Plan Review Details - Permit 20020332
Plan Review Stops For Permit 20020332
Review Stop I INCOMING/PROCESSING
Rev No 1 Status N Date 2020-02-10 Cont ID  
Sent By cthroop Date 2020-02-10 Time 16:28 Rev Time 0.00
Received By cthroop Date 2020-02-10 Time 09:11 Sent To  
Notes
***NONE***
Review Stop NFIP NFIP REVIEW ACTIVITY
Rev No 3 Status F Date 2020-03-18 Cont ID  
Sent By cthroop Date 2020-03-18 Time 16:47 Rev Time 0.00
Received By cthroop Date 2020-03-12 Time 07:09 Sent To  
Notes
2020-03-12 11:51:31NFIP REVIEW = APPRAISAL
  
 ADDRESS: 103 ELWA PL PERMIT # 20020332
  
 APPRAISAL TYPE = SINGLE FAMILY RESIDENTIAL
  
 VALUE METHODOLOGY = COST APPROACH
  
 APPRAISAL # 19351K1 APPRAISAL DATE = 06/15/2019
  
 CODES IN EFFECT:
 2017 FLORIDA BUILDING CODE, 6TH EDITION W/2017 WEST
 PALM BEACH AMENDMENTS TO THE FLORIDA BUILDING CODE,
 CHAPTER 1 ADMINISTRATION
 FBC RE = FLORIDA RESIDENTIAL CODE 6TH EDITION 2017
 CITY OF WEST PALM BEACH ORDINANCE NO. 4729-17
 FEMA P-758 SI/SD DESK REFERENCE
 THE UNIFORM STANDARDS OF PROFESSIONAL APPRAISAL
 PRACTICE (USPAP)
  
 CHRISTOPHER S. THROOP, C.B.O.
 BUILDING PLANS EXAMINER, PX3169
 1&2 FAMILY PLANS EXAMINER, SFP306
 CONSTRUCTION SERVICES DIVISION
 TEL: 561-805-6726
 FAX: 561-805-6676
 E-MAIL: [email protected]
  
 3RD REVIEW
  
 RESULTS: DENIED
  
 YOUR SUBMITTAL IS DEFICIENT FOR THE REASONS LISTED
 BELOW.
  
 PREVIOUS COMMENTS THAT HAVE BEEN ADDRESSED
 SATISFACTORILY ARE MARKED AS CORRECTED. PREVIOUS
 COMMENTS THAT HAVE NOT BEEN ADDRESSED SATISFACTORILY
 HAVE ADDITIONAL COMMENTS IN PARENTHESES.
 ANY NEW COMMENT WILL BE LISTED AFTER PREVIOUS COMMENTS.
  
 1. LOCAL FLOODPLAIN MANAGER SHALL BE LISTED AS AN
 INTENDED USER. (ADD TITLE - LOCAL FLOODPLAIN MANAGER -
 AFTER ROBERT BROWN)
  
 2. VALUE DEFINITION SOURCE CITED - COST APPROACH. -
 CORRECTED
  
  
 3. VALUE METHODOLOGY - COST APPROACH - CORRECTED
  
 4. REPLACEMENT COST ESTIMATE - CORRECTED
  
 5. CONTRACTOR SHALL SUBMIT A DETAILED COST ESTIMATE.
 (NOT CORRECTED) (SENT CONTRACTOR 2ND E-MAIL)
  
 6. PHYSICAL DETERIORATION - (NEW PERCENTAGE SET AT
 14.29%)
 (APPRAISAL SETS DEPRECIATION RATE BASED ON AGE/LIFE
 METHODOLOGY WITH ECONOMIC LIFE CALCULATED TO BE 70
 YEARS AND EFFECTIVE AGE AT 10 YEARS - 10/70 = 14.29%)
  
 (I BELIEVE THIS IS INCORRECT - SEE BELOW)
  
 TOTAL COST NEW IS $664,905 (RS MEANS)
  
 (APPRAISAL DATE IS 2019) (STRUCTURE WAS BUILT IN 1964)
 (2019-1964=55) (EFFECTIVE LIFE IS 15 YEARS) (70-55=15)
 (DEPRECIATION RATE IS 21.43%) (15/70= 21.43%)
 (ACCRUED DEPRECIATION IS $142,489 ($664,905 X 0.2143)
 (DEPRECIATED VALUE IS $522,416 ($664,905 - $142,489)
  
