The Harris Company Commercial Appraiser LA CA / Consultant, Los Angeles, LA, L.A., Southern California, Orange County, Ventura County, Riverside County, San Bernardino County
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special use/purpose appraiser, Commercial appraisal, Appraiser Commercial Los Angeles,LA, L.A., Real Estate Appraiser, Commercial Real Estate Appraiser, Commercial Real Estate Appraisal, Residential Appraiser, Apartment Appraiser, Commercial Appraisal, Special Purpose Property, Office Property, California Appraiser, Forensic Appraiser, PMI Removal Appraiser, Fee Appraisal. Certified General Appraiser, Tax Appraiser, ASA, American Society of Appraisers, IRS Appraisal
The United States Trustee Program is a component of the Department of Justice that seeks to promote the efficiency and protect the integrity of the Federal bankruptcy system. To further the public interest in the just, speedy and economical resolution of cases filed under the Bankruptcy Code, the Program monitors the conduct of bankruptcy parties and private estate trustees, oversees related administrative functions, and acts to ensure compliance with applicable laws and procedures. It also identifies and helps investigate bankruptcy fraud and abuse in coordination with United States Attorneys, the Federal Bureau of Investigation, and other law enforcement agencies.
Bankruptcy Fact Sheets & Consumer Notices Fact Sheets The United States Trustee Program Overview of Bankruptcy Code Chapters The U.S. Trustee's Role In Consumer Bankruptcy Cases The U.S. Trustee's Role In Chapter 11 Bankruptcy Cases Bankruptcy Information Sheet Consumer Notice Consumer Alert — Mortgage Foreclosure Scams Consumer Alert — Mortgage Foreclosure Scams
DON'T GET "LOCKED OUT" OF YOUR HOME BY A BANKRUPTCY SCAM OPERATOR Are you having trouble making your home mortgage payments? Are you facing foreclosure on your home? Get all the facts before you pay someone to help you work out your mortgage problems. "Bankruptcy foreclosure scams" target people whose home mortgages are in trouble. Scam operators advertise over the Internet and in local publications, distribute flyers, or contact people whose homes are listed in the foreclosure notices. Sometimes they direct their appeals to specific religious or ethnic groups. These scam operators may promise to take care of your problems with your mortgage lender or to obtain refinancing for you. Sometimes they also ask you to pay your mortgage payments directly to the scam operator. They may even ask you to hand over your property deed to the operator, and then make payments to the operator in order to stay in your home.
Commercial appraisal, Appraiser Commercial Los Angeles,LA, L.A., Real Estate Appraiser, Commercial Real Estate Appraiser, Commercial Real Estate Appraisal, Residential Appraiser, Apartment Appraiser, Commercial Appraisal, Special Purpose Property, Office Property, California Appraiser, Forensic Appraiser, PMI Removal Appraiser, Fee Appraisal. Certified General Appraiser, Tax Appraiser, ASA, American Society of Appraisers, IRS Tax Appraiser
MuniNet-Your Hub for Municipal Related Research. Neighborhood Analysis.
The Marshals Service administers the Department of Justice's Asset Forfeiture Program by managing and disposing of properties seized and forfeited by federal law enforcement agencies and U.S. attorneys nationwide. The program has become a key part of the federal government's efforts to combat major criminal activities. There are three goals of the Asset Forfeiture Program: enforcing the law; improving law enforcement cooperation; and enhancing law enforcement through revenue. Asset forfeiture is a law enforcement success story, and the Marshals Service plays a vital role. In 1984, Congress enacted the Comprehensive Crime Control Act, which gave federal prosecutors new forfeiture provisions to combat crime. Also created by this legislation was the Department of Justice Assets Forfeiture Fund (AFF). The proceeds from the sale of forfeited assets such as real property, vehicles, businesses, financial instruments, vessels, aircraft and jewelry are deposited into the AFF and are subsequently used to further law enforcement initiatives.
The Freedom of Information Act (FOIA), which can be found in Title 5 of the United States Code, section 552(1), was enacted in 1966 and generally provides that any person has the right to request access to federal agency records or information. All agencies of the Executive Branch of the United States Government are required to disclose records upon receiving a written request for them, except for those records (or portions of them) that are protected from disclosure by the nine exemptions and three exclusions of the FOIA. This right of access is enforceable in court, and it is supported at the administrative agency level by the "citizen-centered and results- oriented approach" of a presidential executive order (see below). The FOIA does not, however, provide access to records held by Congress or the federal courts, by state or local government agencies, or by private businesses or individuals. All states have their own statutes governing public access to state and local government records; state agencies should be consulted for further information about them. This Reference Guide is designed to familiarize you with the specific procedures for making a FOIA request to the United States Department of Justice. The process is neither complicated nor time consuming. Following the guidance below will make it more likely that you will receive the information that you are seeking in the shortest amount of time possible. This Reference Guide also includes descriptions of the types of records maintained by different parts of the Department, some of which are readily available through means other than the FOIA, including through the World Wide Web. The Justice Department's home page on the World Wide Web is at www. usdoj.gov; in particular, its FOIA home page is at www.usdoj.gov/foia.
The American Bankruptcy Institute is the largest multi-disciplinary, non-partisan organization dedicated to research and education on matters related to insolvency. ABI was founded in 1982 to provide Congress and the public with unbiased analysis of bankruptcy issues. The ABI membership includes more than 11,000 attorneys, auctioneers, bankers, judges, lenders, professors, turnaround specialists, accountants and other bankruptcy professionals providing a forum for the exchange of ideas and information. In fulfillment of its mission to provide information to its members, journalists, Congress and the public, ABI is engaged in numerous educational and research activities, as well as the production of a number of publications both for the insolvency practitioner and the public.
Commercial appraisal, Appraiser Commercial Los Angeles,LA, L.A., Real Estate Appraiser, Commercial Real Estate Appraiser, Commercial Real Estate Appraisal, Residential Appraiser, Apartment Appraiser, Commercial Appraisal, Special Purpose Property, Office Property, California Appraiser, Forensic Appraiser, PMI Removal Appraiser, Fee Appraisal. Certified General Appraiser, Tax Appraiser, ASA, American Society of Appraisers, Orange County, Ventura County, Riverside County, San Bernardino County, Orange County Cities, City of Aliso Viejo, City of Anaheim, City of Brea, City of Buena Park, City of Costa Mesa, City of Cypress, City of Dana Point, City of Fountain Valley, City of Fullerton, City of Garden Grove, City of Huntington Beach, City of Irvine, City of La Habra, City of La Palma, City of Laguna Beach, City of Laguna Hills, City of Laguna Niguel, City of Laguna Woods, City of Lake Forest, City of Los Alamitos, City of Mission Viejo, City of Newport Beach, City of Orange, City of Placentia, City of Rancho Santa Margarita, City of San Clemente, City of San Juan Capistrano, City of Santa Ana, City of Seal Beach, City of Stanton, City of Tustin, City of Villa Park, City of Westminster, City of Yorba Linda
Legal Documents - Uniform Appraisal Standards for Federal Land Acquisitions Standards for Review of Appraisals Table of Contents A. Data Documentation and Appraisal Reporting Standards Introduction B. Legal Basis for Appraisal Standards for Federal Land Acquisitions C. Standards for the Review of Appraisals Introduction. The review and documentation of the appraisal process should be in conformity with these Standards, which are compatible with standards and practices of the appraisal industry and with the current edition of the Uniform Standards of Professional Appraisal Practice (USPAP). 320 It has been necessary, however, to invoke USPAP's Jurisdictional Exception Rule in certain instances, so as to conform these Standards to overriding federal laws and regulations on the review of appraisal reports prepared for use in government land acquisitions. 321 Government review appraisers are often assigned administrative duties in addition to the technical review of individual appraisal reports. Those administrative duties vary from agency to agency and may range from contract administration or counseling management for general valuation issues to assisting the agency to meet both its non-appraisal and appraisal obligations under P.L. 91-646. 322 Some of these duties may fall outside the scope of USPAP. These administrative duties are also considered to fall outside the scope of these Standards and are therefore not covered in the following discussion.
