MA – Site Information

CAMA Site Information

Overview

The CAMA Sites form is used for calculating the site adjustments for a parcel based on location and other geographical information. For example, the proximity to heavy traffic, green spaces, or schools can have an influence on the appraised value of a parcel. The Site Adjustments are defined in GNA and associated with the mass appraisal land, building, miscellaneous structure, personal property, or income data record for the parcel. An adjustment can also be associated with all these appraisal records as a group.

See also Site Description setup.

There are two main tabs: CAMA Sites Information (General, Adjustments and Values) and CAMA Sites History. The CAMA Site History divider displays all the CAMA Sites records for the property including the current year record and all records from past and future years, if they exist. Records are displayed by Site Number, Year ID, and Frozen ID. All the appraisal values and adjustments are displayed.
Multiple Site Information records can exist for a parcel.

What’s New

Refer to the Mass Appraisal What’s New Page

[6.1] Site Adjustments can be included in a Mass Appraisal Link Group
[6.1] Site Group Description query in use in other mass appraisal value components (land, building, income, etc.) — see also Site Setup Technical Information
[6.1] Site Value for Personal Property and MRA [10.8] [6.1] Overrides Values: New checkboxes and fields are added to the form for override values. If you enter an override value, it is displayed on the form beside the original calculated value.

Features

Standard

  • Site Adjustments
  • Frozen Records
  • Roll Forward: A message appears when you click Save, prompting you to roll the record forward to future years, if records exist.

Action Buttons
In addition to the standard action buttons, the CAMA Sites form has action buttons for copying the record and refreshing the calculated data,

  • Copy:You can copy a site information record to another property or to multiple properties. There are two ways to do this:Copy with Search: Click the Copy with Search icon to open the Search screen. Then, perform a search and select the property records to which you want to copy the Site Information record.
    Copy to Recordset: Click the Copy to Recordset icon to copy the Site Information record to all the property records in the current record set. A confirmation message appears. Click Yes to continue.

Fields

Site Number
Enter a unique number for the site. This provides a reference for linking the Site Information record to other Mass Appraisal records. The Site Adjustments can then be applied to the land, building, miscellaneous structures, and income data records.

Site Information Grid

All Mass Appraisal Site Adjustment validation tables are listed by Sequence Number, Adjustment Type, Adjustment Code, and Value.
Sequence Number
The sequence numbers are displayed in the left column of the grid. These are assigned in Govern Admin according to the order that the adjustments need to be calculated. If one adjustment is dependent on the result of another, it is assigned a higher number. Adjustments are calculated in order of sequence number; i.e., the adjustment with sequence number two is calculated before number three.
Adjustment Type
The short description from the Site Adjustment Validation Table is listed under the Adjustment Type column
Adjustment Code
Select an adjustment code for each adjustment type that you want to include in the site adjustment. These are the codes created for the Site Adjustment validation table in Govern Admin. Values are defined for these codes.
If you are not selecting a code for an adjustment type, you can enter a description in the Adjustment Code field. No value is attached to this type of entry.
Value
When you click Save, the value corresponding to the selected code is displayed in the Value column.
Overide
Click the override checkbox to enter an override value.
Override Value
Enter an value if you want to override the calculated value.

Adjustments Summary
The CAMA Sites Adjustments divider displays the Site adjustment amounts and percentages for all the CAMA modules: Building, MRA, Income Data, Land, and Miscellaneous Structures.

When you create the Site adjustments in Govern Admin, you can define them for a specific CAMA module or for all CAMA modules. The total amount or percentage for each module is displayed on the Adjustments Summary tab.
These values are listed as amounts or percentages according to how they are defined in Govern Admin. For example, the total of all site adjustments defined as amounts specific to buildings or to all modules is displayed in the Adjusted Bldg. Amount field.
The total of all site adjustments configured as percentages, specific to buildings or to all modules, is displayed in the Adjusted Bldg. Percentage field.
Notes
Add any relevant notes or comments in the Notes field.
CAMA Sites Values
The appraised value for each CAMA module for the site is displayed on the Appraisal Values tab.

The forms on which the values are calculated is listed in this section:
Building Value
This Building Value is calculated on the Building Structural Elements form. Refer to the Govern CAMA: Buildings guide for details.
Miscellaneous Structure Value
This value is calculated on the Building Miscellaneous Structures form. Refer to the Govern CAMA: Miscellaneous Structures guide for details.
Land Value
This Land Value is calculated on the Land Appraisal Information function. Refer to the Govern CAMA: Land guide for details.
Land AG Value
This Land Agricultural Value is calculated on the Land Appraisal Information function. Refer to the Govern CAMA: Land guide for details.
Income DIR Value
This value is calculated on the Income Data form. Refer to the Govern CAMA: Income guide for details.
Building Residual DIR
The Building Residual DIR value is used to determine the building value based on the Income DIR and Land values.
(Building Residual DIR) = (Income DIR Value) – (LAND Value)

where Income DIR = MA_SITE.INCOME_DIR_VALUE and LAND = MA_SITE.LAND_VALUE
The Building Residual DIR calculated for the Site is different from the Building Residual DIR calculated for the Property. Adjustments are applied on the Site Value.

Income GRM Value
This value is calculated on the Income Data form. Refer to the Govern CAMA: Income guide for details.
Building Residual GRM
The Building Residual GRM value is used to determine the building value based on the Income GRM and Land values.
(Building Residual GRM) = (Income GRM Value) – (LAND Value)

where Income GRM = MA_MASTER.INCOME_GRM_VALUE and LAND = MA_MASTER.LAND_VALUE.
The Building Residual GRM calculated for the Site is different from the Building Residual GRM calculated for the Property. Adjustments are applied on the Site Value.

MRA Value
The MRA Value is calculated by the logical expression or formula defined for the market model in Govern Admin.
The MRA Value field is calculated when Market Approach is selected as the Method in Use.
Building Residual MRA
The Building Residual MRA value is used for determining the building value based on the MRA and Land values. It is calculated as
(Building Residual MRA) = (MRA Value) – (LAND Value)

where MRA = MA_MASTER.MRA_VALUE and LAND = MA_MASTER.LAND _VALUE
The Building Residual MRA value is calculated when Market Approach is selected as the Method in Use.
Total Value
This is the sum of all values on this tab.

CAMA Site History

The CAMA Site History tab displays all the CAMA Sites records for the property including the current year record and all records from past and future years, if they exist. Records are displayed by Site Number, Year ID, and Frozen ID. All the appraisal values and adjustments are displayed.

 

 

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MA – Income Computation

Mass Appraisal (MA) Income Computation

[In Development]

Overview

Purpose

The purpose of the Income Computation is to provide values for the Govern system columns for a given record of the table MA_INCOME (prior version MA_INC_INFO is now merged into it).
The ultimate goal of this compute is to provide a DIR (Direct Income Revenue/CAP) value and GRM (Gross Revenue Multiplier) value. Conceptually the DIR or GRM value is calculated with a rent rate multiplied by a number of rent units. This initial income value is then adjusted based on income quality, the vacancy, shortfall adjustments, other income, defined expenses, MA_SITE adjustments (see the Site adjustment specification document).

The income value is either an economic income value (default, we have up to 5 economic models), an actual value depending on the income model code (actual_economical).
It is always stored in MA_INCOME.NET_DIR and MA_INCOME.NET_GRM.

Important Notes Regarding the Computation

Auto Select Unique Code

When only one code is available and the Auto Select Unique Code option is selected, that code is used for the compute. This applies regardless of what the user has previously selected.

It applies, for example, if the code is changed in GNA, after the user set the code on the form. The update is made when either the property record is opened and resaved or the Mass Appraisal Compute batch process is run.

Is Required

If you select the Is Required option for a code after the user has created property records, you must verify that a code is selected for those records. Otherwise, an error is raised and the compute fails.

Registry and Constant

The following parameters are used for the setup and/or impact the lookup of codes or value computation.

  • PROPERTY_TYPE_FROM_PC_LEGAL = (‘yes’ or ‘no’) If no, it will use the income property type defined with the cat or model? (validate).
  • EXP_BY_CATEGORY = “Mass Appraisal”, “Associate Inc Expense to Category” = (‘yes’ or ‘no’)
  • EXP_BY_CATEGORY _EFFECTIVE = “Mass Appraisal”, “Associate Inc Expense to Category Year Effective” = smallInt (default global year_id)

Abandoned in version 6.1

  • COMPATIBILITY_INCOME_COMPUTE= “Mass Appraisal”, “Compatibility INC Compute” = (‘yes’ or ‘no’)
  • COMPATIBILITY_INCOME_COMPUTE_EFFECTIVE = “Mass Appraisal”, “Compatibility INC Compute Year Effective” = smallInt

Table Used and available for the expressions

Income Tables & Fields

  • MA_INCOME
  • MA_INCOME.CATEGORY_CODE -> MA_PARM_INCOME.CATEGORY_CODE
  • MA_INCOME.USED_AS_CODE -> MA_PARM_INCOME.CATEGORY_CODE
  • MA_INCOME.INCOME_GROUP -> MA_PARM_INCOME.INCOME_GROUP
  • MA_INCOME_DETAIL
NOTE: All economic model values base on parameters (MA_PARM_INCOME)

 

All fields below based on income model chosen in MA_INCOME

  • MA_INCOME.DIR_RATE -> MA_PARM_INCOME.DIR_RATE_EXPRESSION_x(e1,e2,e3,e4,e5)
  • MA_INCOME.GRM_RATE -> MA_PARM_INCOME.GRM_RATE_EXPRESSION_x(…)
  • MA_INCOME.RENT_UNIT_TYPE -> MA_PARM_INCOME.RENT_UNIT_TYPE ?? (validate)
  • MA_INCOME.GROSS_RENT_RATE -> MA_PARM_INCOME.GROSS_RENT_RATE_EXPRESSION _x(….)
  • MA_INCOME.VACANCT_PCT -> MA_PARM_INCOME.VACANCT_PCT_EXPRESSION_x(….)
  • MA_INCOME.OTHER_INCOME -> MA_PARM_INCOME.OTHER_INCOME_PCT_EXPRESSION_x(….)
  • MA_INCOME.SHORTFALL_PCT -> MA_PARM_INCOME.SHORTFALL_PCT_EXPRESSION_x(….)