  
 CALCULATIONS SECTION
  
 (PHYSICAL DETERIORATION SHOULD BE 21.43% ($142,489)
 (TOTAL ACCRUED DEPRECIATION SHOULD BE $142,489)
 (DEPRECIATED VALUE OF BUILDING SHOULD BE 522,416)
 (DEPRECIATED VALUE OF IMPROVEMENTS SHOULD BE $522,416)
  
  
 ANALYSIS/COMMENTS SECTION
  
 AGE/LIFE METHOD USED TO ESTABLISH DEPRECIATION RATE
 THE TOTAL ECONOMIC LIFE IS 70 YEARS
 THE PERCENTAGE ECONOMIC LIFE IS 21.43% (15/70)
 THE DOLLAR DEPRECIATION IS $142,489 ($664,905 * 15/70)
  
  
 SUMMARY OF COST SECTION
  
 IMPROVEMENTS VALUE - $522,416
 TOTAL VALUE INDICDATED BY THE COST APPROACH - $522,416
 VALUE ESTIMATE - $522,416
 TOTAL VALUE - COST APPROACH - REAL ESTATE - $522,416
 ROUNDED - $522,000
  
  
 7. COST SOURCE - CORRECTED
  
  
  
  
  
  
  
  
  
Review Stop NFIP NFIP REVIEW ACTIVITY
Rev No 2 Status F Date 2020-03-02 Cont ID  
Sent By cthroop Date 2020-03-02 Time 09:45 Rev Time 0.00
Received By cthroop Date 2020-02-28 Time 09:44 Sent To I
Notes
2020-03-02 09:51:22NFIP REVIEW = APPRAISAL
  
 ADDRESS: 103 ELWA PL PERMIT # 20020332
  
 APPRAISAL TYPE = SINGLE FAMILY RESIDENTIAL
  
 VALUE METHODOLOGY = COST APPROACH
  
 APPRAISAL # 19351K1 APPRAISAL DATE = 06/15/2020
  
 CODES IN EFFECT:
 2017 FLORIDA BUILDING CODE, 6TH EDITION W/2017 WEST
 PALM BEACH AMENDMENTS TO THE FLORIDA BUILDING CODE,
 CHAPTER 1 ADMINISTRATION
 FBC RE = FLORIDA RESIDENTIAL CODE 6TH EDITION 2017
 CITY OF WEST PALM BEACH ORDINANCE NO. 4729-17
 FEMA P-758 SI/SD DESK REFERENCE
 THE UNIFORM STANDARDS OF PROFESSIONAL APPRAISAL
 PRACTICE (USPAP)
  
 CHRISTOPHER S. THROOP, C.B.O.
 BUILDING PLANS EXAMINER, PX3169
 1&2 FAMILY PLANS EXAMINER, SFP306
 CONSTRUCTION SERVICES DIVISION
 TEL: 561-805-6726
 FAX: 561-805-6676
 E-MAIL: [email protected]
  
 2ND REVIEW
  
 RESULTS: DENIED
  
 YOUR SUBMITTAL IS DEFICIENT FOR THE REASONS LISTED
 BELOW.
  
 APPRAISAL PERFORMED IN ACCORDANCE WITH THE REQUIREMENTS
 OF THE UNIFORM STANDARDS OF PROFESSIONAL APPRAISAL
 PRACTICE (USPAP).
  
 1. LOCAL FLOODPLAIN MANAGER SHALL BE LISTED AS AN
 INTENDED USER.
 USPAP SR 2-2 (A) (II).
  
 NOTE: PLEASE REFERENCE PG. 6 OF 25 OF APPRAISAL FOR
 COMMENTS 2 THRU 7.
  
 2. VALUE DEFINITION SOURCE CITED - COST APPROACH.
  
 IF ACV IS ESTIMATED PER FEMA P-758 SECTION 4.5.3 THEN
 THE NFIP ACTUAL CASH VALUE DEFINITION SHOULD BE CITED.
 USPAP SR 2-2 (A) (VI).
  