Basics of Tilt-Up Construction A successful Tilt-Up project begins long before concrete is poured. As with any project, the key is thorough planning. An experienced Tilt-Up contractor can be successful on a wide variety of projects. The beginner, however, should choose more carefully. These pages explains the basic methods and skills required for successful Tilt-Up construction. Site evaluation - Planning begins with an evaluation of the site. Engineering - Engineering is a critical phase of each and every Tilt-Up project. Footings and Floor Slabs - Once planning is complete, construction can begin on the floor and footings Panel Forming - There are a number of ways to form individual panels. Surface treatments - Patterns or texture can easily be added to the face of Tilt-Up panels. Reinforcing - The use of plastic support chairs instead of steel chairs is recommended to avoid rusting. Embeds and Inserts - The next step is to install embeds and inserts. Concrete Placement - Concrete placement methods for Tilt-Up panels are the same as those for floor slabs. Panel Lifting - The lifting sequence should be determined well in advance. Panel Finishing - The finish of a panel is limited only by the creativity of the architect and the abilities of the contractor. Insulated Panels - Insulated Tilt-Up panels are a rapidly growing market. Contractors can learn Tilt-Up on their own or work with consultants who can assist them on the entire project or just specific portions. In all cases, contractors should acquire as much background knowledge as possible and contact a professional architect or engineer who has Tilt-Up experience. Associations (including the TCA) that can provide information on Tilt-Up construction include:
The Utilization of the Sales Comparison Approach in the Valuation of Public Utility Property The Sales Comparison Approach is an often ignored evaluation tool in the appraisal of public utility property. Sales data is strong evidence in the valuation of public utility property, particularly for the purposes of ad valorem taxation, acquisitions, and other litigation scenarios. The inherent weaknesses of both the Cost and Income Approaches can be greatly diminished or overcome with supportive sales data in many public utility valuation problems. The estimation of accrued depreciation in the Cost Approach and the selection of appropriate rates within the Income Approach are generally highly subjective without market data. Judgmental estimates for both de- preciation and the several rates utilized in valuation analysis can be bolstered with sales evidence drawn directly from the market, itself.
Pitfalls of Discounted Cash Flow Analysis in the Valuation of Certain Income Producing Special Purpose Properties A discounted cash flow analysis is often the analytical methodology of choice when an income producing special purpose property, such as solid waste management facilities, certain mineral and quarry properties, and certain agricultural and agribusiness propitious, among others, is appraised. Caution should be taken when confronted with a discounted cash flow analysis within a valuation report. Slight distortions or errors can result in significant over or understatements of value. The analytical risk in a discounted cash flow analysis is that miscalculations may be cumulative resulting in significant error in the final value conclusion. Problematic areas within discounted cash flow studies are summarized below.
The demand for valuations prepared under International Valuation Standards is being driven by the rapid adoption around the world of International Accounting Standards, the growing influence of International Public Sector Accounting Standards, and the increasing need for users of valuation reports to have a consistent and comparable measurement of assets wherever they may be.
The seventh edition of International Valuation Standards is available through IVSC at an individual copy price of US$50, inclusive of all postage and handling charges. The IVSC subscription service costs US$25 per subscriber. Subscribers will receive email notification and printed copies (when available) of all exposure drafts, new standards/guidance and IVSC newsletters produced during the period 1 February 2005 to 31 January 2007 or until a subsequent edition is published, whichever is sooner. (pdf) | order online | more information on ordering
LAC GIS-NET was developed to provide the public with geographic information regarding land use planning and zoning for the unincorporated areas of Los Angeles County. It was developed by the Los Angeles County Department of Regional Planning (DRP) in coordination with the County Chief Information Office (CIO). Special thanks is extended to the CIO, Office of the Assessor and Department of Public Works for their support, cooperation, and sharing of data. Large amounts of data are potentially transmitted during the use of this site. Please note that loading time will vary depending on your connection speed and the amount of data being requested
CRA/LA APPRAISAL REQUIREMENTS Page 2 INTRODUCTION Community Redevelopment Agency of the City of Los Angeles, CA (CRA/LA) solicits proposals from qualified firms for appraisal services concerning the fair market value, as defined, of an adequately described real property. Requested appraisal services are used by CRA/LA and their project managers for assistance in performing their due diligence regarding proposed acquisitions, joint developments, loans and other subsidies concerning the subject property. Interested appraisal firms must submit a comprehensive appraisals meeting the CRA/LA requirements.
Public Records WHAT IS THE PUBLIC RECORDS ACT? California's Public Records Act ("PRA") is a California statute that affords the public the right to inspect, and be provided a copy of, most of the written information retained by State and local agencies in the course of business. The PRA regulates the public's access to records and sets out the specific statutory circumstances under which particular records need not be disclosed. The PRA states that public records are open to inspection at all times during the office hours of a local agency. IS THE PRA RELATED TO THE FREEDOM OF INFORMATION ACT? Persons who request access to public records frequently reference the Freedom of Information Act ("FOIA") as the basis for their request. The FOIA is a federal statute that does not apply to local government. However, the PRA was modeled after the FOIA. TO WHICH LOCAL AGENCIES DOES THE PRA APPLY? The PRA applies to every conceivable local government entity. Under the PRA, a "local agency" includes a county; city, whether general law or chartered; city and county; school district; municipal corporation; district; political subdivision; any board, commission or agency of any of these and non-profit organizations of local agencies which are supported solely by public funds. WHAT ARE "PUBLIC RECORDS?" The PRA defines "public records" as follows: "'Public records' includes any writing containing information relating to the conduct of the public's business prepared, owned, used, or retained by any state or local agency regardless of physical form or characteristics ..." A local agency is not required to create a document or compile a list in response to a request under the PRA. PROCEDURE FOR COMPLYING WITH A PUBLIC RECORDS ACT REQUEST The agency has 10 calendar days to determine whether to grant the request. In unusual circumstances, the agency may take up to an additional 14 calendar days to make the determination. If the agency intends to use this additional time to respond, the agency must provide written notification to the requestor that the additional time is required, the reason for the delay and the date on which a determination will be given. When the agency has made a determination, the requestor must be promptly notified of the agency's determination. This notification should be in writing.
Camera system allows appraisal district to see property up close By Debby Schamber The Orange Leader Have you added on a room to the back of the house? Maybe your’ve just installed a new pool. If so, be prepared to pay your fair share in property taxes on the improvements — sooner than later. The Orange County Appraisal recently acquired a pictrometry software system, complete with thousands of aerial photos taken across the 362 square miles of the county.
Chirco, et al. v. Crosswinds Communities Inc., et al. If a building pirates your copyrighted design, you can actually sue to have it destroyed. Just be sure to act quickly. Source: ARCHITECT Magazine Publication date: March 1, 2007 By Jeffrey C. Brown February's article on the lawsuit between William Hablinski Architecture and Amir Construction (page 20) discussed the subjective, and thus unpredictable, aspect of lost-profit damages in architectural copyright infringement cases. In addition to financial relief, a plaintiff also can request that the infringing building(s) be destroyed. Although demolishing goods that violate copyrights is more suitable for portable things like bootleg CDs, the Copyright Act does not bar the destruction of a building that infringes a copyrighted architectural plan. Yet this remedy may be unavailable if razing the building would work an unjust hardship on the defendant or an innocent third party.