Use property type from legal or define for income

  • MA_INCOME.P_ID -> PC_LEGAL_INFO.P_ID (Only if PROPERTY_TYPE_FROM_PC_LEGAL = “yes” and MA_PARM_INCOME.PROPERTY_TYPE is NULL)

Income Table Categories

  • MA_TABLES.TABLE_CATEGORY = “inc” and TABLE_TYPE=’income’ (income category)
  • MA_TABLES.TABLE_CATEGORY = “inc” and TABLE_TYPE=’incqua’ (income quality)
  • MA_TABLES.TABLE_CATEGORY = “inc” and TABLE_TYPE=’incadj’ (income overall adjustment)
  • MA_TABLES.TABLE_CATEGORY = “inc” and TABLE_TYPE=’incexp’ (income expense)
  • MA_TABLES.TABLE_CATEGORY = “inc” and TABLE_TYPE=’incitem’ (income rental detail adjustment)
  • MA_INCOME.YEAR_ID -> MA_MODIF_STAMP.YEAR_ID

Rounding

  • MA_PARM_MAROUND.ROUNDING_CODE = “inc” (income rounding)

 

System Columns (Calculated Fields)

The following system columns cannot be used in expressions stored in the MA_PARM tables nor should they be editable:
Income Fields

Rental dir_rate grm_rate
rent_unit_type rent_net_units
Gross Rent gross_rent_percent gross_rent_rate gross_rent_value
Income Quality inc_quality_pct inc_quality_unit inc_quality_value
Vacancy vacancy_pct vacancy_unit vacancy_value
Other Income other_income
Shortfall shortfall_pct shortfall_value
Room Occupancy % rm_occupancy_pct
Percent Unit Value
Expenses room_exp_pct room_exp_unit room_exp_value
food_exp_pct food_exp_unit food_exp_value
telecom_exp_pct telecom_exp_unit telecom_exp_value
dept_exp_pct dept_exp_unit dept_exp_value
other_exp_pct other_exp_unit other_exp_value
fixed_exp_pct fixed_exp_unit fixed_exp_value
operating_ex_pct operating_ex_unit operating_ex_value
replace_exp_pct replace_exp_unit replace_exp_value
misc_exp_pct misc_exp_unit misc_exp_value
taxes_exp_pct taxes_exp_unit taxes_exp_value
ffe_exp_pct ffe_exp_unit ffe_exp_value
Net Rental net_percent net_unit net_value
Overall Adjustment overall_adj_pct overall_adj_unit overall_adj_value
Gross Effective gross_effective
Gross Income income_dir income_grm
Net Income net_dir net_grm
Site Adjustment site_adj_pct site_adj_unit site_adj_value
Final Adjustment final_adj_dir final_adj_grm

 

Lookup Group

Many of the parameters used in the income computation depend on a lookup group. All the lookup groups are stored in the table MA_LOOKUP_GROUP and can be can be of the following types:

  • By neighborhood, By property type, By income neighborhood, By jurisdiction, By jurisdiction AND neighborhood, By jurisdiction AND income neighborhood

Look-Up Group Example:
We have an income record for the year 2015 with CATEGORY_CODE = “2212”. We want to get the income category information which is defined in the table MA_PARM_INCOME where the primary key is CATEGORY_CODE, YEAR_ID and LOOKUP_GROUP. We already have the year and the category code (2015 and “2212”) but we now need the lookup group.
Next we go to the table MA_LOOKUP_GROUP and get all the records with TABLE_NAME=”income”[1], YEAR_ID=2015 and CAMA_CODE=”2212”.
In our example, this lookup group is By jurisdiction and neighborhood so it will look like this:
LOOKUP_GROUP JURISDICTION NBHD
0 Null Null
1 31572 Null
2 31572 015
3 31572 016
4 31513 Null
5 31513 012
Here are some possible scenarios depending on the jurisdiction and neighborhood for the income record:

  • If Jurisdiction=31572 and Nbhd=015, then Lookup_Group=2
  • If Jurisdiction=31572 and Nbhd=020, then Lookup_Group=1
  • If Jurisdiction=45875 and Nbhd=015, then Lookup_Group=0

Properties required to get the lookup group

  • Jurisdiction:Use PC_PARCEL.JURISDICTION based on MA_INCOME.P_ID = PC_PARCEL.P_ID.
  • Neighborhood and Income neighborhood: Use PC_AREA.NBHD and PC_AREA.INC_NBHD based MA_INCOME.P_ID = PC_AREA.P_ID and MA_INCOME.FROZEN_ID = PC_AREA.FROZEN_ID.
  • Property type: Use MA_PARM_INCOME.PROPERTY_TYPE based on MA_INCOME.CATEGORY_CODE = MA_PARM_INCOME.CATEGORY_CODE and MA_INCOME.YEAR_ID = MA_PARM_INCOME.YEAR_ID. If no information is found in MA_PARM_INCOME then we’ll use a blank property type (15 spaces). This is a table that depends itself on a lookup group. If the lookup group is By property type then for the purpose of the lookup we must use the PROPERTY_TYPE defined in PC_LEGAL_INFO.PROPERTY_TYPE.

[1] The table name changes for each type of parameter; in the case of adjustments defined in MA_TABLE, we use MA_TABLE.TABLE_NAME

Step 1 – Get Income Parameters

Get the income parameter based on MA_INCOME.USED_AS_CODE or CATEGORY_CODE and economic income model MA_INCOME.ACTUAL_ECONOMICAL.

 

Step 2 – Get Income Percentage & Rate

The percentage is established by getting MA_PARM_INCOME based on income model MA_INCOME.ACTUAL_ECONOMICAL (1, 2, 3, 4, 5)

  • MA_INCOME.DIR_RATE = DIR_RATE_EXPRESSION_x
  • MA_INCOME.GRM_RATE = GRM_RATE_EXPRESSION_x
  • MA_INCOME.RENT_UNIT_TYPE = RENT_UNIT_TYPE
  • MA_INCOME.GROSS_RENT_RATE = GROSS_RENT_RATE_EXPRESSION_x
  • MA_INCOME.VACANCY_PCT = VACANCY_PCT_EXPRESSION_x
  • MA_INCOME.OTHER_INCOME = OTHER_INCOME_PCT_EXPRESSION_x

Get the expenses from parameter (by percent, by unit or by value ORDER)

