Section 04

Site

Appendix F-1, page 56

The Site section provides information about the characteristics of the parcel(s) such as size, property access, site influences, utilities, and property restrictions. These details are key to providing an understanding of the property and the influences that define and affect the location. This section provides space for additional commentary, exhibits, and information about any apparent defects, damages, or deficiencies related to the site. The Site section always displays.

General Information#

Site Size and Parcels#

Site Size and Parcels

Applies To	Report Field ID	Report Label	When to Include	Allowable Answers / Format	Definition / Additional Guidance
All	4.000	Total Site Size	Required if Site Owned in Common is No	Number of acres, square feet, hectares, or square meters	The total area of the site, including all parcels. - For area less than 1 acre, use square feet in whole numbers (e.g., 27,840 sq. ft.). - For area that is 1 acre or more, use acres to 2 decimals (e.g., 1.25 acres). - If using the metric system, for area less than 1 hectare, use square meters in whole numbers (e.g., 7,500 sq. m.). - If using the metric system, for area that is 1 hectare or more, use hectares to 2 decimals (e.g., 1.25 hectares). Note: - If there is more than one parcel, the Total Site Size may not exactly match the sum of all Parcel Sizes (4.007) due to rounding differences for individual parcels. - If new construction and providing an estimate, provide an explanation and describe in Site Commentary (4.116).
FHA/VA/USDA	4.001	Dimensions	May be provided for FHA, USDA, and VA appraisals if Site Owned in Common is No	Free-form	The dimensions of the site such as its width and depth. Note: Must be consistent with other forms of measurement in the report. Reference the appropriate government agency appraisal guidelines for more information.
All	4.002	Number of Parcels	Required if Site Owned in Common is No	Number	The total number of parcels that comprise the subject property.
All	4.003	Contiguous	Required if Number of Parcels is more than 1	Yes \| No	Parcels Contiguous Indicates whether two or more parcels share at least one common boundary. - Yes (2 or more parcels share a common boundary). - No (the parcels are divided).
All	4.004	Elements Dividing Parcels	Required if Parcels Contiguous is No	Choose one or more allowable answers from the Definition / Additional Guidance column	The elements that separate non-contiguous parcels. - Body of Water - Other Parcel - Road - Other (Describe)

Information for Each Parcel#

Site: Information for each Parcel

Report Field ID	Report Label	When to Include	Allowable Answers / Format	Definition / Additional Guidance
4.005	Assessor Parcel Number (APN)	Required for each parcel if the property is not in a cooperative, or if applicable when the property is in a condop.	Free-form	A number assigned to parcels of real property by the local jurisdiction for purposes of identification, record-keeping, and taxation. Note: If the APN is not yet assigned, enter "Not Assigned".
4.006	APN Description	Required for each parcel if the property is not in a cooperative, or if applicable when the property is in a condop.	Choose an allowable answer from table (APN Description)	A description of the use of the land. An APN is required for each parcel that is included in the valuation when one has been assigned by the local taxing authority. - Land with Dwelling - Condominium Unit - Land with Improvement - Vacant Land - Boat Slip - Parking - Storage - Other (Describe)
Not on Report	This is an appraiser input that does not display	If available for each parcel	Free-form	Alternative Property Identifier: A proprietary value used to identify parcels of real property.
4.007	Parcel Size	Required for each parcel if Site Owned in Common is No and APN Description is Land with Dwelling, Land with Improvement, or Vacant Land	Number of acres, square feet, hectares, or square meters	Parcel Size: The area of the individual parcel. - For area less than 1 acre, use square feet in whole numbers (e.g., 27,840 sq. ft.). - For area that is 1 acre or more, use acres to 2 decimals (e.g., 1.25 acres). - If using the metric system, for area less than 1 hectare, use square meters in whole numbers (e.g., 7,500 sq. m.). - If using the metric system, for area that is 1 hectare or more, use hectares to 2 decimals (e.g., 1.25 hectares).

APN Description (Choose all that apply)

Allowable Answer	Definition / Additional Guidance
Land with Dwelling	A parcel containing one or more living units. Examples: - Dwelling on a single lot - Dwelling on multiple lots with independent APNs
Condominium Unit	A living unit in a condominium project. For use when the property is in a condominium and Site Owned in Common (3.015) is Yes.
Land with Improvement	Land with one or more structures that do not contain living units (e.g., shed, barn). For use when the additional parcel does not contain a dwelling and has its own separate APN.
Vacant Land	Land containing no structures or dwellings. For use when the additional parcel is vacant land and has its own separate APN. May include utilities to the site.
Boat Slip	A privately owned docking point for boats or other watercraft. For use when the boat slip is a separate parcel.
Parking	An area specifically designed for vehicle storage. For use when the parking is a separate parcel.
Storage	A room or area designed to secure personal belongings. For use when the storage is a separate parcel.
Other (Describe)	Select Other to enter an answer that is not in the above list.

