Appraising Buildings Powerpoint
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Transcript Appraising Buildings Powerpoint
Appraising Buildings
ISU – Economics 364X
Tim Janssen
Appraiser
Farm Credit Services of America
Introductions
Name
Where you’re from (city, county)
Whether or not you grew up on a farm
What kind of operation (grain, livestock, etc.)
Objectives
Understanding the inspection process
Types of data to be collected during the
inspection process
Ability to describe the physical
characteristics of the improvements
Ability to identify functional and external
depreciation issues
Identify factors used to estimate RCNs
Preparing for the Inspection
Know what you’re going to see before
you go
Have a list of questions before going out
Assessor’s sheet
Plans, specs, costs on newer construction
Aerial
Soil Map
Information to be Collected
Building Description
Assess Condition
(Effective Age/Remaining Economic Life)
Size/Capacity
Functional Depreciation Issues
External Depreciation Issues
Dwellings
Description
◦ Types - ranch, multi-story, log, manufactured vs.
modular, contemporary
◦ Construction Materials
◦ Interior Features - bedrooms, bathrooms, kitchen
built ins, basement finish, walk-out, fireplaces, floor
coverings, quality, etc.
◦ HVAC System - forced hot air, geo-thermal
◦ Water Source - rural water or well
◦ Septic - tank and laterals or public sewer
Dwellings
Size - Square Feet of Living Space
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Above Grade vs. Below Grade
Use outside measurements
Ceiling Height - must be at least 5 feet
Porches/Decks - open, 3 season vs. 4 season room
Bay Windows
Basement Finish - not included in square feet
calculation
Dwellings
Functional Depreciation Issues
◦ Floor Plan and Design
◦ Garage – number of cars, attached, detached, built-in,
basement
◦ Bathroom on second level
◦ Superadequate Features - pool, jet tub?, basketball
court, theatre room?, quality or size above
neighborhood standards, etc.
Dwellings
External Depreciation Issues
◦ Locational Issues - next to livestock confinement
buildings, gravel vs. paved road, distance to off-farm
employment, etc.
◦ Contemporary Designs
◦ Superadequate for area or economic
conditions
◦ Economic Considerations - unemployment rates,
interest rates, etc.
Dwellings
RCN Guidelines
◦ Varies greatly depending on size and design
◦ Basic ranch style: $125-175 per square foot
◦ Multi story dwellings typically cost less per
square foot
◦ Log and contemporary designs can cost
significantly more on a per square foot basis
Machine Sheds and Shops
Size - square feet based on outside dimensions
Height to Eaves
Features
◦ Construction - pole vs. wood frame, siding and
roof materials
◦ Interior features - concrete floor, insulation, heat,
interior wall finish, floor drains, etc.
◦ Door size and type - sliding, overhead, bi-fold
◦ Brand or Builder
Machine Sheds and Shops
Functional and External Issues
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Eave height may limit size of machinery
Dimensions may limit size of machinery
Superadequacy
Small acreage wouldn’t need a high end shop
Machine Sheds and Shops
RCN Guidelines - Machine Sheds
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4000 SF or less: $8.00-11.00/sf.
4000 SF or more: $7.00-9.00/sf.
Height to eave: 14’-18’
Concrete floor: $4.00-5.00/sf.
Insulation: $1.50-3.00/sf.
Basic electrical: $0.50-1.00/sf.
Overhead doors: $2000-10,000/ea.
Machine Sheds and Shops
RCN Guidelines - Shops
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1600 SF or less: $25.00-35.00/sf.
1600-10,000 SF or more: $20.00-30.00/sf.
Height to eave: 16’+/Heaters: $3.00-6.00/sf.
Radiant in-floor heat: $4.00-6.00/sf.
Bathroom plumbing: $4.00-10.00/sf.
Low cost office: $2.00-5.00/sf.
Grain Storage - Bins
Size/Capacity
◦ Normally measured in bushels
Diameter squared X height X 0.628
Formula does not include ‘peaking’
Features
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Dryer
Aeration floor/fans
Stirator
Unloading auger
Ladder
Grain Storage - Bins
RCN Guidelines
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10,000 to 20,000 bushels: $2.00-2.60/bushel
20,000 to 60,000 bushels: $1.50-2.25/bushel
60,000+ bushels: $1.25-1.75/bushel
Drying bins: +$0.20-0.80/bushel for burners,
controls, stirators, stiffeners, and spreaders
Grain Storage - Handling
Grain Leg
◦ Bushels per hour
◦ Height
◦ Drops
Dryers
◦ Bushels per hour
Hogs - Finishing
Size/Capacity
◦ Building Size - measured in square feet or head
◦ Capacity - 7.5+/- square feet of usable pen space
per head (doesn’t include offices & alleys)
Building Features and Designs
◦ Modern - double curtains, fully slatted, climate
controlled, natural or tunnel ventilation
◦ Old Designs - open front, modified open front,
“Cargill” finishers
Hogs - Finishing
Condition Issues
◦ Economic Life: 25 years
Finishing vs. Wean/Finishing Contracts
◦ Finishing: $28-36/pig space
◦ Wean/Finishing: $34-42/pig space
◦ Terms: 5-7 years but had been 10 years
External Depreciation Issues
◦ Hog prices
◦ Availability of grower contracts
Hogs - Finishing
RCN Guidelines
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Finishing: $205-220/pig space
Wean/Finishing: $215-230/pig space
Brooders/Feed Mats: $5-8/pig space
Generators and compost facilities would add
to cost
◦ Offices and showering facilities can add to
cost
Hogs - Farrowing
Size/Capacity
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Normally measured in # of sows
6.0 to 6.5 Sows per farrowing crate
Gestation crates
Holding pens
Gilt development/isolation space
Hogs - Farrowing
Functional Issues
◦ Adequate gestation space
◦ Adequate sow movement/holding space
◦ Adequate gilt isolation and development
space
◦ Sow flow
External Issues
◦ Feeder pig and market hog prices
◦ Environmental regulations, permitting, interest
rates, etc.