  • MA_INCOME.ROOM_EXP_PCT = ROOM_EXP_PCT_EXPRESSION_x | MA_INCOME.ROOM_EXP_UNIT = ROOM_EXP_UNIT_EXPRESSION_x | MA_INCOME.ROOM_EXP.VALUE = ROOM_EXP_VALUE_EXPRESSION_x
  • MA_INCOME.FOOD_EXP_PCT = FOOD_EXP_PCT_EXPRESSION_x | MA_INCOME.FOOD_EXP_UNIT = FOOD_EXP_UNIT_EXPRESSION_x | MA_INCOME.FOOD_EXP.VALUE = FOOD_EXP_VALUE_EXPRESSION_x
  • MA_INCOME.TELECOM_EXP_PCT = TELECOM_EXP_PCT_EXPRESSION_x | MA_INCOME.TELECOM_EXP_UNIT = TELECOM_EXP_UNIT_EXPRESSION_x | MA_INCOME.TELECOM_EXP.VALUE = TELECOM_EXP_VALUE_EXPRESSION_x
  • MA_INCOME.DEPT_EXP_PCT = DEPT_EXP_PCT_EXPRESSION_x | MA_INCOME.DEPT_EXP_UNIT = DEPT_EXP_UNIT_EXPRESSION_x | MA_INCOME.DEPT_EXP.VALUE = DEPT_EXP_VALUE_EXPRESSION_x
  • MA_INCOME.OTHER_EXP_PCT = OTHER_EXP_PCT_EXPRESSION_x | MA_INCOME.OTHER_EXP_UNIT = OTHER_EXP_UNIT_EXPRESSION_x | MA_INCOME.OTHER_EXP.VALUE = OTHER_EXP_VALUE_EXPRESSION_x
  • MA_INCOME.FIXED_EXP_PCT = FIXED_EXP_PCT_EXPRESSION_x | MA_INCOME.FIXED_EXP_UNIT = FIXED_EXP_UNIT_EXPRESSION_x | MA_INCOME.FIXED_EXP.VALUE = FIXED_EXP_VALUE_EXPRESSION_x
  • MA_INCOME.OPERATING_EX_PCT = OPERATING_E_PCT_EXPRESSION_x | MA_INCOME. OPERATING_EX_UNIT = OPERATING_E_UNIT_EXPRESSION_x | MA_INCOME. OPERATING_EX.VALUE = OPERATING_E_VALUE_EXPRESSION_x
  • MA_INCOME.REPLACE_EXP_PCT = REPLACE_EXP_PCT_EXPRESSION_x | MA_INCOME.REPLACE_EXP_UNIT = REPLACE_EXP_UNIT_EXPRESSION_x | MA_INCOME.REPLACE_EXP.VALUE = REPLACE_EXP_VALUE_EXPRESSION_x
  • MA_INCOME.MISC_EXP_PCT = MISC_EXP_PCT_EXPRESSION_x | MA_INCOME.MISC_EXP_UNIT = MISC_EXP_UNIT_EXPRESSION_x | MA_INCOME.MISC_EXP.VALUE = MISC_EXP_VALUE_EXPRESSION_x
  • MA_INCOME.TAXES_EXP_PCT = TAXES_EXP_PCT_EXPRESSION_x | MA_INCOME.TAXES_EXP_UNIT = TAXES_EXP_UNIT_EXPRESSION_x | MA_INCOME.TAXES_EXP.VALUE = TAXES_EXP_VALUE_EXPRESSION_x
  • MA_INCOME.FFE_EXP_PCT = FFE_EXP_PCT_EXPRESSION_x | MA_INCOME.FFE_EXP_UNIT = FFE_EXP_UNIT_EXPRESSION_x | MA_INCOME.FFE_EXP.VALUE = FFE_EXP_VALUE_EXPRESSION_x

 

Step 3 – Initialize Values

Set all computed value fields to zero (VB6 : pv_set_to_zero_inc_info, pv_reset_rent)(ResetSystemFields, ResetRentalDetailFields)

Set to zero all system fields (calculated fields) in MA_INCOME

 

Step 4 – Income Rental Detail Calculation

Income detail calculation is also based on income model. The gross rent rate (MA_INCOME_DETAIL.GROSS_RENT_RATE) is taken from MA_PARM_INC_SUBCAT.RENT_RATE_EXPRESSION_x when model is economic model or user entered when model is actual. If no rate defined in sub category parameter, gross rent rate will be taken from income parameter MA_PARM_INCOME.GROSS_RENT_RATE_EXPRESSION_x

If Room Occupancy Percent is defined and rental type =’room’, we will use Room Occupancy Percent, otherwise, the percent is taken from gross_rent_percent.

  • MA_INCOME_DETAIL. RENT_NET_UNITS= MA_INCOME_DETAIL. RENT_UNITS* gross rent percent/100
  • MA_INCOME_DETAIL. GROSS_RENT_VALUE= MA_INCOME_DETAIL. RENT_NET_UNITS* gross rent rate
  • If MA_INCOME_DETAIL. RATE_PERIOD=’m’ (monthly rate) then
    • MA_INCOME_DETAIL. GROSS_RENT_VALUE*12
  • If MA_INCOME_DETAIL. RATE_PERIOD=’d’ (daily rate) then
    • MA_INCOME_DETAIL. GROSS_RENT_VALUE*365

If income rental detail record is the vacant record and has a number of vacant months then

  • MA_INCOME_DETAIL. GROSS_RENT_VALUE =MA_INCOME_DETAIL. GROSS_RENT_VALUE/12

*number of vacant months

 

Step 5 – Compute Rental Detail Adjustments

The income rental detail adjustment are defined as all MA_TABLES records having a TABLE_TYPE = “incitem” AND INC_ITEM_CODE = “a”.

NOTE:
Auto Select Unique Code
When only one code is available and the Auto Select Unique Code option is selected, that code is used for the compute. This applies regardless of what the user has previously selected.
It applies, for example, if the code is changed in GNA, after the user set the code on the form. The update is made when either the property record is opened and resaved or the Mass Appraisal Compute batch process is run.

Is Required
If you select the Is Required option for a code after the user has created property records, you must verify that a code is selected for those records. Otherwise, an error is raised and the compute fails.

a) Calculate the Adjustment Value [VA]
For each adjustment we calculate the adjustment value MA_INCOME_DETAIL.(MA_TABLES.COLUMN_NAME)_VA
If no code [CD] is recorded in the income detail record entered, the value is set to NULL

  • MA_INCOME_DETAIL.(MA_TABLES.COLUMN_NAME)_CD is null
  • Then MA_INCOME_DETAIL.(MA_TABLES.COLUMN_NAME)_VA is set to NULL

If a code [CD] is recorded, the expression is evaluated (computed) and stored in the value [VA]

  • MA_INCOME_DETAIL.(MA_TABLES.COLUMN_NAME)_VA = evaluated from the expression in MA_PARM_INCITEM.EXPRESSION

b) Perform the adjustment by selecting ( all non nulls MA_INCOME_DETAIL.(column)_VA for MA_TABLES.INC_ITEM_CODE = “a”. where MA_INCOME_DETAIL.(column)_OV = 0 ) OR selecting ( all non nulls MA_INCOME_DETAIL.(column)_OV_VALUE for MA_TABLES.INC_ITEM_CODE = “a” where MA_INCOME_DETAIL.(column)_OV = -1 )

There are 4 MATHS sign +,-,X,/ and 2 kinds of values a (amount), p (percentage) [PCT_AMT] We take the starting gross rent value previously calculated MA_INCOME_DETAIL.GROSS_RENT_VALUE and we apply every adjustment to it.
Adjustments are cumulative.

Case MATHS = ‘+’

  • If PCT_AMT = ‘a’ then we add MA_INCOME_DETAIL.(column_name)_VA to the value (GROSS_RENT_VALUE)
  • If PCT_AMT = ‘p’ then we first apply the percentage represented by MA_INCOME_DETAIL.(column_name)_VA to the value (GROSS_RENT_VALUE) and then we add the result to the value. Example gross rent value = 10 MA_INCOME_DETAIL.BEDS_VA = 5 then (10 X 5%) + 10 = 10.50

Case MATHS = ‘-’

  • If PCT_AMT = ‘a’ then we subtract MA_INCOME_DETAIL.(column_name)_VA to the value (GROSS_RENT_VALUE)
  • If PCT_AMT = ‘p’ then we first apply the percentage represented by MA_INCOME_DETAIL.(column_name)_VA to the value (GROSS_RENT_VALUE) and then we subtract the result to the value. Example gross rent rate = 10 MA_INCOME_DETAIL.BEDS_VA = 5 then (10 X 5%) + 10 = 9.50

Case MATHS = ‘X’

  • If PCT_AMT = ‘a’ then we multiply MA_INCOME_DETAIL.(column_name)_VA to the value (GROSS_RENT_VALUE).
  • If PCT_AMT = ‘p’ then we multiply by the percentage represented by MA_INCOME_DETAIL.(column_name)_VA to the value (GROSS_RENT_VALUE) . Example gross rent value = 10 MA_INCOME_DETAIL.BEDS_VA = 90 then (10 X 90%) = 9

Case MATHS = ‘/’

  • If PCT_AMT = ‘a’ then we divide the value (GROSS_RENT_VALUE) by MA_INCOME_DETAIL.(column_name)_VA
  • If PCT_AMT = ‘p’ then we divide the value (GROSS_RENT_VALUE) by the percentage represented by MA_INCOME_DETAIL.(column_name)_VA to. Example gross rent value = 10 MA_INCOME_DETAIL.BEDS_VA = 90 then (10 / 90%) = 11.11111

Business Rule

    • If MATHS or PCT_AMT are null then no operation is performed. (validate)

c) Process the Features

  • The income rental detail features are defined as all MA_TABLES records having a TABLE_TYPE = “incitem” AND INC_ITEM_CODE = “f”.