 3. VALUE METHODOLOGY - COST APPROACH
  
 TOTAL COST NEW VALUE INCLUDES INDIRECT (SOFT) COST AND
 ENTREPRENEURIAL PROFIT.
 PROVIDE DOCUMENTATION SUPPORTING THE ADDITION OF THESE
 TWO COSTS.
 USPAP SR 1-1 (A),
 FEMA P-758 ACV - DEFINED PER SECTION 4.5.3
  
 4. REPLACEMENT COST ESTIMATE
  
 COST PER SQUARE FOOT HAS BEEN ESTABLISHED USING RS
 MEANS. PROVIDE SUPPORTING DOCUMENTATION.
 USPAP SR 2-2 (A) (X) (I).
  
 5. CONTRACTOR SHALL SUBMIT A DETAILED COST ESTIMATE.
  
 VALUE - CITY OF W.P.B. CHPT. 1 - SECTION 109.3.
  
 6. PHYSICAL DETERIORATION HAS BEEN ESTABLISHED AT
 12.00%.
  
 PROVIDE LOGICAL ANAYLISIS FOR DEPRECIATION.
 USPAP SR 2-2 (A) (X) (I), FEMA P-758 & FEMA P-784 CD.
  
 7. COST SOURCE - RS MEANS SQUARE FOOT COSTS - 2018, 1
 STORY LUXURY ADJUSTED FOR PROXIMITY TO INTRACOASTAL.
  
 ACV DOES NOT CONSIDER LOSS IN VALUE SIMPLY DUE TO
 OUTMODED DESIGN OR LOCATION FACTORS.
 USPAP SR 2-2 (A) (X) (I), FEMA P-758 SECTION 4.5.3
  
  
  
  
Review Stop NFIP NFIP REVIEW ACTIVITY
Rev No 1 Status F Date 2020-02-10 Cont ID  
Sent By cthroop Date 2020-02-10 Time 16:25 Rev Time 0.00
Received By cthroop Date 2020-02-10 Time 09:11 Sent To  
Notes
2020-02-10 16:28:09ADDRESS: 103 ELWA PL. MASTER PERMIT: 19060794
 SUBMITTAL: 20020332
  
 NFIP ? SI/SD APPRAISAL REVIEW
  
 CODES IN EFFECT:
 2017 FLORIDA BUILDING CODE, 6TH EDITION W/2017 WEST
 PALM BEACH AMENDMENTS TO THE FLORIDA BUILDING CODE,
 CHAPTER 1 ADMINISTRATION
 FBC RE = FLORIDA RESIDENTIAL CODE 6TH EDITION 2017
 CITY OF WEST PALM BEACH ORDINANCE NO. 4729-17
 USPAP = UNIFORM STANDARDS OF PROFESSIONAL APPRAISAL
 PRACTICE
 FEMA P-758 = SI/SD DESK REFERENCE
  
 CHRISTOPHER S. THROOP, C.B.O.
 BUILDING PLANS EXAMINER, PX3169
 1&2 FAMILY PLANS EXAMINER, SFP306
 CONSTRUCTION SERVICES DIVISION
 TEL: 561-805-6726
 FAX: 561-805-6676
 E-MAIL: [email protected]
  
 1ST REVIEW
  
 TYPE OF APPRAISAL SUBMITTED: UNIFORM RESIDENTIAL
 APPRAISAL REPORT
  
 RESULTS: DENIED
  
 THE APPRAISAL SUBMITTED FOR REVIEW IS DEFICIENT FOR THE
 REASONS LISTED BELOW.
 ADDRESS THE ATTACHED COMMENTS AND RE-SUBMIT
  
 1. REF. PG. 3 OF 6 USPAP SR 2-2 (A) (I) REQUIRES
 APPRAISERS TO REPORT THE APPRAISAL?S INTENDED USERS.
 THE INTENDED USER ON THE SUBMITTED APPRAISAL IS THE
 LENDER/CLIENT. NFIP REQUIRES THE CLIENT AND FLOODPLAIN
 MANAGER TO BE LISTED AS INTENDED USERS.
  