Zoning#

Site: Zoning

Applies To	Report Field ID	Report Label	When to Include	Allowable Answers / Format	Definition / Additional Guidance
All	4.008	Compliance	Always required	Choose an allowable answer from Definition / Additional Guidance column	Zoning Compliance: The level of compliance of the site or improvements with zoning regulations. - Illegal - Legal - Legal Nonconforming (A permissible exception to current zoning ordinances where the property was legally conforming when established but no longer conforms with current zoning) - No Zoning (see also Property Restrictions (4.050-4.053), if applicable)
All	4.009	Classification Code	Required for all Zoning Compliance responses except No Zoning	Free-form	Zoning Classification Code as defined by the local governing authority (e.g., R1).
All	4.010	Classification Code Description	Required for all Zoning Compliance responses except No Zoning	Free-form	Descriptive text that explains the details of the Classification Code as used and defined by the local governing authority. Examples: - Residential single-family dwellings on 1 acre lots - Mixed use structures and low-rise multifamily units in the defined Central Business District (CBD)
All	4.011	Reasons Illegal	Required if Zoning Compliance is Illegal	Choose one or more allowable answers from table (Reasons Illegal)	The reason(s) the site does not comply with zoning regulations. - Accessory Dwelling Unit - Development Standards - Excessive Units - Lot Size - Manufactured Home - Other (Describe)
All	4.012	Impact	Required if Zoning Compliance is not Legal	Adverse, Beneficial, or Neutral
FHA/VA/USDA	4.013	Rebuildable to Current Density / Use	Required for FHA, USDA, and VA appraisals when Zoning Compliance is Legal Nonconforming	Yes \| No	Indicates whether the building code or zoning regulations allow the property to be rebuilt to the current density and use if current improvements are destroyed.
All	4.014	Description of Zoning Compliance	Required if Zoning Compliance is not Legal, or if relevant	Free-form	Description could include information pertinent to zoning compliance that is not captured in the discrete data, or additional details to support the discrete data that is provided.

Site: Zoning - Reasons Illegal (Choose all that apply)

Allowable Answer	Definition / Additional Guidance
Accessory Dwelling Unit	Accessory dwelling units are not allowed on the site.
Development Standards	Site is not compliant with development regulations (e.g., a dwelling with a building footprint that exceeds the allowable setback lines or size restrictions).
Excessive Units	The property exceeds the allowable density established by the local zoning authority (e.g., a two-to-four unit property in an area that permits only one-unit properties in the zoning regulations).
Lot Size	Site size does not meet standards established by local zoning authority.
Manufactured Home	Manufactured homes are not allowed on the site.
Other (Describe)	Select Other to enter an answer that is not in the above list.

Property Use#

This subsection displays when Site Owned in Common (3.015) is No.

When Site Owned in Common is Yes, non-residential use such as live/work space in the living unit is reported in the Unit Interior section (10.026-10.028).
Commercial space in condominium, cooperative, or condop project buildings is reported in the Project Information section (18.069).

Site: Property Use

Applies To	Report Field ID	Report Label	When to Include	Allowable Answers / Format	Definition / Additional Guidance
All	4.017	Non-Residential Use	Required if Site Owned in Common is No	Yes \| No	Non-Residential Uses on Property: Indicates whether the property includes space set aside to operate a business. When analyzing this for a condominium or cooperative (such as a site condo), only include areas that are part of the subject unit and not the entire project. Project analysis is handled in the Project Information section. Notes: - If Yes, the Non-Residential Property Use row displays in the Site Features Table (4.043-4.046), and additional information must be provided. - If No, "None" displays.
All	4.015	Primarily Residential	Required if Non-Residential Uses on Property is Yes	Yes \| No	Indicates whether the property's use is primarily residential when the property includes non-residential space set aside to operate a business. Although income should be considered, it may not be the sole determining factor if the property is primarily residential.
FHA/VA/USDA	4.016	Residential Use	Required for FHA, USDA, and VA appraisals if Non-Residential Uses on Property is Yes	Percent	Percent of Residential Use Reference the appropriate government agency appraisal guidelines for more information.
All	4.017	Non-Residential Use	Required if Non-Residential Uses on Property is Yes	Choose one or more allowable answers from the Definition / Additional Guidance column	The type(s) of non-residential use observed on the property. - Agricultural - Commercial (e.g., retail, day care, elder care, beauty or barber shop, doctor's office) - Industrial - Other (Describe) Notes: - Also displays in the Site Features Table (4.044). - Photo(s) of non-residential use must be provided, which display in Site Exhibits with the caption "Non-Residential Use". An additional caption including the type of non-residential use, location, and any other descriptive information as appropriate may be provided.
All	4.018	Non-Residential Modification	Required if Non-Residential Uses on Property is Yes	Yes \| No
All	4.019	Description of Non-Residential Use / Modification	Required if Non-Residential Uses on Property is Yes	Free-form	Commentary on the nature of the non-residential use and / or modifications, including the extent of the changes and whether they have an adverse impact on marketability as a residential property.

Property Access#

Site: Property Access

Report Field ID	Report Label	When to Include	Allowable Answers / Format	Definition / Additional Guidance
4.020	Primary Access	Always required	Choose an allowable answer from table (Primary Access to Property)	Primary Access to Property: The primary ingress and egress method to the property. - Pedestrian Only Access - Private Airstrip - Private Street - Public Street - Waterway - Other (Describe) Notes: - For condominiums, cooperatives, and condops, reference published guidelines by the GSEs, government agencies, or other identified secondary market participants for specific guidance. - Photo(s) of the property access must be provided, which display in Site Exhibits with the caption "Property Access (Street Scene)". An additional caption may be provided to further identify the photo.
4.021	Street Type and Surface	Required for each street if Primary Access to Property is Public Street, or Private Street	Choose one or more allowable answers from table (Street Type)	Street(s) Used to Access Property: The means of direct access and exit for all roads to and from the property. - Alley - Arterial Street - Collector Street - Cul-de-sac - Dead End - Local Road - Rural Road - Other (Describe) Note: For condominiums, cooperatives, and condops, reference published guidelines by the GSEs, government agencies, or other identified secondary market participants for specific guidance.
4.021	Street Type and Surface	Required for each street if Primary Access to Property is Public Street, or Private Street	Choose an allowable answer from the Definition / Additional Guidance column	Street Surface Material - Asphalt - Brick - Concrete - Cobblestone - Dirt - Gravel - Other (Describe) Note: If the street is made of multiple materials, choose the predominant one.
4.022	Known Maintenance Agreement	Required if Primary Access to Property is Private Street	Yes \| No	Indicates whether there is an enforceable maintenance agreement for a private street used to access the property that is known to the appraiser. Notes: - Select Yes if the private street is maintained by the HOA or PUD. - An image of the maintenance agreement may be provided, which displays in Site Exhibits. A caption may be provided to identify the image as being of a maintenance agreement, and any other descriptive information as appropriate.
4.023	Typical for Market	Always required	Yes \| No	Access to Property Typical for the Market: Indicates whether the property access is common in the market location.
4.024	Description of Property Access	Required if Access to Property Typical for the Market is No, or as needed	Free-form	Description of the access to the property including why it is not typical for the market. Additional commentary to include details and other information may be provided.