Business Rule

    • If MA_INCOME_DETAIL.(column)_CD is numeric then we move it to MA_INCOME_DETAIL.(column)_VA otherwise we set MA_INCOME_DETAIL.(column)_VA to NULL. (validate if new Expression applied to income features)

 

Step 6 – Summarize by Rental Type

Grouping income detail revenue by rental type (VB6 : pv_compute_income_detailActual, pv_compute_income_detailEconomic)(ApplyIncomeSubCategoryByRentalType)
Fields to compute based on rental type (room, food, telecom, dept, other) defined in MA_PARM_INC_SUBCAT (RENTAL_TYPE)

  • MA_INCOME.(rental type)_RENT_PCT=sum of all MA_INCOME_DETAIL.GROSS_RENT_PCT
  • MA_INCOME.(rental type)_RENT_UN=sum of all MA_INCOME_DETAIL.RENT_NET_UNITS
  • MA_INCOME.(rental type)_RENT_VAL=sum of all MA_INCOME_DETAIL.GROSS_RENT_VALUE
  • MA_INCOME.(rental type)_RENT_RATE =sum of all MA_INCOME_DETAIL.GROSS_RENT_RATE

 

Step 7 – Compute Income Gross Revenue

Set income revenue value (VB6 : pv_compute_income_detailActual, pv_compute_income_detailEconomic) (ApplyIncomeSubCategoryValuesToIncome)

  • MA_INCOME.GROSS_RENT_VALUE=sum of all MA_INCOME_DETAIL.GROSS_RENT_VALUE
  • MA_INCOME. RENT_UNITS= sum of MA_INCOME_DETAIL. RENT_UNITS (excluded other income)
  • MA_INCOME. RENT_NET_UNITS= sum of MA_INCOME_DETAIL. RENT_NET_UNITS (excluded other income and vacant without vacant rate)
  • MA_INCOME.GROSS_RENT_VALUE= sum of MA_INCOME_DETAIL.GROSS_RENT_ECO (excluded other income)
  • MA_INCOME.GROSS_RENT_RATE= MA_INCOME.GROSS_RENT_VALUE/ MA_INCOME. RENT_NET_UNITS
  • MA_INCOME.GROSS_RENT_PERCENT= MA_INCOME. RENT_NET_UNITS / MA_INCOME. RENT_UNITS*100
  • MA_INCOME.OTHER_INCOME=sum of MA_INCOME_DETAIL.GROSS_RENT_ECO if flagged as other income in sub category parameter.

The vacancy is populated from parameter for economic models, otherwise we take it from sum of vacancy from income detail.

  • MA_INCOME.VACANCY_VALUE= (MA_INCOME.GROSS_RENT_VALUE/ MA_INCOME.VACANCY_PCT)/100
  • MA_INCOME.VACANCY_UNIT= MA_INCOME.VACANCY_VALUE/ MA_INCOME.GROSS_RENT_RATE
  • MA_INCOME.VACANCY_UNIT=sum of MA_INCOME_DETAIL.RENT_NET_UNITS
  • MA_INCOME.VACANCY_VALUE=sum of MA_INCOME_DETAIL.GROSS_RENT_VALUE
  • MA_INCOME.VACANCY_PCT= (MA_INCOME.VACANCY_UNIT/ MA_INCOME.RENT_NET_UNITS)*100

The Short Fall adjustment is added. The short fall will occur after the calculation of vacancy. This adjustment is populated from parameter.

  • MA_INCOME_SHORTFALL_PCT=MA_PARM_INCOME.SHORTFALL_RATE_EXPRESSION (1, 2, 3, 4, 5)
  • MA_INCOME.SHORTFALL_VALUE = MA_INCOME_SHORTFALL_PCT * MA_INCOME.VACANCY_VALUE

 

Step 8 – Quality Adjustment

Set the value of the quality adjustment (Govern for Windows: pv_compute_quality_adj)(SetQualityAdjustment)
NOTE: Is Required
If you select the Is Required option for a code after the user has created property records, you must verify that a code is selected for those records. Otherwise, an error is raised and the compute fails.
The income quality is defined in MA_PARM_INCQUA records having a QUA_CODE = MA_INCOME.INCOME_QUALITY.

  • MA_INCOME.INC_QUALITY_VALUE = (GROSS_RENT_VALUE/100*evaluated from the expression in MA_PARM_INCQUA.PERCENTAGE_EXPRESSION)-GROSS_RENT_VALUE
  • MA_INCOME.INC_QUALITY_UNIT= INC_QUALITY_VALUE/GROSS_RENT_RATE
  • MA_INCOME.INC_QUALITY_PCT= INC_QUALITY_VALUE*100/GROSS_RENT_VALUE

Total adjustment = GROSS_RENT_VALUE + INC_QUALITY_VALUE

 

Step 9 – Compute Vacancy and Loss

(VB6 : pv_compute_vacancy_loss)(SetVacancyLossAdjustment)
If EXPENSE_BY=’p’ then

  • VACANCY_UNIT=RENT_NET_UNITS*VACANCY_PCT/100
  • VACANCY_VALUE=total adjustment* VACANCY_PCT/100

If EXPENSE_BY=’u’ then

  • VACANCY_VALUE= VACANCY_UNIT * GROSS_RENT_RATE
  • VACANCY_PCT= VACANCY_UNIT*100/RENT_NET_UNITS

Else

  • VACANCY_UNIT=VACANCY_VALUE/GROSS_RENT_RATE
  • VACANCY_PCT=VACANCY_UNIT*100/RENT_NET_UNITS

Step 10 – Compute the Effective Gross for Income Record

(VB6: pv_compute_effective_gross)(CalculateEffectiveGross)
The MA_INCOME.OTHER_INCOME is calculated only for economic models = GROSS_RENT_VALUE * other income percent/100

  • MA_INCOME.GROSS_EFFECTIVE=total adjustment – VACANCY_VALUE – SHORTFALL_VALUE + OTHER_INCOME

 

Step 11 – Compute economic values or expenses

(VB6: pv_compute_economic, pv_reset_expense) (CalculateExpenses) VALIDATE STEP
For departmental expenses:
If ROOM_EXP_PCT<>0 then

  • ROOM_EXP_UNIT= ROOM_EXP_PCT*ROOM_RENT_UN/100

If ROOM_EXP_UNIT<>0 AND ROOM_RENT_UN<>0 then

  • ROOM_EXP_PCT= ROOM_EXP_UNIT/ROOM_RENT_UN *100
  • ROOM_EXP_VALUE=ROOM_EXP_PCT*ROOM_RENT_VAL/100
  • Repeat the same calculation are based on ROOM expenses for all expenses below:
    • FOOD_EXP_UNIT, FOOD_EXP_PCT, FOOD_EXP_VALUE, TELECOM_EXP_UNIT, TELECOM_EXP_PCT, TELECOM_EXP_VALUE, DEPT_EXP_UNIT,
    • DEPT_EXP_PCT, DEPT_EXP_VALUE, OTHER_EXP_UNIT, OTHER_EXP_PCT, OTHER_EXP_VALUE

For undistributed expenses:
If FIXED_EXP_PCT <> then

  • FIXED_EXP_UNIT=FIXED_EXP_PCT*RENT_NET_UNITS/100

If FIXED_EXPENSE_UNIT <>0 AND RENT_NET_UNITS<>0 then

  • FIXED_EXP_PCT=FIXED_EXPENSE_UNIT/RENT_NET_UNITS*100
  • FIXED_EXP_VALUE=FIXED_EXP_PCT*GROSS_EFFECTIVE/100

If the option ‘Undistributed Expenses Calculation without Departmental Expenses’ is checked, the effective gross will be subtracted by all Departmental expenses values. (parm)

The product from that equation is then used to calculate the Undistributed Expenses.

  • Gross effective=GROSS_EFFECTIVE-(ROOM_EXP_VALUE+FOOD_EXP_VALUE+TELECOM_EXP_VALUE+DEPT_EXP_VALUE+ OTHER_EXP_VALUE)

For fixed expenses

  • FIXED_EXP_VALUE=FIXED_EXP_PCT*gross effective subtracted departmental expenses/100
  • Repeat the same calculation are based on FIXED expenses for all expenses below:
    • OPERATING_EX_UNIT, OPERATING_EX_PCT, OPERATING_EX_VALUE
    • REPLACE_EXP_UNIT, REPLACE_EXP_PCT, REPLACE_EXP_VALUE
    • MISC_EXP_UNIT, MISC_EXP_PCT, MISC_EXP_VALUE
    • TAXES_EXP_UNIT, TAXES_EXP_PCT, TAXES_EXP_VALUE

For FFE expenses

  • If FFE_EXP_PCT <> then
    • FFE_EXP_UNIT=FFE_EXP_PCT*ROOM_RENT_UN/100
  • If FFE_EXPENSE_UNIT <>0 AND ROOM_RENT_UN <>0 then
    • FFE_EXP_PCT=FFE_EXPENSE_UNIT/ ROOM_RENT_UN *100
  • FFE_EXP_VALUE=FFE_EXP_PCT*GROSS_EFFECTIVE/100

 

Step 12 – Compute Income Expenses

(VB6 : pv_compute_added_field).
We process all expenses (The income expenses are defined as all MA_TABLES records having a TABLE_TYPE = “incexp”)

1) If MA_INCOME.(column)_EB”) (expense_by)=’p’ then

  • For expenses=room, food, telecom, dept and other:
    • MA_INCOME.(column)_VL = MA_INCOME.(column)_PC* MA_INCOME.(MA_PARM_INCOME.INCOME_APPLY_TO = apply to)_RENT_VAL (MA_PARM_INCOME.INCOME_APPLY_TO =droom, dfood, dtelecom, ddept, dother excepted the first character, apply to=room, food, telecom, dept, other)

If option ‘Rate Unite in Income Expense’ is ‘Yes’ then

  • MA_INCOME.(column)_UN = MA_INCOME.(column)_VL /
  • MA_INCOME.(apply to)_RENT_UN

Else

  • MA_INCOME.(column)_UN = MA_INCOME.(column)_PC *
  • MA_INCOME.(apply to)_RENT_UN /100

If the option ‘Undistributed Expenses Calculation without Departmental Expenses’ is checked,
The effective gross will be subtracted by all Departmental expenses values. The product from that equation is then used to calculate the Undistributed Expenses.