 2. REF. PG. 1 OF 6 USPAP SR 2-2 (A) (II) REQUIRES
 APPRAISERS TO REPORT THE APPRAISAL?S INTENDED USE. THE
 INTENDED USE OF THE SUBMITTED APPRAISAL IS TO ESTABLISH
 MARKET VALUE FOR A RESIDENTIAL MORTGAGE. NFIP REQUIRES
 APPRAISALS TO SUPPORT A BUILDING PERMIT APPLICATION
 SUBJECT TO SIGNIFICANT IMPROVEMENT/SIGNIFICANT DAMAGE
 DETERMINATION UNDER NFIP REGULATIONS.
  
 3. REF. PG. 3 OF 6 USPAP SR 2-2 (A) (V) REQUIRES
 APPRAISERS TO STATE TYPE AND DEFINITION OF VALUE AND
 CITE THE SOURCE OF THE DEFINITION. INDICATED VALUE BY
 COST APPROACH ON APPRAISAL IS $ 0.00.
  
 4. REF. APPRAISALS ATTACHED PHOTOS USPAP SR 2-1 (A)
 REQUIRES APPRAISERS TO CLEARLY AND ACCURATELY SET FORTH
 THE APPRAISAL IN A MANNER THAT IS NOT MISLEADING.
 ATTACHED PHOTOS ARE BLACK AND WHITE PHOTOCOPIES WITH NO
 DEFINITION OR CLARITY.
  
 5. USPAP SR 1-1 (A) REQUIRES APPRAISERS TO APPLY A
 METHODOLOGY CONSISTENT WITH THE INTENDED USE. THE
 SUBMITTED UNIFORM RESIDENTIAL APPRAISAL REPORT IS
 INTENDED TO ESTABLISH MARKET VALUE FOR A REAL ESTATE
 TRANSACTION. THE INTENDED USE OF A 50% FEMA RULE
 APPRAISAL IS TO CALCULATE THE DEPRECIATED ACTUAL CASH
 VALUE PER NFIP REQUIREMENTS.
  
 6. USPAP SR 1-1 (A) REQUIRES APPRAISERS TO PROVIDE A
 REPLACEMENT COST ESTIMATE FROM A RECOGNIZED COST
 ESTIMATING SERVICE, BY ANALYSIS OF EXAMPLES OF SIMILAR
 CONSTRUCTION OR BY ANOTHER ACCEPTABLE METHOD. THE
 SUBMITTED APPRAISAL DOES NOT PROVIDE A REPLACEMENT COST
 ? SEE PG. 3 OF 6.
  
 7. USPAP SR 2-2 (A) (VIII) REQUIRES APPRAISERS TO
 ESTIMATE DEPRECIATION FOLLOWING PRESCRIBED METHODOLOGY.
 THE SUBMITTED APPRAISAL DOES NOT PROVIDE A DEPRECIATION
 VALUE ? SEE PG. 3 OF 6.
  
 8. THE VALUE OF LAND, SITE IMPROVEMENTS AND ACCESSORY
 STRUCTURES SHALL BE EXCLUDED FROM THE DEPRECIATED CASH
 VALUE PER FEMA P- 758 SI/SD DESK REFERENCE SECTION 4.5.
 THE SUBMITTED APPRAISAL DOES NOT PROVIDE ANY
 DEPRECIATION VALUE ? SEE PG. 3 OF 6.
  
 9. USPAP SR 2-2 (A) (VIII) REQUIRES APPRAISERS TO
 PROVIDE REPLACEMENT COST & DEPRECIATION ESTIMATES
 SUPPORTED BY ADEQUATE DOCUMENTATION.
  
 10. PROVIDE COPY OF ORIGINAL APPRAISAL. REDUCED PRINT
 SIZE IS TOO SMALL.
 FBC 107.2.1 INFORMATION ON CONSTRUCTION DOCUMENTS.
 CONSTRUCTION DOCUMENTS SHALL BE DIMENSIONED AND DRAWN
 UPON SUITABLE MATERIAL. CONSTRUCTION DOCUMENTS SHALL BE
 OF SUFFICIENT CLARITY TO INDICATE THE LOCATION, NATURE
 AND EXTENT OF THE WORK PROPOSED?
  
 11. PROVIDE A COST BREAKDOWN OF REPLACEMENT COST
 ESTIMATE BASED ON A RECOGNIZED COST ESTIMATING SERVICE.
  
  
  


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