Primary Access to Property (Choose one)

Allowable Answer	Definition / Additional Guidance
Pedestrian Only Access	Indicates the property is landlocked and can only be accessed by foot (e.g., walking, hiking) and cannot be accessed by any other method. An easement is typically required to access the property. Note: Choose this answer for situations in which there is a street giving access to the subject property that has been converted to pedestrian-only access and is the only access.
Private Airstrip	Note: Do not include airstrips that serve a project or community. These are reported in Common Amenities / Services (18.012).
Private Street	Note: Do not choose this answer for pedestrian-only streets.
Public Street	Note: Do not choose this answer for pedestrian-only streets.
Waterway
Other (Describe)	Select Other to enter an answer that is not in the above list.

Street Type (Choose all that apply)

Allowable Answer	Definition / Additional Guidance
Alley	A typically narrow passageway between buildings or residences that is designed to provide access to the property but not meant for use as a local road.
Arterial Street	A high-capacity road primarily designed to provide routes from city to city; features divided lanes and high to moderate rates of speed, limited and controlled pedestrian access (e.g., state or county highway).
Collector Street	A moderate-capacity road designed to link to arterial roads and collect traffic from local roads; may feature divided lanes, moderate rates of speed, and controlled pedestrian access.
Cul-de-sac	A low-capacity road designed as a non-through street that ends in a circle typically used for vehicle turn around; features a low rate of speed and unregulated pedestrian access.
Dead End	A low-capacity road or series of roads that end abruptly with no specified area for vehicle turn around and only one means of entry and exit; features a low rate of speed and unregulated pedestrian access (e.g., non-through street).
Local Road	A moderate- to low-capacity road primarily designed to provide direct access to individual residential properties; typically features single lane, low rates of speed and unregulated pedestrian access (e.g., neighborhood or residential road).
Rural Road	A low-capacity road primarily designed to provide direct access to agricultural properties and larger acreage residential properties; typically present in areas of low population density with low rates of speed and unregulated pedestrian access (e.g., county road).
Other (Describe)	Select Other to enter an answer that is not in the above list.

Site Influence#

The appraiser must fully consider all of the influences that impact the value and marketability of a property's site and location. These may be onsite or offsite, and sometimes may not be visible from the property or may even be located some distance away.

The appearance of the Site Influence table varies based on the details of the property being appraised.

**Site: Site Influences**

Report Field ID	Report Label	When to Include	Allowable Answers / Format	Definition / Additional Guidance
4.025	Influence	Always required	Choose one or more allowable answers from table (Site Influence)	Site Influence: Specifies an influence on the property. Note: Photos or images for each site influence may be provided, which display in Site Exhibits with the caption "Site Influence". An additional caption may be provided, including the site influence type and any other descriptive information as appropriate.
4.030	Site Influence Commentary	If relevant	Free-form	Overall commentary for all site influences.

Site Influence (Choose all that apply)

Allowable Answer	Definition / Additional Guidance
Agricultural
Airport	A designated area where aircraft take off and land. Note: Airport influences can extend to flight paths where landing and take-off patterns may create higher noise levels. Choose this answer when reporting on these types of influences.
Body of Water	Choose this answer if there are one or more bodies of water that influence the site. Note: If applicable, see also the Water Frontage with Private Access subsection (4.031-4.038).
Busy Roadway
Commercial Area	An area intended to produce income (e.g., office buildings, retail buildings, hospitality).
Golf Course
Green Space	An area of protected or conserved land or water on which development is indefinitely set aside.
High Density Residential	A densely populated residential area.
High Pressure Gas Line	A distribution system with lines in which the gas pressure in the main is higher than the pressure provided to the customer.
Historic District	A district designated to be of historical significance by a recognized authority.
Industrial Area	An area intended for the production of manufactured goods (e.g., factories).
Local Distribution Line	Electric lines that commonly supply power to residential housing developments, similar facilities and individual properties.
Oil or Gas Well
Overhead Electric Power Transmission Line	Electric lines that supply power from power generation stations to local distribution lines.
Park
Public Transportation Hub	A location where public transportation can be accessed (e.g., bus transfer station, metro station).
Rail Line	The rail line used by commercial or commuter trains (e.g., railroad tracks, metro tracks).
Residential
School
Stormwater Retention	An area designed to hold or retain stormwaters on a permanent basis.
Other (Describe)	Select Other to enter an answer that is not in the above list. Example: Place of Worship