TITLE ASSOCIATION ISSUES STATEMENT AGAINST ONLINE PUBLIC RECORDS ST. LOUIS, MO (April 27, 2006) – The National Association of Land Title Examiners and Abstractors (NALTEA) expresses grave concerns and opposes the online publication of the public records due to the sensitive information the records often contain. The organization is warning county officials of the threat they are exposing their constituents to by placing the records, including the often sensitive information they contain, over such an easily accessible medium.
Commercial appraisal, Appraiser Commercial Los Angeles,LA, L.A., Real Estate Appraiser, Commercial Real Estate Appraiser, Commercial Real Estate Appraisal, Residential Appraiser, Apartment Appraiser, Commercial Appraisal, Special Purpose Property, Office Property, California Appraiser, Forensic Appraiser, PMI Removal Appraiser, Fee Appraisal. Certified General Appraiser, Tax Appraiser, ASA, American Society of Appraisers, Orange County, Ventura County, Riverside County, San Bernardino County
Appraisers and Other Experts [Back to top] In most condemnation actions, the single most important issue is the fair market value of the property. That value is usually proved at trial only through opinion testimony. The California Evidence Code permits the property owner to testify as a valuation witness. However, the opinion of a professional appraiser is generally the most persuasive evidence of value. An appraiser is often necessary at trial because of the complex evidence and various valuation approaches that must be interpreted for the jury. In the usual situation, a property owner relies on the attorney to recommend experienced appraisers. A condemnee should inquire into the appraiser’s qualifications, experience, knowledge of the area where the property is located, and fees. Appraisers normally specialize in either real estate, fixtures and equipment, or business goodwill. Other foundational experts may also be required. These experts include civil engineers, toxic engineers, architects, geologists, planners and economists to assist the appraiser.
The following are some portions of the Uniform Eminent Domain Code as adopted by the Pennsylvania Legislature. This law is applicable whenever a state or local governmental agency takes private property for public use. http://webpages.charter.net/gdsbmmllp/condemn.htm
Lender Accountability For Appraisals ML 2005-06: (01/28/05) This Mortgagee Letter is to remind mortgagees of their responsibilities to obtain high quality appraisals for properties that will be security for FHA-insured mortgages. These responsibilities are contained in an amendment to 24 CFR 203.5 that was published in the Federal Register on July 20, 2004 and which became effective August 19, 2004. This rule also amended 24 CFR 25.9 to make submission of, or causing to be submitted, documentation relating to an appraisal that does not satisfy FHA requirements a ground for administrative action by the Mortgagee Review Board. As explained in the preamble to this final rule, HUD is imposing a standard of accountability to which lenders, sponsor lenders, and loan correspondent lenders will be held that is the same as the standard used to impose
Orange County Cities, City of Aliso Viejo, City of Anaheim, City of Brea, City of Buena Park, City of Costa Mesa, City of Cypress, City of Dana Point, City of Fountain Valley, City of Fullerton, City of Garden Grove, City of Huntington Beach, City of Irvine, City of La Habra, City of La Palma, City of Laguna Beach, City of Laguna Hills, City of Laguna Niguel, City of Laguna Woods, City of Lake Forest, City of Los Alamitos, City of Mission Viejo, City of Newport Beach, City of Orange, City of Placentia, City of Rancho Santa Margarita, City of San Clemente, City of San Juan Capistrano, City of Santa Ana, City of Seal Beach, City of Stanton, City of Tustin, City of Villa Park, City of Westminster, City of Yorba Linda
Hedonic Quality Adjustment Methods For Clothes Dryers In the U.S. CPI Paul R. Liegey1 Preface As previously announced, BLS is extending the use of quality adjustments derived from hedonic models in the CPI. A hedonic model decomposes the price of a consumer product into implicit prices for each of its important features and components, thereby providing an estimate of the value for each price-influencing feature and component.
The Illusions of Hedonics By Antony Mueller Posted on 7/29/2005 [Subscribe at email services, tell others, or Digg this story.] The term “hedonics” is derived from ancient Greek and basically means “pleasure doctrine”. It is also the doctrine which the Bureau of Labor Statistics (BLS) applies when calculating the price indices and for the computation of the real gross domestic product and of productivity.[i] The idea behind hedonic price index calculation is to incorporate quality changes into prices. This way, a product may be on the market at a higher price, but when the product qualities have augmented more than the price in the eyes of the BLS, it will calculate that the price of this product has actually fallen.
Over the past years, the Statistical Working Party of the OECD Industry Committee has dealt with several different aspects of productivity measurement and analysis. One of these issues was the impact of using different price indices for constructing volume output measurements of information and communication (ICT) industries. At the international level, there are different approaches in this field, often leading to widely diverging profiles of ICT price indices. As a consequence, international comparability of trends in volume output measures of certain industries but also volume measures of final demand components can be hampered. As there exists no concise source of information to assess and compare the different approaches and to bring together the advantages and inconveniences associated with each of them, the Working Party launched a project [DSTI/EAS/IND/SWP(98)4] for a handbook on ICT deflators.
Real estate economics is the application of economic techniques to real estate markets. It tries to describe, explain, and predict patterns of real estate prices, building production, and real estate consumption. The closely related field of housing economics is narrower in scope, concentrating on residential real estate markets. Both draw on partial equilibrium analysis (supply and demand), urban economics, spatial economics, and finance.
The 'Lectric Law Library's Expert Witness & Consultant's Reading Room A Diverse Collection of materials About, For, By and Related To the increasingly important field of Legal Expert Witnesses & Consultants of all kinds. It includes resources on Using, Finding & Paying Experts; What they Can & Can't do; What's needed to become one; Rules, Laws & Court Decisions that effect them or their use; and Articles written by Expert Witnesses & Consultants spanning the wide range of their expertise.
Tax Tips for Home Buyers Tired of giving money to a landlord? Invest your money in home ownership, and reduce you taxes at the same time. Welcome to home ownership, the closest you may ever get to a "sure thing" investment. Not only does buying a home give you a place to call your own, it's also a great way to reduce your income taxes. The qualified mortgage interest you pay and your real estate taxes are both deductible. That's not to mention that with a little luck and a reasonable maintenance policy, most homes increase in value over time.
TaxCut Online helps you claim your mortgage interest. New house? Reap the tax benefits. We'll walk you through deducting your mortgage interest and other qualifying real estate expenses
Real Property If you buy real property, certain fees and other expenses become part of your cost basis in the property. (Tax IRS)
Passive Activity Loss Audit Technique Guide (ATG) - Table of Contents Publication Date - December, 2004 NOTE: This guide is current through the publication date. Since changes may have occurred after the publication date that would affect the accuracy of this document, no guarantees are made concerning the technical accuracy after the publication date.
Cost Segregation Audit Techniques Guide - Table of Contents Revision Date January 20, 2006 This Audit Techniques Guide is presented in several chapters. These chapters can be accessed and then printed by following the links in the Table of Contents below. Table of Contents Chapters: Introduction Legal Framework Cost Segregation Methodologies Principal Elements of a Quality Cost Segregation Sudy and Report Review and Examination of a Cost Segregation Study Appendix Uniform Capitalization Change in Accounting Method Depreciation Overview Relevant Court Cases Statistical Sampling Construction Process Information Document Requests Industry Specific Guidance Casinos Restaurants Retail Industries Field Directive on Planning and Examination of Cost Segregation Issues in the Biotech/Pharmaceutical Industry (IRS TAX Appraisal)
Introduction This publication contains directories relating to real estate mortgage investment conduits (REMICs) and collateralized debt obligations. The directory for each calendar quarter is based on information submitted to the IRS during that quarter. This publication is only avail- able on the Internet. For each quarter, there is a directory of new REMICs and CDOs, and a section containing Investment amended listings. You can use the directory to find the representative of the REMIC or the issuer of the CDO from whom you can request tax Conduits information. The amended listing section showschanges to previously listed REMICs and CDOs. The update for each calendar quarter will (REMICs) be added to this publication approximately six weeks after the end of the quarter.