Hogs - Farrowing
RCN Guidelines
◦ $1200 to 2000 per sow
◦ Factors Affecting RCN
Office facilities
Developer facilities
Gestation type - pen vs. crate
Hogs - Nursery
Size/Capacity
◦ Measured in pig spaces
◦ 3.0-4.0 square feet per head
Functional Issues
◦ Separate site for bio-security
External Issues
◦ Feeder and market hog prices, demand for
feeder pigs, availability of contracts, etc.
Hogs - Nursery
RCN Guidelines
◦ $150 to $200 per pig space
◦ $30 to $45 per square foot
Cattle – Feedlots & Confinements
Size/Capacity
◦ Square feet per head
Confinement
40 sf/head for solid floor
25 sf/head for slatted floors over pits
Open lot
225 sf/head
◦ Bunk space per head
Confinement: 10” per head
Open lot: 12” per head
Cattle - Feedlots & Confinements
RCN Guidelines
◦ Open Lot: $225-275/head
◦ Confinements:
Solid Floor: $10-15/sf. or $500-700/head
Slatted Floors & Pit: $21+/sf. or $1000+/head
Other Considerations
◦ Add $125-275 per head for feedmill, grain
storage, commodity shed, processing building, etc.
◦ Capacity can be limited by permits and manure
storage
Cattle - Feedlots & Confinements
Functional Issues
◦ Bunk space vs. lot space
◦ Feed storage, mixing, and handling system
◦ Manure storage and handling system (settling
basin)
◦ Receiving/working/shipping facilities
External Issues
◦ Cattle prices
◦ Feed prices
◦ Environmental regulations
Poultry – Laying Hens
Size/Capacity
◦ Stacked Cages: 53-80 sq. in./bird
(67 sq. in. per bird is fairly typical)
◦ Cage Free
Construction and Design
◦ Hi-Rise vs. Stacked
◦ Egg Processing - packer, grader, breaker
◦ Manure Storage and Handling
Poultry – Laying Hens
RCNs
◦ Pullet Barns: $10-12/bird
◦ Layer Barns: $15-20/bird for standard cage design
◦ Packing, breaking, and grading facilities can add
significantly to the cost
Poultry – Laying Hens
Functional Depreciation Issues
◦ Processing building and equipment ‘right sized’
for the number of layers
External Depreciation Issues
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Feed Costs
Egg Prices
Availability of Contracts
Customer Preferences - cage-free vs. cages, liquid
egg vs. table eggs, etc.
Poultry - Turkeys
Size/Capacity
◦ Brooder: 0-5 lbs., 0.6-0.7 sf/bird
◦ Finish Light Birds: 20-25 lbs, 3.0-3.5 sf./bird
◦ Finish Heavy Birds: 30-40 lbs, 3.5+ sf/bird
Construction and Design
RCNs
◦ Brooders: $13.00-18.00/sf.
◦ Finishers: $9.00-13.00/sf.
Poultry - Turkeys
Functional Depreciation Issues
◦ Brooder space vs. finish space
◦ Brooders turn every 4.5-5.5 weeks vs.
finishers turn every 15-19 weeks
◦ Brooding and finishing on same site
External Depreciation Issues
◦ Long-term grower contract available?
◦ Location to nearest packing plant
◦ Location relative to neighboring buildings and
livestock facilities (bio-security)
Other Considerations
Some buildings don’t contribute any
significant value (corn cribs, old barns, etc.)
Permits
Wind Turbines
Underground Storage Tanks
Bio-security issues relating to location of
livestock facilities
Objectives Reviewed
Understanding the inspection process
Types of data to be collected during the
inspection process
Ability to describe the physical
characteristics of the improvements
Ability to identify functional and external
depreciation issues
Identify factors used to estimate RCNs
Conclusions and Wrap Up
Questions regarding inspections
Questions regarding appraisal profession
Appraiser Gift Bag
Contact Information
[email protected]
Office Phone: 641-792-9403
THANK YOU!!!