Information for each Site Influence#

Site: Information for each Site Influence

Applies To	Report Field ID	Report Label	When to Include	Allowable Answers / Format	Definition / Additional Guidance
All	4.026	Proximity	Required for each site influence	Choose an allowable answer from table (Proximity)	Proximity of the site influence or body of water to the property. - Bordering - Offsite - Onsite
All	4.027	Detail	Required if Site Influence is Body of Water	Choose one or more allowable answers from the Definition / Additional Guidance column	Body of Water Type - Bay - Canal - Cove - Creek - Gulf - Lake - Marsh - Ocean - Pond - Reservoir - River - Sound - Other (Describe)
FHA/VA/USDA	4.027	Detail	Required for FHA, USDA, and VA appraisals when Site Influence is Airport	Choose an allowable answer from table (Special Airport Hazard Zone)	Special Airport Hazard Zone: Areas mapped as special airport hazard zones at the ends of runways where aircraft accidents are most likely to occur. - None (Not in a Special Airport Hazard Zone) - Civil Airport Runway Clear Zone - Military Airport Accident Potential Zone 1 - Military Airport Clear Zone - Other (Describe) Reference the appropriate government agency appraisal guidelines for more information.
FHA/VA/USDA	4.027	Detail	Required for FHA, USDA, and VA appraisals when Site Influence is Local Distribution Line, Overhead Electric Power Transmission Line, or High Pressure Gas Line	Yes \| No	Meets Policy Requirements: Indicates whether the site influence meets applicable policy requirements. - Yes (Meets Policy Requirements) - No (Does Not Meet Policy Requirements) Reference the appropriate government agency appraisal guidelines for more information.
All	4.028	Impact	Required for each Site Influence	Adverse, Beneficial, or Neutral
All	4.029	Comment	Required for each Site Influence if Impact is Adverse or Beneficial, or if Meets Policy Requirements is No, or as needed	Free-form	When Adverse or Beneficial, describe the impact to value and / or marketability. Additional commentary may be provided to include details and other information.

Proximity (Choose one for each Site Influence or Environmental Condition)

Allowable Answer	Definition / Additional Guidance
Bordering	An influence located on or coming from a site that directly abuts the subject site.
Offsite	An influence located on or coming from a site that is not the subject site nor directly abuts the subject site.
Onsite	An influence located on or coming directly from the subject site.

Special Airport Hazard Zone (Choose one)

Applies To	Allowable Answer	Definition / Additional Guidance
FHA/VA/USDA	None (Not in a Special Airport Hazard Zone)	Select this answer if the property is not in a Special Airport Hazard Zone.
FHA/VA/USDA	Civil Airport Runway Clear Zone	Areas immediately beyond the ends of runways for civil airports as established by Federal Aviation Administration for the purpose of enhancing protection of people and property on the ground in the event an aircraft lands or crashes beyond the runway end.
FHA/VA/USDA	Military Airport Accident Potential Zone 1	Areas beyond the Clear Zone for military airfields established by the United States Department of Defense as a planning tool for local planning agencies. Accident Potential Zones are areas where aircraft mishaps are most likely to occur near the airfields.
FHA/VA/USDA	Military Airport Clear Zone	Areas immediately beyond the ends of runways for military airfields established by the United States Department of Defense.
FHA/VA/USDA	Other (Describe)	Select Other to enter an answer that is not in the above list.

Apparent Environmental Conditions#

The appraiser must fully consider any apparent environmental conditions that impact the value and marketability of the property. Environmental conditions may be onsite or offsite, may not be visible on or from the property, or may even be located some distance away.

There is one Apparent Environmental Condition row in the Site Influence table for each Apparent Environmental Condition. If there are no environmental conditions, this row does not display.

**Site: Site Influence - Apparent Environmental Conditions**

Report Field ID	Report Label	When to Include	Allowable Answers / Format	Definition / Additional Guidance
4.027	Detail	Always required	Choose one or more allowable answers from table (Apparent Environmental Condition)	Apparent Environmental Condition: A type of environmental condition identified during the analysis of a lot or structure. - None - Hazardous Above Ground Storage Tank - Hazardous Substances - Landfill - Radon - Slush Pit - Soil Contamination - Superfund Site - Underground Storage Tank - Water Contamination - Other (Describe)
4.026	Proximity	Required for each identified Apparent Environmental Condition	Choose an allowable answer from table (Proximity)	Proximity of the environmental condition to the property. - Bordering - Offsite - Onsite
4.026	Proximity	Required if Proximity is Bordering or Offsite	Number of feet, meters, miles or kilometers	Distance from Property: The approximate distance from the property to the environmental condition, as measured from the closest point of the apparent environmental condition to the subject property line. Reference published guidelines by the GSEs, government agencies, or other identified secondary market participants for specific guidance.
4.028	Impact	Required for each identified Apparent Environmental Condition	Adverse, Beneficial, or Neutral
4.029	Comment	Required for each identified Apparent Environmental Condition	Free-form	Commentary on the nature of the environmental condition, and its impact to value and / or marketability.

Apparent Environmental Condition (Choose all that apply)

Allowable Answer	Definition / Additional Guidance
None	Select this answer if there are no apparent environmental conditions that influence the property, and the Apparent Environmental Condition row does not display.
Hazardous Above Ground Storage Tank	Stationary storage tank above the surface grade with capacity of 1000 gallons or more of flammable or explosive material.
Hazardous Substances	Any material that may be harmful to humans, the property, and / or the environment.
Landfill	An area of land that is built up from deposits of solid refuse in layers covered by soil.
Radon	A heavy radioactive gaseous element formed by the decay of radium.
Slush Pit	Earthen pit or basin excavated next to drilling rigs that are used for the collection and disposal of drilling muds and well cuttings.
Soil Contamination	The presence of chemicals or other alterations to the natural soil environment.
Superfund Site	A site established by the Federal Comprehensive Environmental Response, Compensation, and Liability Act of 1980 and administered by the Environmental Protection Agency, enabling it to investigate and clean up sites contaminated with hazardous substances.
Underground Storage Tank	A storage tank that is below the surface grade.
Water Contamination	Water that contains any foreign substance that can be harmful to humans, the property, and / or the environment (e.g., lead, arsenic).
Other (Describe)	Select Other to enter an answer that is not in the above list.

Water Frontage with Private Access#

The appraiser must indicate whether the property has private access to each Body of Water Type that was indicated in the Site Influences subsection above. Private access is intended to mean that the access is either owned by the subject property or exclusively granted to the subject property through easement or right.