Part III - Administrative, Procedural, and Miscellaneous Guidance Regarding Appraisal Requirements for Noncash Charitable Contributions Notice 2006-96 SECTION 1. PURPOSE This notice provides transitional guidance relating to the new definitions of “qualified appraisal” and “qualified appraiser” in § 170(f)(11) of the Internal Revenue Code, and new § 6695A of the Code regarding substantial or gross valuation misstatements, as added by § 1219 of the Pension Protection Act of 2006, Pub. L. No. 109-280, 120 Stat. 780 (2006) (the “PPA”). The Service and the Treasury Department expect to issue regulations under § 170(f)(11). Until those regulations are effective, taxpayers may rely
Commercial appraisal, Appraiser Commercial Los Angeles,LA, L.A., Real Estate Appraiser, Commercial Real Estate Appraiser, Commercial Real Estate Appraisal, Residential Appraiser, Apartment Appraiser, Commercial Appraisal, Special Purpose Property, Office Property, California Appraiser, Forensic Appraiser, PMI Removal Appraiser, Fee Appraisal. Certified General Appraiser, Tax Appraiser, ASA, American Society of Appraisers, Orange County, Ventura County, Riverside County, San Bernardino County, Orange County Cities, City of Aliso Viejo, City of Anaheim, City of Brea, City of Buena Park, City of Costa Mesa, City of Cypress, City of Dana Point, City of Fountain Valley, City of Fullerton, City of Garden Grove, City of Huntington Beach, City of Irvine, City of La Habra, City of La Palma, City of Laguna Beach, City of Laguna Hills, City of Laguna Niguel, City of Laguna Woods, City of Lake Forest, City of Los Alamitos, City of Mission Viejo, City of Newport Beach, City of Orange, City of Placentia, City of Rancho Santa Margarita, City of San Clemente, City of San Juan Capistrano, City of Santa Ana, City of Seal Beach, City of Stanton, City of Tustin, City of Villa Park, City of Westminster, City of Yorba Linda
This series covers positions that involve supervising or performing work in appraising and reviewing the appraisals of real or personal property or property interests. These positions require technical knowledge and skill in the application of the principles, practices, and techniques of appraisal.
In previous editions of “Environment and the Appraiser,” standards and methods for appraising contaminated properties were reviewed1 and illustrated with case study examples.2 In this edition of the column, we break from standards and methodology and discuss an issue that is important to the appraisal profession in general and in particular to those who focus some or most of their practice on the valuation of contaminated properties. This issue involves the proposed administrative rule of the U.S. Environmental Protection Agency (EPA) referred to as the “all appropriate inquiries” (AAI) rule and its relationship to existing guidance and practice in valuing contaminated properties.
A Scientific Approach to Real Estate Valuation Walter W. Pollock Annals of the American Academy of Political and Social Science, Vol. 148, Part 1: Real Estate Problems (Mar., 1930), pp. 97-105
Verify Adjustments Tool Verify Adjustments Tool (freeware) provides the user with a diagnostic tool that performs a quick verification of the mathematical accuracy of sale price adjustments made by an appraiser to comparable sales. Appraisers try to make adjustments to the sale prices of comparable sales so that after the adjustments are made, the comparable sales are more similar in price & features and hence indicative of the market value of the property that is the subject of an appraisal. Typically these adjustments are subjective "educated guesses" not based on market derived objective statistical econometric analysis. Requires Excel 2000 or later for Windows. Download the Verify Adjustments Tool installer (1.4 MB)
REAL ESTATE LAW POWER LINES AND PROPERTY VALUES THE GOOD, THE BAD, AND THE UGLY BY DAVID R. BOLTON AND KENT A. SICK This article begins with a review of scientific and appraisal writings since 1993 on the subject of electromagnetic field radiation (EMF) and their effect on real property values. There is a brief examination of current cases, statutes, and municipal regulations, as well as a summary of recent literature and surveys determining the percentage of decreases in property values. Finally, the authors explore the pros and cons of corridor valuation for expansion of existing utility easements, with an emphasis on the right-of-way marketing efforts of several major utility companies and using corridor sales data as opposed to traditional "at the fence" methods.
So, maybe appraisal is an imprecise science rather than an art.
California Adopts I-Codes The California Building Standards Commission has voted unanimously to adopt the International Building Code and International Fire Code as the basis for the state's new codes. For the first time in nearly ten years, California will have a complete set of building codes based on the latest national and international model building codes, making use of the most current technologies and methods of construction. The decision comes after an adoption process involving several agencies that make up the Commission representing building and fire officials, architects, engineers, contractors, labor and the public. The IBC and IFC are scheduled to take effect in January 2008. This summer, CBSC is scheduled to begin the process to adopt the International Residential Code. Contact: Dave Johnston, (202) 326-6357, djohnston@boma.org
------------------------------------------------------------------------------ Real Estate Codes Coalition The Real Estate Codes Coalition met on March 20 at the offices of BOMA International in Washington, D.C. Attending were representatives from NAIOP, American Hotel and Lodging Assn., National Multi Housing Council, and IFMA. The purpose of this meeting was to review the most significant code change proposals pending before the International Code Council (ICC) and how those proposed changes, if adopted, would affect those with an equity interest in real estate. The coalition was also briefed on the procedures for ICC's "Final Action Hearings" to be held May 18-26 in Rochester, New York by Ron Burton, BOMA's vice president for codes, standards and regulatory affairs, and BOMA's code consultant, Larry Perry, AIA. The advantages and disadvantages of an electronic voting process that ICC will try for the first time in Rochester was discussed. There was extreme concern any electronic voting mechanism must allow recorded votes so that votes by code and fire officials could be made available to the public. Coalition members agreed that ICC should ensure that each vote will be recorded and published as part of any electronic voting mechanism both in Rochester and going forward. The Coalition also discussed the use of remote voting that has been suggested by some members of the ICC leadership. Adoption of remote voting would allow building and fire officials to cast their votes via a webcast of the ICC hearings rather than being required to attend the hearings. Coalition members were unanimous in their opposition to the use of remote voting since there were too many opportunities for abuse at the present time. Position statements on these two issues will be circulated among the members of the coalition for formal adoption. Contact: Dave Johnston, (202) 326-6357, djohnston@boma.org
COMMERCIAL REAL ESTATE RESEARCH TERMS & DATA STANDARDS I. Overview and Executive Summary The purpose of this report is two fold; to examine the methods, assumptions and limitations used by commercial real estate data vendors in their data collection processes and secondly, examine the leading commercial real estate data standards and review how they handle these same research terms. The data elements addressed in this report are: 1. Inventory 2. Vacancy 3. Net Absorption 4. Quoted / Asking Lease Rate 5. Sale Price 6. Construction 7. Demolition The report will review the data collection methods used by the leading national data providers for the following real estate product types; office, retail, industrial and multifamily. The data provider / method tables included in this report summarize the survey findings by research term and product type. The commercial real estate data standards reviewed in this report are as follows: - Multifamily Information Transaction Standard (MITS) - Real Estate Transaction Standard (RETS) - Data Consortium (DC) - Property Information Systems Common Exchange Standard (PISCES) - Mortgage Industry Standards Maintenance Organization (MISMO) This report will provide a brief overview of each data standards effort, discuss the topics and area of focus for each data standard and introduce methods and technology tools for integrating data from disparate data sources.