  • Gross effective=GROSS_EFFECTIVE-(ROOM_EXP_VALUE+ FOOD_EXP_VALUE+ TELECOM_EXP_VALUE+ DEPT_EXP_VALUE+ OTHER_EXP_VALUE)

For other expenses (Undistributed expenses and furniture/fixture/equipment)
MA_INCOME.(column)_VL = MA_INCOME.(column)_PC * Gross Effective / 100
If option ‘Rate Unite in Income Expense’ is ‘Yes’ then

  • MA_INCOME.(column)_UN = MA_INCOME.(column)_VL / MA_INCOME.RENT_NET_UNITS

Else

  • MA_INCOME.(column)_UN = MA_INCOME.(column)_PC *
  • MA_INCOME.RENT_NET_UNITS / 100

2) If MA_INCOME.(column)_EB”) (expense_by)=’u’ then
For expenses=room, food, telecom, dept and other:
If option ‘Rate Unite in Income Expense’ is ‘Yes’ then

  • MA_INCOME.(column)_VL = MA_INCOME.(column)_UN *
  • MA_INCOME.(apply to “_RENT_UN”)
  • MA_INCOME.(column)_PC = MA_INCOME.(column)_UN * 100 /
  • MA_INCOME.(apply to & “_RENT_UN”)

Else

  • MA_INCOME.(column)_VL = MA_INCOME.(column)_UN *
  • MA_INCOME.(apply to & “_RENT_RATE”)
  • MA_INCOME.(column)_PC = MA_INCOME.(column)_UN * 100 /
  • MA_INCOME.(apply to & “_RENT_UN)

For Undistributed Expenses
If the option ‘Undistributed Expenses Calculation without Departmental Expenses’ is checked, the effective gross will be subtracted by all Departmental expenses values. The product from that equation is then used to calculate the Undistributed Expenses.

  • Gross effective=GROSS_EFFECTIVE-(ROOM_EXP_VALUE+ FOOD_EXP_VALUE+ TELECOM_EXP_VALUE+ DEPT_EXP_VALUE+ OTHER_EXP_VALUE)

For other expenses,
If option ‘Rate Unite in Income Expense’ is ‘Yes’ then

  • MA_INCOME.(column)_VL = MA_INCOME.(column)_UN * MA_INCOME.RENT_NET_UNITS
  • MA_INCOME.(column)_PC = MA_INCOME.(column)_VL * 100 / Gross Effective

else

  • MA_INCOME.(column)_VL = MA_INCOME.(column)_UN *
  • MA_INCOME.GROSS_RENT_RATE
  • MA_INCOME.(column)_PC = MA_INCOME.(column)_UN * 100 /
  • MA_INCOME.RENT_NET_UNITS

3) If MA_INCOME.(column)_EB”) (expense_by)=’g’ then
For expenses=room, food, telecom, dept and other:
If option ‘Rate Unite in Income Expense’ is ‘Yes’ then

  • MA_INCOME.(column)_UN = MA_INCOME.(column)_VL /
  • MA_INCOME.(apply to & “_RENT_UN”)
  • MA_INCOME.(column)_PC = MA_INCOME.(column)_VL * 100 /
  • MA_INCOME.(apply to & “_RENT_VAL)

Else

  • MA_INCOME.(column)_UN = MA_INCOME.(column)_VL /
  • MA_INCOME.(apply to & “_RENT_RATE)
  • MA_INCOME.(column)_PC = MA_INCOME.(column)_VL * 100 /
  • MA_INCOME.(apply to & “_RENT_VAL)

For other expenses,
If option ‘Rate Unite in Income Expense’ is ‘Yes’ then

  • MA_INCOME.(column)_UN = MA_INCOME.(column)_VL / MA_INCOME.RENT_NET_UNITS
  • MA_INCOME.(column)_PC = MA_INCOME.(column)_VL * 100 / Gross Effective

else

  • MA_INCOME.(column)_UN = MA_INCOME.(column)_VL / MA_INCOME.GROSS_RENT_RATE
  • MA_INCOME.(column)_PC = MA_INCOME.(column)_VL * 100 / Gross Effective

If income model is Actual then
For each type of MA_PARM_INCOME.INCOME_APPLY_TO (droom, dfood, dtelecom, ddept, dother, fix, ope, rep, misc, tax, ffe):

droom: MA_INCOME.ROOM_EXP_PCT= SUM of MA_INCOME.(column)_PC
MA_INCOME.ROOM_EXP_UNIT = SUM of MA_INCOME.(column)_UN
MA_INCOME.ROOM_EXP_VALUE = SUM of MA_INCOME.(column)_VL

dfood: MA_INCOME.FOOD_EXP_PCT= SUM of MA_INCOME.(column)_PC
MA_INCOME.FOOD_EXP_UNIT = SUM of MA_INCOME.(column)_UN
MA_INCOME.FOOD_EXP_VALUE = SUM of MA_INCOME.(column)_VL

dtelecom: MA_INCOME.TELECOM_EXP_PCT= SUM of MA_INCOME.(column)_PC
MA_INCOME.TELECOM_EXP_UNIT = SUM of MA_INCOME.(column)_UN
MA_INCOME.TELECOM_EXP_VALUE = SUM of MA_INCOME.(column)_VL

ddept: MA_INCOME.DEPT_EXP_PCT= SUM of MA_INCOME.(column)_PC
MA_INCOME.DEPT_EXP_UNIT = SUM of MA_INCOME.(column)_UN
MA_INCOME.DEPT_EXP_VALUE = SUM of MA_INCOME.(column)_VL

dother: MA_INCOME.OTHER_EXP_PCT= SUM of MA_INCOME.(column)_PC
MA_INCOME.OTHER_EXP_UNIT = SUM of MA_INCOME.(column)_UN
MA_INCOME.OTHER_EXP_VALUE = SUM of MA_INCOME.(column)_VL

fix: MA_INCOME.FIXED_EXP_PCT= SUM of MA_INCOME.(column)_PC
MA_INCOME.FIXED_EXP_UNIT = SUM of MA_INCOME.(column)_UN
MA_INCOME.FIXED_EXP_VALUE = SUM of MA_INCOME.(column)_VL

ope: MA_INCOME.OPERATING_EXP_PCT= SUM of MA_INCOME.(column)_PC
MA_INCOME.OPERATING_EXP_UNIT = SUM of MA_INCOME.(column)_UN
MA_INCOME.OPERATING_EXP_VALUE = SUM of MA_INCOME.(column)_VL

rep: MA_INCOME.REPLACE_EXP_PCT= SUM of MA_INCOME.(column)_PC
MA_INCOME.REPLACE_EXP_UNIT = SUM of MA_INCOME.(column)_UN
MA_INCOME.REPLACE_EXP_VALUE = SUM of MA_INCOME.(column)_VL

misc: MA_INCOME.MISC_EXP_PCT= SUM of MA_INCOME.(column)_PC
MA_INCOME.MISC_EXP_UNIT = SUM of MA_INCOME.(column)_UN
MA_INCOME.MISC_EXP_VALUE = SUM of MA_INCOME.(column)_VL

tax: MA_INCOME.TAXES_EXP_PCT= SUM of MA_INCOME.(column)_PC
MA_INCOME.TAXES_EXP_UNIT = SUM of MA_INCOME.(column)_UN
MA_INCOME.TAXES_EXP_VALUE = SUM of MA_INCOME.(column)_VL

ffe: MA_INCOME.FFE_EXP_PCT= SUM of MA_INCOME.(column)_PC
MA_INCOME.FFE_EXP_UNIT = SUM of MA_INCOME.(column)_UN
MA_INCOME.FFE_EXP_VALUE = SUM of MA_INCOME.(column)_VL

 

Step 13 – Compute the Total Gross and Net By Percent

(VB6 : pv_compute_exp_to_net) (CalculateTotalValue)

  • total expense percent = (ROOM_EXP_PCT+FOOD_EXP_PCT+TELECOM_EXP_PCT+DEPT_EXP_PCT+OTHER_EXP_PCT+FFE_EXP_PCT+FIXED_EXP_PCT+OPERATING_EX_PCT+REPLACE_EXP_PCT+ MISC_EXP_PCT+TAXES_EXP_PCT)
  • total expense unit = (ROOM_EXP_UNIT+FOOD_EXP_UNIT+TELECOM_EXP_UNIT+DEPT_EXP_UNIT+OTHER_EXP_UNIT+FFE_EXP_UNIT+FIXED_EXP_UNIT+OPERATING_EX_UNIT+REPLACE_EXP_UNIT+ MISC_EXP_UNIT+TAXES_EXP_UNIT)
  • total expense value = (ROOM_EXP_VALUE+FOOD_EXP_VALUE+TELECOM_EXP_VALUE+DEPT_EXP_VALUE+OTHER_EXP_VALUE+FFE_EXP_VALUE+FIXED_EXP_VALUE+OPERATING_EX_VALUE+REPLACE_EXP_VALUE+ MISC_EXP_VALUE+TAXES_EXP_VALUE) rounded with no decimal, or take override value
    • total expense value = (ROOM_EXP_VA_OV+FOOD_EXP_VA_OV+TELECOM_EXP_VA_OV+DEPT_EXP_VA_OV+OTHER_EXP_VA_OV+FFE_EXP_VA_OV+FIXED_EXP_VA_OV+OPERATING_EX_VA_OV+REPLACE_EXP_VA_OV+ MISC_EXP_VA_OV+TAXES_EXP_VA_OV)

MA_INCOME.NET_PCT = 100 – total expense percent
MA_INCOME.OVERALL_ADJ_PCT = total expense percent

MA_INCOME.NET_UNIT = MA_INCOME.RENT_NET_UNITS – total expense unit
MA_INCOME.OVERALL_ADJ_UNIT = total expense unit

MA_INCOME.OVERALL_ADJ_VALUE = total expense value

MA_INCOME.NET_VALUE = MA_INCOME.GROSS_EFFECTIVE – MA_INCOME.OVERALL_ADJ_VALUE+ MA_INCOME.FINAL_ADJ

 

Step 14 – Compute the Site Adjustment for this Record

(Govern for Windows: pv_compute_site) (ApplySiteAdjustment)
Site adjustment is based on the value of MA_INCOME.SITE_NO
Note: Is Required
If you select the Is Required option for a code after the user has created property records, you must verify that a code is selected for those records. Otherwise, an error is raised and the compute fails.
The income quality is defined in MA_PARM_INCQUA records having a QUA_CODE = MA_INCOME.INCOME_QUALITY.