This section is not intended for public or community waterfront access used as an amenity in projects, communities, or other housing developments. Instances where community waterfront access is included as an amenity in mandatory HOA fees must be reported in Common Amenities / Services (18.012) in the Project Information section.

If the property does not have private access to any body of water, this subsection does not display.

Site: Water Frontage

Report Field ID	Report Label	When to Include	Allowable Answers / Format	Definition / Additional Guidance
Not on Report	This is an appraiser input that does not display	Always required for each Body of Water Type	Yes \| No	Property Has Private Access Rights to the Body of Water: Indicates whether the property has private access to the associated body of water. This represents private access from the property only, either through a community buffer or exclusive to the property. Do not select Yes to report on public, community, or project waterfront access and amenities.

For All Private Water Frontage on the Property#

This subsection includes information about all private water frontage on the property.

Site: Information for all Private Water Frontage on the Property

Report Field ID	Report Label	When to Include	Allowable Answers / Format	Definition / Additional Guidance
4.031	Total Linear Measurement	Required if Property Has Private Access Rights to the Body of Water is Yes for one or more bodies of water	Number of feet or meters	Water Frontage Total Length: The approximate total linear measurement of all waterfront with private access, measured in front footage.
4.032	Permanent Waterfront Feature	Required if Property Has Private Access Rights to the Body of Water is Yes for one or more bodies of water	Choose one or more allowable answers from table (Permanent Waterfront Feature)	A permanent feature in or alongside a body of water. - None - Beach - Boat Lift - Boat Ramp - Boat Slip - Dock - Pier - Riprap - Seawall or Bulkhead - Other (Describe) Notes: - If there are multiple permanent waterfront features and bodies of water, provide further details in Water Frontage Commentary (4.038). - Photos or images for the indicated permanent waterfront feature may be provided, which display in Site Exhibits with the caption "Permanent Waterfront Feature". An additional caption may be provided, including the waterfront feature type(s) and any other descriptive information as appropriate.
4.033	Right to Build	Required if Permanent Waterfront Feature is None	Yes \| No	Right to Build Waterfront Features When there are no waterfront features on the property (Permanent Waterfront Feature is None), indicate whether the property has the right to improve the shoreline or build waterfront features.

Permanent Waterfront Feature (Choose all that apply)

Allowable Answer	Definition / Additional Guidance
None	There are no waterfront features on the property.
Beach	A strip of land separating a body of water from inland areas, typically used for recreation or leisure purposes.
Boat Lift	A machine for raising and lowering watercraft to and from the water.
Boat Ramp	A form of access point, leading to a body of water, for boats or other watercraft.
Boat Slip	A docking point for boats or other watercraft.
Dock	A platform leading out from shore into a body of water that is not attached to pillars or girders. Can be permanently installed, or temporary to allow for removal due to seasonality. Note: Docks that are temporary or not permanently installed are considered personal property and are not reported here.
Pier	A permanent structure leading out from shore into a body of water, typically made of concrete, steel, or treated timbers and supported on pillars or girders.
Riprap	Rock or other material set in place to protect shorelines (e.g., shot rock, rock armor, or rubble).
Seawall or Bulkhead	A wall or structure designed to protect shorelines from wave loads and / or to retain soils and prevent erosion. Select this answer only when it is privately owned and maintained, and part of the real estate being valued.
Other (Describe)	Select Other to enter an answer that is not in the above list. Note: Boathouses must be reported in the Outbuilding section and are not reported here.

For each Body of Water with Private Access#

Indicate which bodies of water from above (Body of Water Type (4.027)) have private access from the property, either through a community buffer or exclusive to the property. If there are multiple bodies of water with private access, each displays in a separate row in the Water Frontage with Private Access table.

Site: Information for Each Body of Water with Private Access

Report Field ID	Report Label	When to Include	Allowable Answers / Format	Definition / Additional Guidance
4.034	Frontage	If applicable	Choose one or more allowable answers from the Definition / Additional Guidance column	Body of Water Type - Bay - Canal - Cove - Creek - Gulf - Lake - Marsh - Ocean - Pond - Reservoir - River - Sound - Other (Describe) Notes: - Body of Water Type redisplays from 4.027. - Photos or images for all water frontage with private access must be provided, which display in Site Exhibits with the caption "Water Frontage". An additional caption may be provided, including the water frontage type(s) and any other descriptive information as appropriate.
4.035	Name	If relevant	Free-form	Body of Water Name
4.036	Waterfront Access Rights	Required for each body of water where Property Has Private Access Rights to the Body of Water is Yes	Choose an allowable answer from table (Waterfront Access Rights)	Type of access the subject property has to the waterfront. - By Permit - Deeded Access - Privately Owned - Other (Describe)
4.037	Access Depth	Required for each body of water where Property Has Private Access Rights to the Body of Water is Yes	Choose an allowable answer from table (Access Depth)	Classifies the water depth for the purpose of watercraft access. - Deep Water - Non-Navigable - Shallow Water - Other (Describe) Note: Water depth should be approximated considering typical and feasible water depths, whether by dock, pier, or shoreline.

Waterfront Access Rights (Choose one for each Body of Water with Private Access)

Allowable Answer	Definition / Additional Guidance
By Permit	Temporary permissible use of the waterfront access granted by a recognized authority.
Deeded Access	Legally permissible use of the waterfront access written in the deed.
Privately Owned	Waterfront access as granted through private ownership of the water frontage.
Other (Describe)	Select Other to enter an answer that is not in the above list.