Sheet metal work is one of the few remaining crafts that transform raw materials into finished products through skilled craftsmanship. Sheet metal workers cut, form, weld, solder, and assemble individual pieces to create final products and systems that serve all building types and functions. While many of the repetitious steps and processes have been automated, individual skill—a product of training and apprenticeship under master craftsmen—is the critical element. Sheet metal types range from coated and uncoated steel and aluminum sheet stock to copper and stainless steel, and the coatings vary from galvanized finishes to high-tech anodizing treatments. Like wood or stone, metal is a basic building material—like wood it has grain but, unlike stone, metals can be mixed to create totally unique metals. Applications range from architectural, which span decorative elements, to "invisible" roof flashing to duct systems, which are used in residential, commercial heating, air-conditioning, and ventilation systems (HVAC) to industrial ducts in manufacturing facilities. This particular section of the Whole Building Design Guide deals specifically with mechanical air distribution
Architects, engineers, and project managers can improve the performance and quality of their buildings by following the guidance and recommendations provided within the categories of this web site. Start by navigating through one of the sections below: Building Types—contains information organized by the type of building or use Space Types—contains information organized by the type of functional space within buildings Design Disciplines—contains information organized by the professional disciplines' role in the 'whole building' process Design Objectives—contains information organized by the specific design goal Products & Systems—contains information organized by CSI MasterFormat™ or UniFormat™ Multiple links between various sections of the WBDG and the Internet allow you to easily access all relevant online information related to a topic, including design tools, federal mandates, and government and non-government standards. At the bottom-most level of the site, browse in-depth technical summaries, called Resource Pages, written by industry experts.
Welcome to the new Tools section of the Whole Building Design Guide. These pages offer information on a variety of desktop or Web-based tools used in the building industry. Browse alphabetically Browse by category: Code Compliance Cost-Estimating Design & Analysis Energy Analysis Life-Cycle Costing / Assessment Professional & Construction Services Program & Project Management Specification Aids Browse by agency use: Air Force Civil Engineer Support Agency (AFCESA) Army Corps of Engineers (COE) Federal Energy Management Program (FEMP) General Services Administration (GSA) National Aeronautics and Space Administration (NASA) Naval Facilities Engineering Command (NAVFAC) U.S. Coast Guard (USCG)
INTRODUCTION Successful project management requires team leadership and coordination, diligent project planning, and effective oversight of the delivery process. Recognizing the importance of these qualities in satisfying clients' expectations, the Project Management section offers guidance for the entire delivery team to successfully and effectively carry out a high performance building project. While this section is still under development, click on one of the following areas to begin your exploration: Project Delivery Teams—Contains guidance on assembling and effectively managing the project team. Project Planning and Development—Contains guidance on how to plan and deliver a project, from inception to turnover. Building Commissioning—Provides an overview of commissioning drivers, benefits, goals, and principles. Project Delivery and Controls—Contains descriptions of procedures and practices used to manage project scope, budget, and schedule. Note: Terminology and processes described within this section of the WBDG typically refer to federal projects, but may be applicable to other public sector institutions with adaptation for local standards of professional practice.
INTRODUCTION The operations and maintenance (O&M) of facilities covers all that broad spectrum of services required to assure the built environment is available to and will perform the functions for which they were designed and constructed. O&M is comprised of the day-to-day activities necessary for the built entities to perform their intended function. Operations and maintenance are combined into the one term O&M because an entity cannot operate without being maintained; therefore the two are discussed as one. At this time the Operations and Maintenance section offers guidance in the following areas: Real Property Inventory (RPI)—Provides an overview on the type of system needed to maintain an inventory of an organization's assets and manage those assets. Computerized Maintenance Management Systems (CMMS)—Contains descriptions of procedures and practices used to track the maintenance of an organization's assets and associated costs. Future updates to the Operations and Maintenance section will provide additional guidance in the areas described below. The scope of O&M includes the activities required to keep the entire built environment as contained in the organization's Real Property Inventory of buildings and structures and their supporting facilities such as utility systems, parking lots, roads, drainage structures and grounds in condition to be used to meet their intended function during their life cycle. These activities include routine and breakdown maintenance and repairs, operations of utility systems and grounds care. It varies from O&M of a single building to a complex of many buildings and structures or groups of complexes. As the number of buildings and structures increases, the organization performing the O&M increases in size and complexity. In all cases it requires knowledgeable and skilled management and skilled and trained technical personnel to perform the many varied O&M functions.
United States Code: Main Page The United States Code is the codification by subject matter of the general and permanent laws of the United States. It is divided by broad subjects into 50 titles and published by the Office of the Law Revision Counsel of the U.S. House of Representatives. Since 1926, the United States Code has been published every six years. In between editions, annual cumulative supplements are published in order to present the most current information. Documents are available only as ASCII text files. More.
TITLE 16--CONSERVATION CHAPTER 81--USER FEES UNDER FOREST SYSTEM RECREATION RESIDENCE PROGRAM Sec. 6205. Appraisals (a) Requirements for conducting appraisals
TITLE 12--BANKS AND BANKING CHAPTER 34A--APPRAISAL SUBCOMMITTEE OF FEDERAL FINANCIAL INSTITUTIONS EXAMINATION COUNCIL Sec. 3345. Certification and licensing requirements
TITLE 12--BANKS AND BANKING CHAPTER 34A--APPRAISAL SUBCOMMITTEE OF FEDERAL FINANCIAL INSTITUTIONS EXAMINATION COUNCIL Sec. 3339. Functions of Federal financial institutions regulatory agencies relating to appraisal standards Each Federal financial institutions regulatory agency and the Resolution Trust Corporation shall prescribe appropriate standards for the performance of real estate appraisals in connection with federally related transactions under the jurisdiction of each such agency or instrumentality. These rules shall require, at a minimum-- (1) that real estate appraisals be performed in accordance with generally accepted appraisal standards as evidenced by the appraisal standards promulgated by the Appraisal Standards Board of the Appraisal Foundation; and (2) that such appraisals shall be written appraisals. (a) In general For purposes of this chapter, the term ``State certified real estate appraiser'' means any individual who has satisfied the requirements for State certification in a State or territory whose criteria for certification as a real estate appraiser currently meets the minimum criteria for certification issued by the Appraiser Qualification Board of the Appraisal Foundation.
Construction is risky business. And while today’s construction projects may be safer than they were in the past, the financial risks continue to be great. Today’s construction projects are bid under fierce competition with little margin and require the coordination of many trades under demanding conditions and challenging timeframes. Often, everything does not go according to plan and the parties to the construction contract find themselves at odds. Thankfully, several truths remain. All construction projects have a critical path. This is true whether the parties develop a Critical Path Method (CPM) schedule or manage the project off the back of a napkin. Also, only delays to activities on the critical path can delay the completion of the project. The analysis techniques used to determine these critical project delays will differ depending upon the management tools employed on the project. However, because the power of the CPM schedule offers advantages to the project managers of both the owner and the contractor, the CPM schedule has become commonplace on most construction projects. And, if a CPM schedule was prepared for a project, it is the place that the delay analyst must start.
Assessment Appeals Manuel In the administration of the property tax in California, achieving equity in the equalization process requires two elements. First, the taxpayer and the appeals board should have as much relevant information as possible about the value of the property and about the assessment placed on that property by the assessor. Second, all parties must receive an adequate, impartial hearing of any appeal regarding that property. For purposes of local property taxation, equalization means adjustments in the values of properties listed on the assessment roll to conform to their values within the parameters of property tax laws.