The adjustment (MA_INCOME.SITE_ADJ_VALUE) is calculated as
(MA_INCOME.NET_VALUE * MA_SITE.ADJ_INC_PERCENT / 100) + MA_SITE.ADJ_INC_AMOUNT

MA_INCOME.SITE_ADJ_UNIT is calculated as MA_INCOME.SITE_ADJ_VALUE
MA_INCOME.GROSS_RENT_RATE

MA_INCOME.SITE_ADJ_PCT is calculated as MA_INCOME.SITE_ADJ_VALUE
MA_INCOME.GROSS_RENT_VALUE * 100

The site adjustment (MA_INCOME.SITE_ADJ_VALUE) is added to the MA_INCOME.NET_VALUE.

 

Step 15 – Compute DIR and GRM Value

(VB6 : pv_compute_dir_grm) (CalculateGrmDirValues)

MA_INCOME.INCOME_DIR = (MA_INCOME.NET_VALUE + MA_INCOME.SITE_ADJ_VALUE) * 100
MA_INCOME.DIR_RATE

MA_INCOME.INCOME_GRM = (MA_INCOME.GROSS_EFFECTIVE + MA_INCOME.SITE_ADJ_VALUE) *
MA_INCOME.GRM_RATE

MA_INCOME.INCOME_DIR and MA_INCOME.INCOME_GRM could not be a negative amount. If so, it must be equal to 0

 

Step 16 – Compute net dir and grm (apply overall adjustment)

(VB6 : pv_compute_overall_adj) (ApplyOverallAdjsutment)
The overall adjustment is defined in MA_TABLES record having a TABLE_TYPE = “incadj”.
If no record found then

  • MA_INCOME.NET_DIR = MA_INCOME.INCOME_DIR
  • MA_INCOME.NET_GRM = MA_INCOME.INCOME_GRM

Else
The adjustment factoris an evaluated expression, if not defined, set to 100

  • MA_INCOME.NET_DIR = MA_INCOME.INCOME_DIR / 100 * adjustment factor
  • MA_INCOME.NET_GRM = MA_INCOME.INCOME_GRM / 100 * adjustment factor

If MA_INCOME.NB_UNITS (multiplier) > 1 then

  • MA_INCOME.NET_DIR = MA_INCOME.NET_DIR * multiplier
  • MA_INCOME.NET_GRM = MA_INCOME.NET_DIR * multiplier

 

Step 17 – Compute final dir and grm (apply final adjustment)

(VB6 : pv_round_dir_grm).
The final adjustment is calculated only if MA_INCOME.FINAL_ADJ_GRM_PCT is not NULL.[1] MA_INCOME.FINAL_GRM_ADJ = MA_INCOME.NET_GRM * MA_INCOME.FINAL_ADJ_GRM_PCT / 100
MA_INCOME.NET_GRM = MA_INCOME.NET_GRM + MA_INCOME.FINAL_ADJ_GRM

The final adjustment is calculated only if MA_INCOME.FINAL_ADJ_DIR_PCT is not NULL.[2] MA_INCOME.FINAL_DIR_ADJ = MA_INCOME.NET_DIR * MA_INCOME.FINAL_ADJ_DIR_PCT / 100
MA_INCOME.NET_DIR = MA_INCOME.NET_DIR + MA_INCOME.FINAL_ADJ_DIR

[1] A value of zero reset both the final_adj and final_adj_percent to NULL
[2] A value of zero reset both the final_adj and final_adj_percent to NULL

 

Step 18 – Final values rounding

(VB6 : pv_round_dir_grm) (RoundFinalValues)

MA_INCOME.NET_DIR, MA_INCOME_NET_GRM are rounded based on the MA_PARM_MAROUND information (code = ‘inc’).
For example, if the rounding value is 1000, and the net value is 45678 then the value is 46000. If the rounding value was 100 then it would have been 45700.

 

Step 19 – Set the modif stamp

Sets the modif stamp for the computed record (VB6 : compute_income).

We set MA_INCOME.MODIF_STAMP = MA_MODIF_STAMP.INC_STAMP if not null, otherwise we use the current date/time.

 

 

101-ma-compute-INCOME

 

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101-ma-bp-004

 

Mass Appraisal Batch Update Process

Overview

This batch process is not available. Contact R&D for Roadmap information.

 

Related Topics

CAMA Mass Appraisal What’s New

 

 

101-ma-bp-004

 

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MA – Sales Data Computation Batch Process

Mass Appraisal Sales Data Computation Batch Process

[Under Review]

Overview

The Mass Appraisal Sales Data Computation batch process is used to recompute the sales data with the parameters from a different year. Typically, this is used to compare sales when rates changes. For example, you can compute the sales data from five years ago with the parameters for the current year.

The computation is run on all sales records that fall within the range of dates and meet the following criteria:

  • All parcels
  • Combination of a jurisdiction and a neighborhood
  • A Saved Dataset

Prerequisites

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 Jurisidction.
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.

Notes

This batch process must be run synchronously.
Asynchronous processing cannot be applied to this batch process.
To verify the transaction type:

  1. Launch GNA.
  2. Open the Batch Process Editor.
  3. Select the Transaction tab.
  4. Select Synch under Transaction Type.
  5. Click Save.

If the transaction type is set to Asynch, it is changed automatically when the batch process is run.

Accessing the Sales Data Computation Batch Process

To access the Mass Appraisal Sales Data Computation batch process in Govern:

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

*The name of the process can vary according to the setup in GNA

Sales Data Computation Parameters

Sales Date
Do one of the following:

  • Select a range of dates for the batch process using the calendars in the From and To fields.
  • Select Use Parameter from Year and enter the year.

The parcels from all records that fall within the range and meet the other selected criteria will be recomputed.

Parcels to Compute
Select one of the following options under Parcels to Compute:

  • All

Select All to run the computation on all sales records that meet the criteria for the sales date and qualification type.

  • Jurisdiction / Neighorhood

The Neighborhood is optional. However, if you want to run the 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.

Optional
Sale Qualification
Select one or more sales types :

  • Not qualified
  • Qualified
  • Unverified sale

Removing a Sale Qualification
Deslect a sale type to remove it.
Reports
Select the Reports tab to add any required reports to the batch process. If the batch process is scheduled, the reports can be viewed in the Govern Schedule after the process runs.

Process

Running the Process
Do one of the following:
Click the Start arrow to run the process..
Click Schedule to create a schedule to run the process at a later date or on a regular basis. Refer to the Govern Batch Processing documentation for details on scheduling batch processes.
Processing
If the batch process is run in Govern, the status can be viewed by selecting the Processing tab.

See Also

Mass Appraisal Batch Computation

101-ma-bp-005

 

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MA – Generate Pending Audit Batch Process

Mass Appraisal Generate Pending Audit Batch Process

Overview

The Mass Appraisal Audit Pending batch process automatically generates new MA Audit Information records in Govern OpenForms. While these records can be created manually, running the batch process can save time and increase the accuracy of the records

Records can be created for a:

  • Saved dataset
  • Jurisdiction and neighborhood
  • Range of tax map numbers

The MA Audit Pending batch process updates the following fields on the MA Audit Information form. Once the batch process is complete:

  • The Status field is set to Pending.
  • The Frozen ID is set to 0.

The following fields are updated as selected on the batch process form.

  • Audit Reason Code: This is a required field.
  • Appraiser
  • Entry Date: This is a required field.
  • Entry Code
  • Activity Code: This is a required field.
  • Source Code

You can select parcels from the batch process by jurisdiction or neighborhood within a range of tax map numbers, or in a saved dataset. Alternatively, you can crate audit records for all parcels. The fiscal year is required.

The Mass Appraisal Audit Pending batch process generates Audit Information user records in Govern OpenForms. The Status field is set to Pending once the process is run. These records can be modified or deleted, as any other record.