Access Depth (Choose one for each Body of Water with Private Access)

Allowable Answer	Definition / Additional Guidance
Deep Water	Can handle larger recreational motorboats, sailboats and watercraft with deep hulls, berths, or keels (typically depths of more than 4 feet).
Non-Navigable	Water is not suitable for standard motorboats or sailboats with deep keels (typically depths of less than 2 feet).
Shallow Water	Can handle watercraft with only a shallow hull, no berth or keel (typically depths of 2 to 4 feet).
Other (Describe)	Select Other to enter an answer that is not in the above list.

Note: For Access Depth, in areas where tides impact the ability to store/use watercraft, a common practice is to reference the Mean Low Water (MLW) depth. This information can often be sourced from local Realtors/MLS listings.

Water Frontage Commentary#

Site: Information for Each Body of Water with Private Access

Report Field ID	Report Label	When to Include	Allowable Answers / Format	Definition / Additional Guidance
4.038	Water Frontage Commentary	If relevant	Free-form	Overall commentary for all water frontage, which could include information that is not captured in the discrete data, or additional details to support the discrete data that is provided.

View and Impact to Value / Marketability#

A key component of a property's location is the view. This subsection contains information about the views associated with the subject property, the range and breadth of those views, and the overall impact the views have on the subject's value and marketability.

Site: View and Impact to Value / Marketability

Report Field ID	Report Label	When to Include	Allowable Answers / Format	Definition / Additional Guidance
4.039	View	Always required	Choose one or more allowable answers from the Definition / Additional Guidance column	The specific view types as observed for valuation purposes that may affect market value. - Bay - Canal - City Street - Commercial - Cove - Creek - Golf Course - Gulf - High Density Residential - Highway - Industrial - Lake - Marsh - Mountain - Ocean - Park - Parking Lot - Pastoral - Pond - Reservoir - Residential - River - School - Skyline - Sound - Traffic Wall Barriers - Valley - Woods - Other (Describe) Notes: - Views must be reported and analyzed based on what is readily visible from the property dwelling or unit(s). For high-rise, mid-rise and low-rise properties, the view is reported at the unit level. - Photo(s) must be provided of all views that impact value or marketability, which display in Site Exhibits with the caption "View". An additional caption may be provided, including the view type and any other descriptive information as appropriate.
4.039	View (Primary)	Always required for each view	Yes \| No	Indicates whether the view is the primary view. - Select Yes for the view with most impact, and if there is more than one view, "(Primary)" displays next to the view.
4.040	Range of View	Always required for each view	Choose an allowable answer from table (Range of View)	The extent of the view. The range of each view must be described based on the view from the property dwelling or unit(s). - Full - Partial - Seasonal - Other (Describe)
4.041	Impact	Always required for each view	Adverse, Beneficial, or Neutral
4.042	View Commentary	If relevant	Free-from	Overall commentary for all views - Details captured above that require additional support. - Information pertinent to views impacting value and /or marketability that is not captured in the details above.

Range of View (Choose one for each View)

Allowable Answer	Definition / Additional Guidance
Full	A generally unobstructed view.
Partial	A significantly obstructed or limited view.
Seasonal	A view that is obstructed during certain times of the year.
Other (Describe)	Select Other to enter an answer that is not in the above list.

Site Features and Impact to Value / Marketability#

The Site Features table provides information about relevant site factors that may impact the value and marketability of the property.

Non-Residential Property Use
Hazard Zone
Property Restrictions
Easements
Encroachments
Site Characteristics

The appearance of the Site Features table varies based on the details of the property being appraised. This sample shows all possible rows that may display.

Non-Residential Property Use#

The appraiser must carefully analyze and report on any significant non-residential uses of the subject property in this section when Site Owned in Common (3.015) is No. This row only displays in the Site Features table when Site Owned in Common is No and Non-Residential Uses on Property (4.017) is Yes.

When Site Owned in Common is Yes, the details of non-residential use for a specific unit, including whether the property qualifies as live / work space, are reported in the Unit Interior section (10.026-10.028).
Commercial space in project buildings is reported in the Project Information section (18.069).

Site: Site Features - Non-Residential Property Use

Report Field ID	Report Label	When to Include	Allowable Answers / Format	Definition / Additional Guidance
4.043 4.044	Non-Residential Property Use (Detail)	Required if Non-Residential Use is Yes	Choose one or more allowable answers from the Definition / Additional Guidance column	The type(s) of non-residential use observed on the property. - Agricultural - Commercial (e.g., retail, day care, elder care, beauty or barber shop, doctor's office) - Industrial - Other (Describe) Note: Redisplays from 4.017.
4.045	Non-Residential Property Use (Impact)	Required if Non-Residential Use is Yes	Adverse, Beneficial, or Neutral
4.046	Non-Residential Property Use (Comment)	Required if Non-Residential Use is Yes	Free-form	When Adverse or Beneficial, describe the impact to value and / or marketability. Additional commentary may be provided to include details and other information.

Hazard Zone#

The appraiser must report all Hazard Zones that impact the subject property in this section. Examples such as Flood Zones and Lava Flow Zones are predefined and must be reported using the available selections. Select Other (Describe) to identify any zones that impact the subject property that are not predefined.

The Hazard Zone row always displays in the Site Features table.

Site: Site Features - Hazard Zone

Report Field ID	Report Label	When to Include	Allowable Answers / Format	Definition / Additional Guidance
4.047	Hazard Zone (Detail)	Always required	Choose one or more allowable answers from the Definition / Additional Guidance column	Hazard Zone: The geographic area, as specified by a government entity, documenting a potential risk to the property. - FEMA Special Flood Hazard Area - USGS Lava Flow Zone - None (No Hazard Zone Noted) - Other (Describe)
4.047	Hazard Zone (Detail)	Required if Hazard Zone is USGS Lava Flow Zone	USGS Lava Flow Zone 1 to 9	Lava Flow Zone: Defined by the United States Geological Survey to identify the most dangerous Lava Flow Zone in which the property, in whole or in part, is located. Note: If the property is in multiple Lava Flow Zones, report the most severe rating, and note the other Lava Flow Zones in Hazard Zone Comment.
4.048	Hazard Zone (Impact)	Required if property is in a hazard zone	Adverse, Beneficial, or Neutral
4.049	Hazard Zone (Comment)	Required if Impact is Adverse, or as needed	Free-form	Hazard Zone Comment When Adverse, describe the impact to value and / or marketability. Additional commentary may be provided to include details and other information.