Assessors' Handbook sections are available here for viewing and printing. You may also purchase copies of Assessors' Handbook sections by downloading, printing, and submitting the following form: BOE-663-AH, Purchase Order For Assessor's Handbook Sections, Rev. 18 (01-05) Table of Contents AH 201, Assessment Roll Procedures, (06-85) AH 215, Assessment Map Standards, (08-92) AH 265, Cemetery Exemption, (08-77) AH 267, Welfare, Church, and Religious Exemptions, (10-04) AH 501, Basic Appraisal, (01-02) AH 502, Advanced Appraisal, (12-98) AH 503, Cash Equivalent Analysis, (03-85) AH 504, Assessment of Personal Property and Fixtures, (10-02) AH 505, Capitalization Formulas and Tables, (06-93) AH 510, Assessment of Taxable Possessory Interests, (12-02) AH 511, Assessment of Manufactured Homes and Parks, (11-01) AH 513, Assessment of Shopping Centers, (01-83) AH 515, Assessment of Golf Courses, (01-83) AH 516, Assessment of Cemeteries, (01-83) AH 521, Assessment of Agricultural and Open-Space Properties, (10-03) AH 531, Residential Building Costs, (01-07) AH 534, Rural Building Costs, (01-07) AH 542, Assessment Of Water Companies And Water Rights, (12-00) AH 560, Assessment of Mining Properties, (03-97) AH 566, Assessment of Petroleum Properties, (01-99) AH 570, Assessment of Commercial Aircraft, (01-72) AH 576, Assessment of Vessels, (02-02) AH 577, Assessment of General Aircraft, (11-03) AH 581, Equipment Index and Percent Good Factors, (01-07) AH 582, Explanation of the Derivation of Equipment Percent Good Factors, (02-81) Assessment Appeals Manual, (5-03) State Assessment Manual, (3-03) Timber Tax Manual, (11-05)
SHARING INFORMATION TO COUNTER TERRORISM... AND PROTECT PEOPLE AND PROPERTY Since the World Trade Center attacks in September 2001, high-profile office properties, apartment buildings, shopping malls and hotels all have been identified as potential terrorist targets at one time or another. In response, industry organizations have worked with government officials to prevent, detect and respond to terrorist threats and malicious incidents.
Among the many policy responses to recent natural disasters and their costs have been proposals to tighten land use restrictions and building codes in disaster-prone areas. There is little modern economic research on either the costs of codes or their effectiveness in producing the desired level of safety within high hazard areas. In this article, I examine code changes during the 1980s on Florida’s Gulf Coast to determine how land market participants value building codes in high hazard areas, including those associated with the provision of federal flood insurance.
Anatomy of a Brownfields Redevelopment Provides an overview of the brownfields cleanup and redevelopment process from a real estate development perspective. The document identifies key challenges in brownfields redevelopment, critical participants in brownfields transactions, and important stages throughout processes such as pre-development, assessment, cleanup and development, and long-term property management. Example scenarios from projects using private, public-private, and public funding sources are included. The document also provides a brief glossary of key terms, as well as additional resources for those looking to clean up and redevelop brownfields.
These pages provide links to bibliographic information and organizational websites that are related to various issues associated with the mission of the Hixon Center for Urban Ecology. The information contained on these pages has been gathered through student projects and by Hixon Center student assistants. It is not meant to be an all inclusive list of sources on each topic, nor has every source been evaluated for quality. More information resources within the field of urban ecology will be added to this Website in the near future. In addition, these pages will be updated regularly; please visit this site again for new information.
- BEFORE THE ARCHITECT, Custom House Plans - Before The Architect is about custom house design and custom house plans nationwide "CUSTOM HOUSE PLANS AND NOT JUST A HANDFUL OF PRETTY PICTURES"
The NAHB Research Center has been engaged in a multifaceted research program for the National Association of Home Builders (NAHB) and the U.S. Department of Housing and Urban Development (HUD) to quantify the structural performance of homes and to develop or refine engineering methods that accurately model conventional wood construction. Previous studies have focused on the system effects of the whole building performance and specific assemblies such as built-up headers and shear walls. However, little effort has been made to investigate the systemic load path with respect to roof framing connections, particularly in the context of conventional, wood-framed homes. The engineering knowledge needed to cost-effectively design homes or evaluate residential construction guidelines are lacking in this area. In addition, the practice of making connections in conventional wood-frame construction has evolved from its original use of hand-driven fasteners to the predominant use of pneumatic fasteners. The prescriptive fastening schedules developed based on historic experience with hand-driven fasteners need to be verified and updated for use with pneumatic fasteners to ensure consistency with the intended performance objectives. This problem further extends to the design practice for engineered wood-frame connections. The focus of this project was on connections used with conventional light-frame wood roof construction. A literature review was conducted and supplemented with new research on the performance of conventional roof systems and components including ceiling joist-to-rafter connections and roof framing-to-wall connections.
Toolbase Services: The home building industry's techinigal information resourse.
Brownfields are real property, the expansion, redevelopment, or reuse of which may be complicated by the presence or potential presence of a hazardous substance, pollutant, or contaminant. Cleaning up and reinvesting in these properties takes development pressures off of undeveloped, open land, and both improves and protects the environment. On this site, you can find information about US EPA's Brownfields Program including the Brownfields Law, US EPA Brownfields Grants, technical tools and resources as well as information on brownfields projects across the county.
Roofs can be designed and constructed to be either vented or unvented in any hygro-thermal zone. In cold climates, the primary purpose of attic ventilation is to maintain a cold roof temperature to avoid ice dams created by melting snow, and to vent moisture that moves from the conditioned space to the attic. Melted snow, in this case, is caused by heat loss from the conditioned space. In hot climates, the primary purpose of attic ventilation is to expel solar heated hot air from the attic to lessen the building cooling load.
n this essay, I explore the latter hypothesis. I suggest that the focus on the police does not do justice to the processual dynamics of how a neighborhood is redeveloped, gentrified, or commercialized. It does not begin to scratch at the dynamic relationship between real estate redevelopment and crime. There are crucial intervening steps. And in the more complete story, the most important players are high-end commercial and residential real estate developers, city urban planners, and non-profit housing advocates for the homeless. The police and their policing are ancillary.
Leading Social Science Research Delivered Daily Social Science Research Network (SSRN) is devoted to the rapid worldwide dissemination of social science research and is composed of a number of specialized research networks in each of the social sciences. We have received several excellence awards for our web site. Each of SSRN's networks encourages the early distribution of research results by publishing Submitted abstracts and by soliciting abstracts of top quality research papers around the world. We now have hundreds of journals, publishers, and institutions in Partners in Publishing that provide working papers for distribution through SSRN's eLibrary and abstracts for publication in SSRN's electronic journals. (Real Estate)
Commercial appraisal, Appraiser Commercial Los Angeles,LA, L.A., Real Estate Appraiser, Commercial Real Estate Appraiser, Commercial Real Estate Appraisal, Residential Appraiser, Apartment Appraiser, Commercial Appraisal, Special Purpose Property, Office Property, California Appraiser, Forensic Appraiser, PMI Removal Appraiser, Fee Appraisal. Certified General Appraiser, Tax Appraiser, ASA, American Society of Appraisers, IRS Appraisal
Real estate appraisal is more of a practical art than a theoretical science. Appraisers use a number of time-honored formulas without great attention to the theoretical derivation of the formulas. While this "cookbook" approach may work as a matter of everyday practice, it leaves much to be desired from a pedagogical viewpoint. When valuation formulas do have a derivation from a certain set of assumptions, then it is quite inappropriate—particularly for the technically-oriented student—for the formulas to be taught as "recipes" established by some authority and simply to be memorized and used. There are a number of reasonably complex formulas that are used in the income approach to real estate appraisal, particularly as developed in the United States. The necessary assumptions and the proofs of these formulas are usually to be found only in a few scarce journal articles in the United States or in out-of-print books. Hence we have attempted to give here, all in one place, fresh algebraic derivations of the major formulas to make them available to technically adept students and practitioners.