Documentation

To read this information in pdf format, click on the following link:

BatchAuditPending.pdf

Prerequisites

The following tables are required for the Mass Appraisal Audit Pending batch process:

  • MA_APPRAISERS: This table lists the appraisers that can be selected for the audit.
  • NA_NAMES: This table lists all the name and address accounts in the deployment.
  • VT_USER.MAENTRY: This table lists the entry code that can be associated with an audit.
  • VT_USER.MAINFSRC: This table lists the source codes associated with the Mass Appraisal audit.
  • VT_USER.MAACTV: This table lists the activity codes associated with the audit.
  • VT_USER.MA_AUDIT_REASON: This table lists the reasons for conducting the audit.

If you are running the process on a saved dataset, one must be created.

Related Forms

The Mass Appraisal Audit Information form is updated by the Mass Appraisal Audit Pending batch process. The Mass Appraisal Audit Finalized batch process can be run to create finalized MA Audit Information records from pending ones.

MA Audit Information User Form

The following new fields are now included in the MA Audit Information form. These are required for the MA Audit Pending and MA Audit Finalized batch processes.

  • Status: The Status field is automatically set to Pending when you run the MA Audit Pending batch process. In this state the form can be modified or even deleted. An appraiser can update the status field to Finalized. The MA Audit Finalized batch process selects the Finalized flag. At this point, the record can no longer be modified.
  • Audit Reason Code: The Audit Reason Code contains user defined values from the VT_USER.MA_AUDIT_REASON table. When you run the MA Audit Pending batch process, you must select a reason code. This can be modified after the process is complete.

For details, see Mass Appraisal Audit Information.

Related Batch Processes

The MA Audit Finalized Batch Process is similar to the MA Audit Pending batch process. It generates finalized Mass Appraisal Audit Information records for existing MA Audit Information records with the Status set to Finalized. The MA Audit Finalized batch process selects the Finalized option and updates the Entry Code as set on the batch process. The finalized Audit Information records cannot be deleted, except by a user with authorized permissions.
For details, see Mass Appraisal Audit Finalized.

Business Rules for the MA Audit Pending Batch Process

The MA Audit Pending batch process creates new MA Audit Information records for all Mass Appraisal records that:

  • Match the Selection Criteria
  • Do not have a current MA Audit Information recording with Frozen ID 0
  • Are in the Fiscal Year selected

Creating Mass Appraisal Audits

You can use the Mass Appraisal Pending and Mass Appraisal Finalized batch processes, as follows, in order to facilitate the Mass Appraisal audit procedure. None of these steps are required.

Step 1
Receive the requirement to create a number of Mass Appraisal Audit Information records on parcels within any of the following:
  • A Saved Dataset
  • A Jurisdiction and Neighborhood
  • A Range of Tax Map Numbers
Step 2
Run the Mass Appraisal Audit Pending batch process in order to create Mass Appraisal Audit Information records.:
Result
The MA Audit Pending batch process updates the following fields on the MA Audit Information form:
Status: Sets the Status field to Pending.
Frozen ID: Sets the Frozen ID to 0. This indicates that the record is current and modifications can be made.
It updates the following fields on the user form as selected on the batch process form.
  • Entry Date
  • Appraiser
  • Entry Code
  • Source Code
  • Activity Code
  • Audit Reason Code
The record can be modified or deleted at this point.
Step 3
Perform audits on the parcels, update the Audit Information records, and set the Status field to Finalized.
Step 4
Run the MA Audit Finalized batch process in order to create a number of Mass Appraisal Audit Information records for parcels within any of the following:
Result
The MA Audit Finalized batch process updates the following fields on the MA Audit Information form:
  • Status: Sets the Status field to Finalized.
  • Value Finalized: Selects the Value Finalized check box.
  • Frozen ID: The Frozen ID is set to a value starting with -2. This is updated for each audit performed/
Updates the following field as selected on the batch process form.
Entry Code
The record is frozen and cannot be modified, unless the user is granted the required access permissions. Typically, only supervisors have access to modify frozen records.

Defining the MA Audit Pending Batch Process

There are no special requirements for the MA Audit Pending batch process. It is set up as any other batch process in Govern OpenForms. You can create as many MA Audit Pending batch processes as required.

To configure the batch process:

  1. Launch GNA.
  2. Select Editors > Batch Process Definition Editor.
  3. Select 101-ma-bp-007 – MA – Audit Pending.
  4. Enter a Code, Short, and Long Description in order to uniquely identify the batch process.
  5. Select the Transaction tab.
    The Transaction Type and Transaction Mode can be set to any value, depending on how you want to run the batch process. Refer to the Govern Batch Scheduler guide for details.
  6. Complete the other parameters as required by your organization.
  7. Click Save.

Adding the MA Audit Pending Batch Process to a Profile

In order to use the batch process in Govern OpenForms, you must add it to at least one Profile. You can add it to multiple Profiles.

To add the batch process to a Profile:

  1. Launch GNA.
  2. Select Editors > Profile Editor.
  3. Select the Profile that you want to use.
  4. Select the Links tab.
  5. Click Add in the Batch Process section to add open a secondary window.
  6. Select the batch process.
  7. Click Save.

Running the MA Audit Pending Batch Process

To run the batch process:
Open the Batch Program:

  1. Launch Govern.
  2. Open a Profile that contains the MA Audit Pending batch process.
  3. Open the Batch Processing Explorer.
  4. Select the Mass Appraisal Audit Pending batch process.

Complete the Parameters:

  1. Complete the Selection Criteria as follows.In the Parcels to Compute, do one of the following:
    Select All to create Pending Audit records for all parcels with Aduit records that do not have a do not have a status..
    Select Saved Dataset and select a saved dataset from the drop-down list.
  2. Select Jurisdiction and select a jurisdiction and neighborhood from the drop-down list.
  3. Select Tax Map Number and enter a range of tax map numbers.
  4. Enter the year you are associating with the Audit records in the Year parameter.
  5. Click on the calendar icon and select the date of the audit.
  6. Select the Appraiser who is responsible for the audit from the Appraiser drop-down list.
  7. Select the entry code from the drop-down list (Table: VT_USR. MAENTRY).
  8. Select the source code from the drop-down list (Table: VT_USR. MAINFSRC).
  9. Select the activity code from the drop-down list (Table: VT_USER. MAACTV).
  10. Select the reason for the audit from the Audit Reason drop-down list (Table: VT_USR.MA_AUDIT_REASON).

Run the Program

  1. Do one of the following:
    Click Run to run the batch process immediately.
    Click Schedule to run the batch process at a later time.

Viewing the MA Audit Log Files

The following information is logged and appears on the Processing tab of the MA Audit Information batch process in Govern. If you are scheduling the process to run at a later time, the information can be viewed on the Log Files in the Govern Schedule

Parameter: ReasonCode = The Reason Code selected for the batch Process.
Parameter: BatchProcessType = The name of the batch process.
Parameter: Appraiser = The name of the appraiser who is responsible for the audit.
Parameter: EntryDate = The date of the audit.
Parameter: EntryCode = The entry code selected for the Audit.
Parameter: Activity = The activity code selected for the audit.
Parameter: SourceCode = The source code selected for the audit.
Parameter: ValueFinalized = Displays True or False according to whether the Value Finalized option is selected or deslected.
Parameter: YearId = The year the audit occurred.
Parameter: IsAllParcels = Displays True or False according to whether All is selected.
Parameter: CanChooseJurisdictionNeighborhood = Displays True or False according to whether the Jurisdiction option is selected.
Parameter: Jurisdiction = Displays the code for the jurisdiction.
Parameter: Neighborhood = Displays the code for the jurisdiction and neighborhood.
Parameter: CanChooseTaxMapRange = Displays True or False according to whether the Tax Map Number options is selected.
Parameter: TaxMapStart Displays the starting tax map number in the range.
Parameter: TaxMapEnd: Displays the ending tax map number in the range.
Parameter: CanChooseSavedDatasets = Displays True or False according to whether the saved dataset option is selected.
Parameter: SavedDataset Displays the name of the Saved Dataset.
Parameter: AuditBatchID = Displays the Batch ID associated with the audit.
Parameter: MaxNumberProcess = Displays the maximum number of records processed.
Parameter: RunBatchAsync = Displays True or False according to whether the transaction type of the batch process is Synchronous or Asynchronous
Information: Parameter: TransactionMode = Displays the transaction type, such as ContinueIfOneTransactionFail
Parameter: BatchId = Displays the batch ID.

Viewing the Updated Record in Govern

Once the batch process is run, a new audit record is created with the status set to Pending for all parcel records that meet with the criteria.
To view the updated records.

  1. Launch Govern.
  2. Open a Profile that contains the MA Audit Information form.
  3. Perform a search to retrieve the required records.
  4. Select a record.
  5. Open the MA Audit Information form.
  6. Scroll to the required record.

 

 

101-ma-bp-007

 

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MA – BP Generate Audit Finalized

Mass Appraisal Generate Audit Finalized Batch Process

Release 6.1

Overview

The Mass Appraisal Audit Finalized batch process sets all Mass Appraisal Audit Information that meet the following criteria to Finalized:
The Status field of the Audit Records is set to Finalized.

The parcels are in the dataset, jurisdiction, neighborhood, or range of tax map numbers selected.