Property Restriction#

The appraiser must identify property restrictions or encumbrances affecting the subject property in this subsection. Restrictions are identified using the most appropriate description from the list provided. If there are multiple restrictions, choose all that apply.

There is one row in the Site Features table for each Property Restriction. If there are no property restrictions, this row does not display.

Site: Site Features - Property Restriction

Report Field ID	Report Label	When to Include	Allowable Answers / Format	Definition / Additional Guidance
4.050 4.051	Property Restriction (Detail)	If applicable	Choose one or more allowable answers from table (Property Restriction)	Property Restriction: Limitation(s) on the use, development, or transfer of a property. - Age - Historic Preservation - Income - Land Use - Rental - Sale Price - Other (Describe)
4.052	Property Restriction (Impact)	Required for each property restriction	Adverse, Beneficial, or Neutral
4.053	Property Restriction (Comment)	Required for each property restriction if Impact is Adverse or Beneficial, or as needed	Free-form	When Adverse or Beneficial, describe the impact to value and / or marketability. Additional commentary may be provided to include details and other information.

Property Restriction (Choose all that apply)

Allowable Answer	Definition / Additional Guidance
Age	A restriction that limits the conveyance and ownership of the property based on an individual meeting a specified age threshold (e.g., 55+ communities).
Historic Preservation	A restriction that prevents owner from altering the property in its entirety or specific portion of the property to preserve its historical relevance or character.
Income	A restriction that limits the conveyance and ownership of the property based on an individual meeting income requirements. Note: For affordable housing programs, select both Income and Sale Price, if applicable.
Land Use	A restriction that controls use of the land.
Rental	A restriction on the amount of rent that can be charged or increased in a certain period (e.g., rental cap, rent control).
Sale Price	A restriction that places a sale price threshold on the property (e.g., minimum sale price, maximum sale price). Note: For affordable housing programs, select both Income and Sale Price, if applicable.
Other (Describe)	Select Other to enter an answer that is not in the above list.

Easement#

Easements affecting the subject property are identified in this subsection. The appraiser must identify easements granted by neighboring properties to the subject property, in addition to any easements granted by the subject property to a neighboring property. Use the most appropriate description from the list provided.

There is one row in the Site Features table for each Easement. If there are no easements, this row does not display.

Site: Site Features - Easement

Report Field ID	Report Label	When to Include	Allowable Answers / Format	Definition / Additional Guidance
4.054 4.055	Easement (Detail)	If applicable	Choose one or more allowable answers from the Definition / Additional Guidance column	Easement: A nonpossessory right to cross or otherwise use a portion of another property for a specified purpose. - Conservation - Drainage - Ingress/Egress - Utility (other than typical property utility easements) - Other (Describe) Note: Do not report easements that are typical or common to the market.
4.056	Easement (Impact)	Required for each easement	Adverse, Beneficial, or Neutral
4.057	Easement (Comment)	Required for each easement if Impact is Adverse or Beneficial, or as needed	Free-form	When Adverse or Beneficial, describe the impact to value and / or marketability. Additional commentary may be provided to include details and other information, including if the easement is on a neighboring property.

Encroachment#

Encroachments affecting the subject property are identified in this subsection using the most appropriate description from the list provided. The appraiser must identify encroachments by neighboring properties on the subject property in addition to any encroachments of the subject property on a neighboring property.

There is one row in the Site Features table for each Encroachment. If there are no encroachments, this row does not display.

Site: Site Features - Encroachment

Report Field ID	Report Label	When to Include	Allowable Answers / Format	Definition / Additional Guidance
4.058 4.059	Encroachment (Detail)	If applicable	Choose one or more allowable answers from the Definition / Additional Guidance column	Encroachment: An intrusion on a property when a stationary object crosses a neighboring property line (e.g., fence, shed, garage, tree). - Building - Driveway - Fence - Overhang - Other (Describe) Note: Photos or images may be provided for encroachments, which display in Site Exhibits with the caption "Encroachment". An additional caption may be provided, including the encroachment type and any other descriptive information as appropriate.
4.059	Encroachment (Detail)	Required for each encroachment	Choose an allowable answer from the Definition / Additional Guidance column	Encroachment Direction - Bordering Property Encroaching on Subject Property - Subject Property Encroaching on Bordering Property
4.060	Encroachment (Impact)	Required for each encroachment	Adverse, Beneficial, or Neutral
4.061	Encroachment (Comment)	Required for each encroachment if Impact is Adverse or Beneficial, or as needed	Free-form	When Adverse or Beneficial, describe the impact to value and / or marketability. Additional commentary may be provided to include details and other information.

Site Characteristics#

The appraiser must report on all site characteristics that impact the value and marketability and report details as necessary in this subsection.

There is one Site Characteristic row in the Site Features table for each Site Characteristic. If there are no significant site characteristics, this row does not display.