Mortgage Fraud is investigated by the Federal Bureau of Investigation and is punishable by up to 30 years in federal prison or $1,000,000 fine, or both. It is illegal for a person to make any false statement regarding income, assets, debt, or matters of identification, or to willfully overvalue any land or property, in a loan and credit application for the purpose of influencing in any way the action of a financial institution. Some of the applicable Federal criminal statutes which may be charged in connection with Mortgage Fraud include: 18 U.S.C. § 1001 - Statements or entries generally 18 U.S.C. § 1010 - HUD and Federal Housing Administration Transactions 18 U.S.C. § 1014 - Loan and credit applications generally 18 U.S.C. § 1028 - Fraud and related activity in connection with identification documents 18 U.S.C. § 1341 - Frauds and swindles by Mail 18 U.S.C. § 1342 - Fictitious name or address 18 U.S.C. § 1343 - Fraud by wire 18 U.S.C. § 1344 - Bank Fraud 42 U.S.C. § 408(a) - False Social Security Number
Communicate, in a timely Fashion, each appraisal, analysis, and opinion without bias or partiality
Abstain from behavior that is deleterious to our clients, the appraisal profession, and the public
Hold paramount the confidential nature of the appraiser/consultant - client relationship
and
Comply with the requirements of the Uniform Standards of Professional Appraisal Practice and the Code of Professional Ethics of the National Society of Real Estate Appraisers
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Commercial Appraiser and Real Estate Consultant, Los Angeles, CA
Commercial Appraiser and Real Estate Consultant, Los Angeles, California
Commercial Appraiser and Residential Appraiser, Los Angeles, California
Commercial Appraiser, Los Angeles, California
Commercial Appraiser and Real Estate Consultant, Los Angeles, California!->
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The Harris Company, Real Estate Appraiser / Consultant 5780 West Centinela Avenue, Building 1, Suite 408 Los Angeles, California 90045 310.337.1973 harris_curtis@sbcglobal.net
Los Angeles County, Residential Appraiser, Real Estate Appraiser, and Commercial Appraisal / Appraiser Coverage Areas: 93510 Agoura 91301 Agua Dulce, Saugus 91350 Airport Worldway (City of LA) 90009 Alhambra 91801, 91803 Altadena 91001 Arcadia 91006 ,91007 ARCO Towers (City of LA) 90071 Arleta (City of LA) 91331 Artesia 90680 Athens 90044 Atwater Village (City of LA) 90039 Avalon 90704 Azusa 91702 Baldwin Hills 90008 Baldwin Park 91706 Bassett 91746 Bel Air Estates (City of LA) 90049. 90077 Bell 90201 Bell Gardens 90201 Bellflower 90706 Beverly Glen (City of LA) 90077, 90210 Beverly Hills 90210 - 90212 Biola Univ. (La Mirada) 90639 Boyle Heights (City of LA) 90033 Bradbury 91010 Brentwood (City of LA) 90049 Burbank 91501 - 91502 / 91506 / 91523 Burbank (Glenoaks) 91504 Burbank (Woodbury Univ.) 91510 Cal State Dominguez Hills (Carson) 90747 Cal State Long Beach (Long Beach) 90840 Cal State Northridge (City of LA) 91330 Cal Tech (Pasadena) 91125 - 91126 Calabasas 91302/91372 Canoga Park (City of LA) 91303 - 91304 Canyon Country (Santa Clarita) 91351 Carson 90745 - 90746 Carson (CS Univ. Dominguez Hills) 90747 Carson/Long Beach 90810 Castaic 91310 / 91384 Castellemare (City of LA) 90272 Century City (City of LA) 90067 Cerritos 90701 Chatsworth (City of LA) 91311 Cheviot Hills (City of LA) 90064 Chinatown (City of LA) 90012 City Terrace 90063 Civic Center (City of LA) 90012 Claremont 91711 Commerce, City of 90040 Compton 90220 - 90222 Country Club Park (City of LA) 90019 Covina 91722 - 91724 Crenshaw (City of LA) 90008 Cudahy 90201 Culver City 90230 / 90232 Cypress Park (City of LA) 90065 Diamond Bar 91765 / 91789 Dominguez Hills, Cal State (Carson) 90747 Downey 90240 - 90242 Downtown Los Angeles (City of LA) 90013 - 90015 / 90017 / 90021 / 90029 Eagle Rock (City of LA) 90041 East Los Angeles 90022 East Los Angeles (City of LA) 90023 East Rancho Dominguez 90221 Echo Park (City of LA) 90026 Edwards AFB 93523 El Monte 91731 - 91732 El Segundo 90245 El Sereno (City of LA) 90032 Elizabeth Lake 93532 Encino (City of LA) 91316 / 91436 Federal Bldg (Lawndale) 90261 Firestone Boy Scout Res. 92621 Florence 90001 Gardena 90247 - 90249 Glassell Park (City of LA) 90065 Glendale 91201 - 91208 Glendale (La Crescenta) 91214 Glendale (Tropico) 91204 - 91205 Glendale (Verdugo City) 91046 Glendora 91740 - 91741 Glenoaks (Burbank) 91504 Granada Hills (City of LA) 91344 Griffith Park (City of LA) 90027 Hacienda Heights (La Puente) 91745 Hancock Park (City of LA) 90004 / 90020 Harbor City (City of LA) 90710 Hawaiian Gardens 90716 Hawthorne (Holly Park) 90250 Hermosa Beach 90254 Hi Vista 93535 Hidden Hills 91302 Highland Park (City of LA) 90042 Hollywood (City of LA) 90028 / 90038 / 90068 Huntington Park 90255 Hyde Park (City of LA) 90043 Industry, City of 91744 / 91746 / 91789 Inglewood 90301 - 90303, 90305 Irwindale 91706 Jefferson Park (City of LA) 90018 Juniper Hills 93543 Koreatown (City of LA) 90005 La Canada-Flintridge 91011 La Crescenta (Glendale) 91214 La Habra Heights 90631 La Mirada 90638 La Mirada (Biola Univ.) 90639 La Puente 91744/91746 La Puente (Hacienda Heights) 91745 La Puente (Rowland Heights) 91748 La Verne 91750 Ladera Heights (City of LA) 90056 Lake Hughes 93532 Lake Los Angeles 93550 / 93591 Lake View Terrace (City of LA) 91342 Lakewood 90712 - 90713 / 90715 Lancaster 93534 - 93536 Lawndale 90260 Lawndale (Federal Bldg) 90261 LAX Area (City of LA) 90045 Leimert Park (City of LA) 90008 Lennox 90304 Littlerock 93543 Llano 93544 Lomita 90717 Long Beach 90802 - 90808, 90813 - 90815, 90822 Long Beach (Cal State Long Beach) 90840 Long Beach (McDonnell Douglas) 90846 Long Beach (North Long Beach) 90805 Long Beach (World Trade Ctr) 90831 - 90832 AIr Port Worldway 90009 ARCO Towers 90071 Arleta 91331 Atwater Village 90039 Bel Air Estates 90049 / 90077 Beverly Glen 90077 / 90210 Boyle Heights 90033 Brentwood 90049 Cal State Northridge 91330 