By RICHARD HEYN, SRA and DAWN MOLITOR-GENNRICH, SRA
A client recently contacted us with questions on how to report a tandem garage on the 1004 form, using UAD reporting conventions. The question was accompanied with a request to add additional abbreviations for reporting this type of garage.
To be sure we are all on the same page, let’s define what we mean by a tandem garage. It’s easiest done by illustration.
As you see, a tandem garage is more than one vehicle in depth and you may have to move one car to get another car in or out.
Obviously, a tandem garage has diminished utility compared to a traditional garage and is generally less desirable and less valuable. Tandem garages are often found in densely-populated areas where garage space in any form is at a premium. Determining the value of a tandem garage is, therefore, market-specific and developing an adjustment for tandem versus traditional is no different than developing any other. But that topic is beyond the scope of this short blog.
What we do want to address is how to report a tandem garage within the confines of the UAD requirements. Personally, you may feel like a three-car tandem garage is really more like a two-car garage with extra storage, but that’s immaterial to how it is reported under the UAD requirements.
For assignments outside of the UAD confines, you can pretty much call it what you want as long as you are clear about it and avoid misleading your intended user(s). But for all of us working under the UAD specs, it’s a different story.
While you may not agree with all the UAD reporting requirements, it actually makes things pretty simple.
In the most current version of Appendix D, the Field-Specific Standardization Requirements it states: “If the subject property has a driveway, garage, and/or carport, the appraiser must enter the number of spaces for each type of car storage; if not, enter the numeral zero (0).”
So in the illustration above, the "number of spaces" to report is three, or in other words, you are reporting the garage like you would a traditional three-car garage. In the sales comparison grid, Appendix D is very specific as to the reporting format:
The appraiser should utilize the below abbreviations, in the order that they are listed, preceded by the number of parking spaces without spaces or delimiters.
If there is no off-street parking, the appraiser should enter “None”. The appraiser may include all parking types if all types are present. If all types are not present, only the appropriate abbreviations should be included.
Note the requirement that “only the appropriate abbreviations should be included” (applies to single-unit properties and not condominium properties). This means that abbreviations other than those on the list are not permitted, so you can’t just add something like “tndm” to the list.
To solve this issue under the UAD requirements we’d like to offer up two options.
The first option is to make the adjustment on the Garage/Carport line in the sales comparison grid and explain in the Comments section why the adjustment was made.
The second option is to use one of the three blank lines at the bottom of the sales comparison gird. In the far left column titled, “Features” enter “Garage Type.” In each of the comparable columns titled, “Description” enter, for example “Traditional” or “Tandem” and explain in the Comments section why the adjustment was made.
Although the UAD abbreviations and requirements might not perfectly fit every issue you come across as an appraiser, both options are acceptable under the UAD requirements and will logically fit the bill. If you include a clear description with an explanation, it should allow the client to understand the report and not be misled.
We hope you found this “workaround” useful, and if all this garage talk has you thinking about cars in general, here’s a couple of links for you. The first is to Hot Rod Magazine’s List of 25 Best Car Songs of All Time. The second is to our favorite car song, meant to be played loud, check it out.