction.

To set up the Neighborhood table by jurisdiction.

  1. Launch GNA.
  2. Select Editors > User Validation Table Editor > Mass Appraisal.
  3. Select NBHD – Neighborhood.
  4. Select By Jurisdiction.

 

Running a Batch Process on a Saved Dataset

If you want to run a batch process on a group of parcels, such as parcels within a certain area or tax jurisdiction, you need to create and save a dataset. You can also use an existing dataset. In Govern, a dataset is a saved group of property records:

To create a new dataset:

  1. Launch Govern.
  2. Perform a search and load the parcel records that you want to include in the dataset to the treeview.
  3. Select the View menu.
  4. Enter a name for the dataset in the text box in the Data Sources section of the View menu.
  5. Click Save Dataset.

For further details on creating Datasets, refer to the Govern General Information documentation.

Accessing the Mass Appraisal Computation Batch Process

To access the Mass Appraisal Computation Batch Process in Govern:

  1. Launch Govern.
  2. Select a Profile that contains the Mass Appraisal Computation batch process.
  3. Select the Mass Appraisal Computation batch process.

Year: Enter the year for the computation. This is a required field.
By default, this field displays the year entered the last time that the process ran.

Parcels to Compute

Select one of following:

  • All

Select this option to run the process on all parcels that meet the other criteria.

  • Saved Dataset

Select this option to run the batch process on the selected dataset.

  • Jurisdiction / Neighorhood

The Neighborhood is optional. However, if you want to run the batch process on a specific neighborhood, you must select the Jurisdiction first.
Jurisdiction
Select a Jurisdiction to run the sales data computation on a specific jurisdiction.
Neighborhood
In order to select a neighborhood, you must select a Jurisdiction first. Select the Jurisdiction. Then, select the neighborhood from the Neighborhood drop-down list.

  • Tax Map Number

Enter a range of tax map numbers in the From and To parameters under Tax Map Number.

 

Computation Options

Select one of the following options.

  • All parcels that require a data update: Select this option to run the batch process on all records that are not up-to-date because they were modified before the parameters changed in GNA. These parcels have a modification date that is earlier than the parameter change.
  • All parcels that require a data update and a force compute: Select this option to run the batch process on all parcels that are not up-to-date and on all records for the selected modules. Then select the Mass Appraisal modules on which you want to run the computation:
    • All, Site, Miscellaneous Structures, MRA, Land, Building, Income, and Global.

 

Records to be processed:

  • Year selected: or all if none selected
  • Records (parcels) selected: all, saved named dataset (includes autosave dataset), jurisdiction, neighborhood
  • Record Frozen-id = zero (current)

Records to be calculated:

  • When the modification stamp of the record requires it (see Batch Processing below)
    • A change was made to Mass Appraisal Tables (different impact) after the component record was last computed
    • A component modification stamp is null (never computed or changes to characteristics or dependencies that require a compute)
    • A component modification stamp is less than the Component or Site parameters modification stamp
  • The force computation can be applied to all modules or to a specific one.

Batch Processing:

  • The batch program can be scheduled to run periodically. For instance, a process can be run every 3 minutes.
  • The transaction Mode “Roll Back If One Transaction Failed” is not supported. It will be “Continue If One Transaction Failed” by default
  • Refer to the Standard Batch Process details Batch Program Setup or Govern Scheduler for more details

 

Batch Execution

The batch program can be executed on demand or scheduled with Govern Scheduler.

During the execution, warning and error messages will be presented in the batch result grid.

  • On error, the parcel id will be displayed in the message
  • Double-click on the message to access the full text

Once completed, information will be displayed, that includes:

  • Parameters and Options used
  • Total number of records read
  • Total number of records processed

 

Batch Processing (technical)

Before Executing Subprocesses:

  • Select all parcel ID and frozen ID related to the year (or all year if none selected) the jurisdiction, or the neighborhood or the saved dataset if chosen.
  • When the Computation Options “All parcels that require a Data Update” is selected and the “Only Parcels with an empty modif stamp” is checked
    • The batch process will only return parcels without a modif stamp in MA_MASTER.
      • MA_MASTER.MODIF_STAMP = NULL

Execute Subprocess

  • For each computation, select all parcels with records for that component to compute
    • MA_MASTER.MODIF_STAMP = NULL
    • MA_“component”.MODIF_STAMP = NULL
    • MA_“component”.MODIF_STAMP less than MA_“component”.SITE_MODIF_STAMP
    • MA_“component”.MODIF_STAMP less than MA_MODIF_STAMP.”component”_STAMP
  • If the component does have a force compute option setup, select all component items to compute
  • Computation order:
    1. Compute site
    2. Compute miscellaneous
    3. Compute MRA
    4. Compute land
    5. Compute building
    6. Compute income
    7. Compute global

 

What’s New

  • 6.1 Final Compute and Transfer Records to tax is now a distinct batch program called Transfer to Tax (see road map).
  • 6.1 Final Compute Set History to Yes is now a distinct batch program called Close Year
  • 6.1 The batch computation will now process records set to History Only (prior to 6.1, they were not processed)

Troubleshooting

  • After changes, it is always best to compute for a single year and small dataset
  • The parcel ID is listed in the error message
  • Turning on the Govern Diagnostic Tool
  • Turning on the SQL Profiler Tool (system administrator)

 

See Also

 

 

101-ma-bp-002

 

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