Can you bracket it with a home that is over 3378 sq.ft?

No, I couldn't bracket with a larger home because then I would have to go to 3,800+ sq.ft which then would be a different room count plus those are not on the mountain preserve whereas the subject is. I had one model match each for list and sold comp, one had 3.5 bathrooms, the other had 4.5 bathrooms (according to MLS). These were semi-custom homes. The BPO was an exterior and the bathroom and bedroom count was estimated.

I don't know, I seem to remember from NABPOP that you don't need an explanation as long as the difference for a property that size is under 300 sq.ft. I have just never gotten anything kicked back for a 200 sq.ft difference or bedroom difference if the room count is the same for all comps. I don't know about other areas but here it makes no difference in pricing if it is a den/bonus room/ loft or a bedroom.

Plus they only give you a few lines of broker comments anyway and I use that space to talk about market conditions. It drives me batty that they want explanations for everything but they don't give you enough room to comment. And when you state that there is only a few lines that I can put into comments, I am told I can always email it. Who the heck am I emailing it to if I don't know who is doing the QC?? Sheesh!!!

I guess my point is, that I don't see how a 200 sq.ft difference and same room count is not similar.

Vermont - LOL about "would you prefer that I cease using MLS altogether"? I have to remember that one :-)

Ummmm, according to my calculator, the difference is $35,000.

They are asking you to explain why, after 6 months, your value for the property is $35,000 more. You need to justify the difference by directing them to the comps you used that are similar at that price or very near it, or getting a copy of the prior bpo and showing how the comps that one has are inadequate for the subject property.

Shannon, I am well aware of what they want and so forth. But their request was awkwardly worded. This was an extremely oddball property...5,040 total GLA of which 1,900 was living space and the rest classified as "other storage" on 29.4 acres in the middle of nowhere. Public records describe it as though it is a commercial property, and no room counts are given. It appears to have been living space carved out of a warehouse. Given that there is so little information about the subject in tax records, that there is no MLS history describing room counts or other features, I would expect a large variance in opinions about its value. I made extensive notes in the report regarding this. I was just being a smarta$$ above.

Their comment makes it appear that you were responsible for "both" the $152,000 Valuation AND the $187,000; e.g. the words ". . . wherin [sic] you have stated . . ."

But you (neudot) only did the most recent, right ?

I only did the most recent one. It appears from looking at FARVV's list of priors, a few other souls have tackled it, and perhaps one did not complete the assignment at all!

It's a hard line. Regarding the zillow/trulia comps, we have several clients out there that will send back your report stating they have better comps so it's become standard to check first so they can note the report that they checked secondary sources and confirmed there was no better comparables available.

See when the client sends back a report it effects everyone (agent, Mill, QC'r) even if it is not a valid return. QC doesn't get to make the rules, they have to go by what the clients request as well.

J~

P.S - I myself am having a very hard QC night (from the dark side) I have missing photos, bad data, basements counted as sq ft, Roofs with tarps that agents have noted as 'Good' condition properties, Comps 20 miles from a subject with no reason why in Miami of all places ect... And while I know there is good agents out there that get silly QC notices that should never be sent.. I also know there are agents looking at my QC notices saying to themselves 'I don't get it... why is this being returned? It's still in good condition except for the roof, missing appliances, mold in basement and the closets being punched through to the other room'

So I just want to say for everyone on this forum that I've had the pleasure to talk to and do a good job on their BPO's, Thank you very much. You are the ones that I truly appreciate after a night like this.

Heck, I got one yesterday stating they needed to know why my value was less than the sale price in 2005.

My response - "I guess your automated system does not read the newspapers or work in the real estate industry. Values have been dropping for the past 4 years in this market as has been documented in many, many places"

I really sent that back because this was a very infrequent client and I really don't care if they ever contact me again.

I had one bank tell me that a horse boarding facility was a SFR. I took pics of the only thing on the property (horse stalls) along with the sign that said xyz horse boarding and sent them aerial of the property showning them that that was the only building and the tax record. They still insisted it was a SFR. I finally when back and got permission frome the boarding facility to take a picture of some horse s**t and sent that to them. I never heard another word but they keep sending me bpos

no trash out estimate for the horse poo?

Yuk! This is one I would have avoided!

Some QC people are not even thinking before they send out QC requests. The QC'er wanted me to check on comps from a previous BPO because they were closer in proximity, despite the fact that all of my comps were within 1 mile except one of them which was 1.7 miles. My value appeared to be the same or close to the value of the previous BPO, so there really shouldn't have been any need to question the report anyway. However, when I checked out the sales comps that he gave me, there were from June and July... of LAST year. The comps were way over 6 months old and over a year old and couldn't even be considered at all for sales comps.

Just got this from I Am Stupid.
I especially like the at the end.
I also like the "we really need" part. Well go ahead then.

Comments: sales concessions need to be a downwards adjustment, gla adjustments are too high they need to be about 30-50% of the average price per sq ft of the sold comps used and we really need to find at least one sold comp that is closer to subject gla even if it means further travel Please make requested corrections and resubmit asap, this is due to the client, I need it by 11AM MST today or it will be reassigned and unfortunately you will not be paid for the work done thus far and your file will be noted negatively-thanks

Maybe the QC guy likes giving bad news - enjoys it really - so he put the smiley face. Doesn't matter how you look at it - its kinda creepy.