NOTE: Once records are finalized, they can no longer be modified, except with required permissions in alternate security.

Documentation

To view this information in pdf format, click on the following link:

BatchAuditFinalized.pdf

Business Rules for Finalized Records

When the Value Finalized option is selected on the MA – Audit Information form, a frozen record is automatically created. The first time the record is frozen, it is assigned Frozen ID -2. The next time, it is assigned Frozen ID -3, and so on.

Users can view frozen records by selecting the applicable year and Frozen ID in the History Panel, provided they have the required access permissions. Records from all Mass Appraisal forms can be viewed.

Access rights are required for viewing and modifying frozen records. These are defined in the OFD by selecting the Alternate type and then setting rights for the required Profile, Roles and users.

Related Information

Refer to the Govern OpenForms Designer (OFD) documentation for details.
Refer to the Mass Appraisal General Information documentation for further details on frozen records.

Prerequisites

Required Tables

The following tables are required for the Mass Appraisal Audit Pending batch process:

  • MA_APPRAISERS: This table lists the appraisers that can be selected for the audit.
  • NA_NAMES: This table lists all the name and address accounts in the deployment.
  • PC_PARCEL: This tables lists all the parcels in the deployment.
  • VT_USER.MAENTRY: This table lists the entry code that can be associated with an audit.
  • VT_USER.MA_AUDIT_REASON: This table lists the reasons for conducting the audit.
  • VT_USER.MA_AUDIT_STATUS: This table lists the Pending and Finalized status codes that are required for the audit.

Required Records

Ensure that the Mass Appraisal Audit Information records are up to date.
If you are running the process on a saved dataset, one must be created.

Related Batch Processes

The Mass Appraisal Audit Pending Batch Process is similar to the Audit Finalized batch process. It generates Mass Appraisal Audit Information records and sets the Status to Pending. These records can be modified or deleted. The finalized Audit Information records cannot be deleted, except by a user with authorized permissions.

Defining the MA Audit Information Form

The following new fields are now included in the MA Audit Information form. These are required for the MA Audit Finalized and MA Audit Pending batch processes.

Status
The Status field is automatically set to Pending when you run the MA Audit Pending batch process. In this state the form can be modified or even deleted. An appraiser can update the status field to Finalized. The MA Audit Finalized batch process selects the Finalized flag. At this point, the record can no longer be modified.
Audit Reason Code
The Audit Reason Code contains user defined values. When you run the MA Audit Pending batch process, you must select a reason code. This can be modified after the process is complete.

Creating Mass Appraisal Audits

You can use the Mass Appraisal Pending and Mass Appraisal Finalized batch processes, as follows, in order to facilitate the Mass Appraisal audit procedure.
Step 1
Receive the requirement to create a number of Mass Appraisal Audits.
Step 2
Run the Mass Appraisal Audit Pending batch process in order to create Mass Appraisal Audit Information records for parcels within any of the following:

  • A Saved Dataset
  • A Jurisdiction and Neighborhood
  • A Range of Tax Map Numbers

Result
The MA Audit Pending batch process updates the following fields on the MA Audit Information form:
Status: Sets the Status field to Pending.
Frozen ID: Sets the Frozen ID to 0. This indicates that the record is current and modifications can be made.
Sets the following fields as selected on the batch process form.

  • Entry Date
  • Appraiser
  • Entry Code
  • Source Code
  • Activity Code
  • Audit Reason Code

The record can be modified or deleted at this point.
Step 3
Perform audits on the parcels, update the Audit Information records, and set the Status field to Finalized.
Step 4
Run the MA Audit Finalized batch process in order to create a number of Mass Appraisal Audit Information records for parcels within any of the following:

  • A Saved Dataset
  • A Jurisdiction and Neighborhood
  • A Range of Tax Map Numbers

Result
The MA Audit Finalized batch process updates the following fields on the MA Audit Information form:
Status: Sets the Status field to Finalized.
Value Finalized: Selects the Value Finalized check box.
Frozen ID: The Frozen ID is set to a value starting with -2. This is updated for each audit performed/
Updates the following field as selected on the batch process form.
Entry Code
The record is frozen and cannot be modified, unless the user is granted the required access permissions. Typically, only supervisors have access to modify frozen records.

Defining the MA Audit Finalized Batch Process

There are no special requirements for the MA Audit Finalized batch process. It is set up as any other batch process in Govern OpenForms. You can create as many MA Audit Finalized batch processes as required.
To definethe batch process:

  1. Launch GNA.
  2. Select Editors > Batch Process Definition Editor.
  3. Select 101-ma-bp-008 > MA – Audit Finalized.
  4. Enter a Code, Short, and Long Description in order to uniquely identify the batch process.
  5. Select the Transaction tab.
  6. The Transaction Type and Transaction Mode can be set to any value, depending on how you want to run the batch process. Refer to the Govern Batch Scheduler guide for details.
  7. Complete the other parameters as required by your organization.
  8. Click Save.

Adding the MA Audit Finalized Batch Process to a Profile

In order to use the batch process in Govern OpenForms, you must add it to at least one Profile. You can add it to multiple Profiles.
To add the batch process to a Profile:

  1. Launch GNA.
  2. Select Editors > Profile Editor.
  3. Select the Profile that you want to use.
  4. Select the Links tab.
  5. Click Add in the Batch Process section to add open a secondary window.
  6. Select the batch process.
  7. Click Save.

Before Running the MA Audit Finalized Batch Process

Ensure that all MA Audit Information records are up to date in the dataset, jurisdiction and neighborhood, or range of tax map numbers that are selected.
To view the updated records.

  1. Launch Govern.
  2. Open a Profile that contains the MA Audit Information form.
  3. Perform a search to retrieve the required records.
  4. Select a record.
  5. Open the MA Audit Information form.
  6. Scroll to the required record.
  7. Ensure the following:
    The Status field is set to Finalized.
    The Finalized option is deselected.

The MA Audit Information record can still be modified at this point.

Running the MA Audit Finalized Batch Process

To run the batch process:

  1. Launch Govern.
  2. Open a Profile that contains the MA Audit Finalized batch process.
  3. Open the Batch Processing Explorer.
  4. Select the Mass Appraisal Audit Finalized batch process.
  5. Complete the Selection Criteria as follows.
    In the Parcels Selection section, do one of the following:
    Select All to create Pending Audit records for all parcels that do not have Audit records for the selected year.
    Select Saved Dataset and select a saved dataset from the drop-down list.
    Select Jurisdiction and select a jurisdiction and neighborhood from the drop-down lists.
    The jurisdictions and neighborhoods are year-based.
    Ensure that the correct year is entered in the Year field.
  6. Select Tax Map Number and enter a range of tax map numbers.
  7. Enter the year you are associating with the Audit records in the Year parameter.
  8. Select the entry code from the drop-down list (Table: VT_USR. MAENTRY).
  9. Click Save.

Viewing the MA Audit Finalized Log Files

The following information is logged and appears on the Processing tab of the MA Audit Finalized batch process in Govern. If you are scheduling the process to run at a later time, the information can be viewed on the Log Files of the Govern Scheduler.

Information: Starting Time: Displays the starting of the batch process
Parameter: UserId = Displays the name of the user who ran the process.
Parameter: BatchId = Displays the batch ID.
Information: Parameter: TransactionMode = Displays the transaction type, such as RollBackIfOneTransactionFails
Parameter: RunBatchAsync = Displays True or False according to whether the transaction type of the batch process is Synchronous or Asynchronous
Parameter: MaxNumberProcess = Displays the maximum number of records processed.
Parameter: AuditBatchID = Displays the Batch ID associated with the audit.
Parameter: SavedDataset Displays the name of the Saved Dataset.
Parameter: CanChooseSavedDatasets = Displays True or False according to whether the saved dataset option is selected.
Parameter: TaxMapStart Displays the starting tax map number in the range.
Parameter: TaxMapEnd: Displays the ending tax map number in the range.
Parameter: CanChooseTaxMapRange = Displays True or False according to whether the Tax Map Number options is selected.
Parameter: Jurisdiction = Displays the code for the jurisdiction.
Parameter: Neighborhood = Displays the code for the jurisdiction and neighborhood.
Parameter: CanChooseJurisdictionNeighborhood = Displays True or False according to whether the Jurisdiction option is selected.
Parameter: IsAllParcels = Displays True or False according to whether All is selected.
Parameter: YearId = The year the audit occurred.
Parameter: ValueFinalized = Displays True to indicate that the Value Finalized option is selected.
Parameter: EntryCode = The entry code selected for the Audit.
Parameter: EntryDate = The date of the audit.
Statistics: Total Records To Process = Displays the number of records in the batch.
Information: Statistics: Total Records Processed = Displays the total number of records processed.
Ending Time: Displays the time the batch process ended.

Viewing the Updated Record in Govern

Once the batch process is run, a new audit record is created with the status set to Pending for all parcel records that meet with the criteria.
To view the updated records.

  1. Launch Govern.
  2. Open a Profile that contains the MA Audit Information form.
  3. Perform a search to retrieve the required records.
  4. Select a record.
  5. Open the MA Audit Information form.
  6. Scroll to the required record.

 

 

101-ma-bp-008

 

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