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Mecklenburg County Assessor's Office Uniform Schedule of Values, Standards and Rules 2019

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Mecklenburg County Assessor's Office Uniform Schedule of Values, Standards and Rules 2019 MECKLENBURG COUNTY ASSESSOR’S OFFICE UNIFORM SCHEDULE OF VALUES, STANDARDS AND RULES 2019 LIVE WORK RECREATE 700 East Stonewall St. P.O. Box 36819 Charlotte, North Carolina 28202 704-336-4600 Table of Contents Chapter 1: Introduction to Property Assessment .................................................................... 5 1 Purpose of Real Property Assessment ................................................................................. 5 2 Statutory Requirements ....................................................................................................... 6 Chapter 2: Sales Utilization and Fair Market Value ............................................................... 24 1 Meeting Legislative Requirements .................................................................................... 24 2 Steps in Sales Qualification ................................................................................................ 24 3 Evaluating Sales.................................................................................................................. 36 4 Use of Sales Analysis Reports in the Qualification Process ............................................... 37 5 Statements Regarding Intangible Assets ........................................................................... 38 Chapter 3: Land Records Procedures .................................................................................... 40 1 Definition of a Parcel.......................................................................................................... 40 2 Citing Ownership ................................................................................................................ 41 3 Intent of a Deed ................................................................................................................. 42 4 Property Mapping Basics ................................................................................................... 42 5 GIS Procedures and Data Entry Standards ......................................................................... 44 Chapter 4: Land Appraisal Procedures .................................................................................. 50 1 Land Appraisal Procedures ................................................................................................ 50 2 Rural Residential ................................................................................................................ 52 3 The Base Price Method ...................................................................................................... 53 4 Land Data Entry (AssessPro) .............................................................................................. 57 5 Definitions of Land Classifications ..................................................................................... 70 6 Present-Use Value .............................................................................................................. 71 7 Common Open Space Procedures ..................................................................................... 74 8 Pricing Guidelines............................................................................................................... 75 9 Air Rights, Subterranean Rights, and Commercial Real Estate Development ................... 77 Chapter 5: Data Collection Procedures in the Field ............................................................... 79 1 Types of Data Collection .................................................................................................... 79 2 Data Collection Procedures in the Field............................................................................. 81 3 Quality Control Measures .................................................................................................. 95 Chapter 6: Field Data Collection Form: Instrument Completion ............................................ 97 1 Field Data Collection Form ................................................................................................. 97 2 Instructions – General Elements ...................................................................................... 103 3 Instructions – Structural Elements................................................................................... 106 4 Instructions – Depreciation/Remodel Elements .............................................................. 120 5 Instructions – Condominium Elements ............................................................................ 123 6 Instructions – Permit Information ................................................................................... 125 7 Instructions – Special Features/Yard Items (SFYI) ........................................................... 125 8 SketchPro Summary ......................................................................................................... 130 Chapter 7: Calculation of System Values: AssessPro Calculations, Patriot Properties .......... 134 1 Land Calculation ............................................................................................................... 134 2 Special Land Calculation .................................................................................................. 138 3 Building Calculation ......................................................................................................... 140 4 Special Features and Yard Items (SFYI) Calculation ......................................................... 147 5 Calculate Total Assessed Value ........................................................................................ 149 Chapter 8: Income Property Valuation ............................................................................... 152 1 The Income Approach to Value ....................................................................................... 152 2 Commercial Data Study ................................................................................................... 162 3 Mecklenburg County Commercial Data Analysis ............................................................. 164 4 The Income Approach in AssessPro ................................................................................. 167 Chapter 9: Valuation of Special Properties ......................................................................... 179 1 Mobile Home Parks .......................................................................................................... 179 2 Golf Courses ..................................................................................................................... 181 3 Cemeteries ....................................................................................................................... 183 4 Mining Properties ............................................................................................................ 185 Chapter 10: Statistics and the Appraisal Process ................................................................ 187 1 Measures of Ratio ............................................................................................................ 187 2 Josh Myers Valuation Services ......................................................................................... 190 3 Spatialest Valuations ........................................................................................................ 192 Chapter 11: Codes and Conventions ................................................................................... 199 1 Parcel Number Conventions ............................................................................................ 199 2 Building Groups ................................................................................................................ 200 3 Building Type Codes and Base Rates ............................................................................... 230 4 Depreciation Schedules ................................................................................................... 235 5 Sub Area Factors .............................................................................................................. 244 Chapter 12: Special Features / Yard Items .......................................................................... 247 Chapter 13: Uniform Schedule of Values, Standards and Rules Conclusion ......................... 255 Appendix ........................................................................................................................... 256 1 Definitions of Building Improvement Codes .................................................................... 256 2019 SOV | 3 2 Construction Details ......................................................................................................... 277 3 Quality Adjustments ........................................................................................................ 288 4 Depreciation ..................................................................................................................... 296 5 Miscellaneous .................................................................................................................. 298 6 Code Appendix ................................................................................................................. 299 7 IAAO Appraisal Principles ................................................................................................. 301 Bidencope & Associates-Commercial Data Study 2019 SOV | 4 Chapter 1 – Introduction to Property
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