Canoga Park 91303 / 91304 Century City 90067 Chatsworth 91311 Cheviot Hills 90064 Chinatown 90012 Civic Center 90012 Country Club Park 90019 Crenshaw 90008 Cypress Park 90065 Downtown Los Angeles 90013 - 90015 / 90017 / 90021 / 90029 Eagle Rock 90041 East Los Angeles 90023 Echo Park 90026 El Sereno 90032 Encino 91316 / 91436 Glassell Park 90065 Granada Hills 91344 Griffith Park 90027 Hancock Park 90004 / 90020 Harbor City 90710 Highland Park 90042 Hollywood 90028 / 90038 / 90068 Hyde Park 90043 Jefferson Prk 90018 Los Angeles (Koreatown) 90005 Los Angeles (Ladera Heights) 90056 Lake View Terrace) 91342 Los Angeles (LAX Area) 90045 Los Angeles (Leimert Park) 90008 Los Angeles (Los Feliz) 90027 Los Angeles (Mar Vista) 90066 Los Angeles (Mid City) 90019 Los Angeles (Mission Hills) 91345 Los Angeles (Montecito Heights) 90031 Los Angeles (Mount Olympus) 90046 Los Angeles (Mt. Washington) 90065 Los Angeles (North Hills) 91343 North Hollywood) 91601 - 91602 / 91604 - 91607 Northridge) 91324-91325 Pacific Highlands) 90272 Pacific Palisades) 90272 Pacoima) 91331 Los Angeles (Palms) 90034 Panorama City) 91402 Los Angeles (Park La Brea) 90036 Los Angeles (Pico Heights) 90006 Playa del Rey) 90293 Los Angeles (Porter Ranch) 91326 Los Angeles (Rancho Park) 90064 Reseda) 91335 San Pedro) 90731-90732 Los Angeles (Sawtelle) 90025 Los Angeles (Shadow Hills) 91040 Los Angeles (Sherman Oaks) 91403 / 91423 Los Angeles (Silverlake) 90026 Los Angeles (South Central) 90001 / 90003 /90007 / 90011 / 90037 / 90047 / 90061 - 90062 Los Angeles (Studio City) 91604 Los Angeles (Sun Valley) 91352 Los Angeles (Sunland) 91040 Los Angeles (Sylmar) 91342 Los Angeles (Tarzana) 91356 Los Angeles (Terminal Island) 90731 Los Angeles (Toluca Lake) 91602 Los Angeles (Tujunga) 91042 Los Angeles (USC) 90089 Los Angeles (Valley Village) 91607 Van Nuys) 91401- 91403 / 91405 - 91406 / 91411 / 91423 Los Angeles (Venice) 90291 Los Angeles (Watts) 90002/90059 Los Angeles (West Adams) 90016 Los Angeles (West Beverly) 90048 Los Angeles (West Fairfax) 90035 Los Angeles (West Hills) 91307 Los Angeles (West Los Angeles) 90025 Los Angeles (Westchester) 90045 Los Angeles (Westlake) 90057 Los Angeles (Westwood) 90024 Wilmington) 90744 Los Angeles (Wilshire Blvd) 90010 Los Angeles (Winnetka) 91306 Los Angeles (Woodland Hills) 91364 / 91367 Los Feliz (City of LA) 90027 Los Nietos 90606 Lynwood 90262 Malibu 90265 Manhattan Beach 90266 Mar Vista (City of LA) 90066 Marina del Rey 90292 Maywood 90270 McDonnell Douglas (Long Beach) 90846 Mid City (City of LA) 90019 Mission Hills (City of LA) 91345 Monrovia 91016 Montebello 90640 Montecito Heights (City of LA) 90031 Monterey Hills (City of LA) 90032 Monterey Park 91754-91756 Montrose 91020 Mount Olympus (City of LA) 90046 Mount Wilson 91023 Mt. Washington (City of LA) 90065 Newhall (Santa Clarita) 91321 North Hills (City of LA) 91343 North Hollywood (City of LA) 91601 - 91602 / 91604 - 91607 North Long Beach (Long Beach) 90805 Northridge (City of LA) 91324 - 91325 Northridge, Cal State Univ. (City of LA) 91330 Norwalk 90650 Oak Park 91301 Pacific Highlands (City of LA) 90272 Pacific Palisades (City of LA) 90272 Pacoima (City of LA) 91331 Palmdale 93550 - 93552 / 93591 Palms (City of LA) 90034 Palos Verdes Estates 90274 Panorama City (City of LA) 91402 Paramount 90723 Park La Brea (City of LA) 90036 Pasadena 91101 / 91103 - 91107 Pasadena (Cal Tech) 91125 - 91126 Pearblossom 93553 Phillips Ranch 91766 Pico Heights (City of LA) 90006 Pico Rivera 90660 Playa del Rey (City of LA) 90293 Playa Vista (City of LA) 90094 Pomona 91766-91768 Porter Ranch (City of LA) 91326 Quartz Hill 93536 Rancho Dominguez 90220 Rancho Palos Verdes 90275 / 90717 / 90732 Rancho Park (City of LA) 90064 Redondo Beach 90277 - 90278 Reseda (City of LA) 91335 Rolling Hills 90274 Rolling Hills Estates 90274 Rosemead 91770 Rosewood 90222 Rowland Heights (La Puente) 91748 San Dimas 91773 San Fernando 91340 San Gabriel 91775 - 91776 San Marino 91108 San Pedro (City of LA) 90731 - 90733 Santa Clarita (Canyon Country) 91351 Santa Clarita (Newhall) 91321 Santa Clarita (Valencia) 91354 - 91355 Santa Fe Springs 90670 Santa Monica 90401 - 90405 Saugus, Agua Dulce 91350 Sawtelle (City of LA) 90025 Shadow Hills (City of LA) 91040 Sherman Oaks (City of LA) 91403 / 9 1423 Sierra Madre 91024 Signal Hill 90755 Silverlake (City of LA) 90026 South Central (City of LA) 90001 / 90003 / 90007 / 90011 / 90037 / 90047 / 90061 - 90062 South El Monte 91733 South Gate 90280 South Pasadena 91030 South Whittier 90605 Stevenson Ranch 91381 Studio City (City of LA) 91604 Sun Valley (City of LA) 91352 Sunland (City of LA) 91040 Sylmar (City of LA) 91342 Tarzana (City of LA) 91356 Temple City 91780 Terminal Island (City of LA) 90731 Toluca Lake (City of LA) 91602 Topanga 90290 Torrance 90501-90506 / 90277 - 90278 Tropico (Glendale) 91204 - 91205 Tujunga (City of LA) 91042 Universal City 91608 USC (City of LA) 90089 VA Hospital (Sawtelle) 90073 Valencia (Santa Clarita) 91354 - 91355 Valinda 91744 Valley Village (City of LA) 91607 Valyermo 93563 Van Nuys (City of LA) 91401 - 91403 / 91405 - 91406 / 91411 / 91423 Venice (City of LA) 90291 Verdugo City (Glendale) 91046 Vernon 90058 View Park 90043 Walnut 91789 Walnut Park 90255 Watts (City of LA) 90002 /90059 West Adams (City of LA) 90016 West Beverly (City of LA) 90048 West Covina 91790-91793 West Fairfax (City of LA) 90035 West Hills (City of LA) 91307 West Hollywood 90069 West Los Angeles (City of LA) 90025 Westchester (City of LA) 90045 Westlake (City of LA) 90057 Westlake Village 91361 - 91362 Westwood (City of LA) 90024 Whittier 90601 - 90605 Whittier (Whittier College) 90608 Whittier College (Whittier) 90608 Willowbrook 90059 / 90222 Wilmington (City of LA) 90744 Wilshire Blvd (City of LA) 90010 Windsor Hills 90043 Winnetka (City of LA) 91306 Woodbury Univ. (Burbank) 91510 Woodland Hills (City of LA) 91364 / 91367 World Trade Center (Long Beach) 90831 - 90832
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