Example of multiple site characteristics:

Site Characteristics

Report Field ID	Report Label	When to Include	Allowable Answers / Format	Definition / Additional Guidance
4.062 4.063	Site Characteristic (Detail)	Required for each site characteristic	Choose one or more allowable answers from table (Site Characteristic)	Site Characteristic: A given characteristic associated with the site. - None - Coastal Barrier Resources System - Drainage - Excess Land - Landlocked - Landscaping - Road Frontage - Shape - Soil Suitability - Surplus Land - Topography - Wetlands - Zero Lot Line - Other (Describe) Notes: - Select the Site Characteristics that impact value and / or marketability, or as needed. - Photos or images for the indicated site characteristic may be provided, which display in Site Exhibits with the caption "Site Characteristic". An additional caption including the site characteristic type and any other descriptive information as appropriate may be provided.
4.063	Site Characteristic (Detail)	Required if Site Characteristic is Topography	Choose one or more allowable answers from the Definition / Additional Guidance column	Topography Type: The shape and features of land surface. - Flat - Rocky - Rolling - Sloping - Other (Describe)
4.063	Site Characteristic (Detail)	Required if Site Characteristic is Drainage	Choose one or more allowable answers from the Definition / Additional Guidance column	Site Drainage Reason: The drainage reason that may impact the property. - Evidence of Erosion (observable degradation of the site, such as water runoff or sinkhole) - Improper Grading (water drains towards the foundation) - Standing Water - Other (Describe)
4.064	Site Characteristic (Impact)	Required for each site characteristic	Adverse, Beneficial, or Neutral
4.065	Site Characteristic (Comment)	Required for each site characteristic if Impact is Adverse or Beneficial, or as needed	Free-form	When Adverse or Beneficial, describe the impact to value and / or marketability. Additional commentary may be provided to include details and other information.

Site Characteristic (Choose all that apply)

Allowable Answer	Definition / Additional Guidance
None	If there are no significant site characteristics, select None and the Site Characteristic row does not display.
Coastal Barrier Resources System	Areas protected by the Coastal Barrier Resource Act (CBRA) of 1982, which encourages the conservation of hurricane prone, biologically rich coastal barriers.
Drainage	The movement of water away from the site (e.g., slope, surface, subsurface). Note: If applicable, Drainage 22.03.11 displays as a separate row in the Sales Comparison Approach section.
Excess Land	Land beyond what is required to support the existing improvements of the site that can be subdivided and sold.
Landlocked	A site without legal access to a public thoroughfare (without easements).
Landscaping	External portions of the site improved for functionality or aesthetic quality (e.g., lawn coverage, vegetation, shrubs, trees, gardens, and paths).
Road Frontage	A strip or extent of land abutting a road that impacts value and / or marketability.
Shape	The outline of a site per legal boundaries.
Soil Suitability	Physical properties of the soil suitable to support the current or proposed property development and use.
Surplus Land	Land beyond what is required to support the existing improvements of the site that cannot be subdivided and sold (does not have a separate highest and best use).
Topography	The terrain or relative elevation of site surfaces (e.g., rolling, sloping, rocky, level). Note: If applicable, Topography 22.03.10 displays as a separate row in the Sales Comparison Approach section.
Wetlands	Areas that are inundated or saturated by surface or ground water at a frequency and duration sufficient to support, and that under normal circumstances do support, a prevalence of vegetation typically adapted for life in saturated soil conditions. Wetlands generally include swamps, marshes, bogs, and similar areas.
Zero Lot Line	Residential real estate in which the primary structure comes up to, or very near to, the edge of the property line (e.g., rowhouses, garden homes, patio homes, and townhomes).
Other (Describe)	Select Other to enter an answer that is not in the above list.

Site Features Commentary#

Site Features Commentary

Report Field ID	Report Label	When to Include	Allowable Answers / Format	Definition / Additional Guidance
4.066	Site Features Commentary	If applicable	Free-form	Overall commentary for all site features, which could include information pertinent to site features that is not captured in the discrete data, or additional details to support the discrete data that is provided.

Utilities and Impact to Value / Marketability#

Utilities

Applies To	Report Field ID	Report Label	When to Include	Allowable Answers / Format	Definition / Additional Guidance
All	4.067	Broadband Internet Available	Always required	Yes \| No	- Yes (high-speed internet access is available through a wired connection that is permanently integrated into the property, such as digital subscriber line (DSL), fiber-optic, or cable) - No (high-speed internet access is only available through non-wired connections that are not permanently integrated into the property, considered personal property, such as private satellite dish or mobile hotspots)
FHA/VA/USDA	4.068	Dwelling / Improvement Within Utility Easement	Required for FHA, USDA, and VA appraisals when Easement is Utility	Yes \| No	Indicates whether any part of an improvement is located within the boundary of a utility easement. Reference the appropriate government agency appraisal guidelines for more information.

Information for Each Utility#

The appraiser must indicate whether each of the following utilities are connected to the site, and whether the utility is public or private.

Electricity
Gas
Sanitary Sewer
Water
Other (Describe) - if applicable

For private utilities and for government agency appraisals, additional information is required for each utility.

Example:

Site: Utilities

Applies To	Report Field ID	Report Label	When to Include	Allowable Answers / Format	Definition / Additional Guidance
All	4.069 4.075 4.081 4.087 4.093	Electricity Gas Sanitary Sewer Water Other (Describe)	Always required	Choose one or more allowable answers from the Definition / Additional Guidance column	Utility Type: Utilities that are permanently connected to the site. - Electricity - Gas - Sanitary Sewer - Water - Other (Describe)
All	4.070 4.076 4.082 4.088 4.094 4.071 4.077 4.083 4.089 4.095	Public Private	Always required for each utility that is connected to the site	Public or Non-Public	Utility Ownership: Indicates whether the utility is a public utility or a non-public (private) utility. - If Public, a checkmark displays in the Public column for the indicated utility. - If Non-Public, a checkmark displays in the Private column for the indicated utility. - If neither public nor private, no checkmark displays for the row. - If there is no Electricity, Sanitary Sewer, or Water, provide details in Site Commentary (4.116).
All	4.072	Electricity (Detail)	Required if Utility Type is Electricity and Utility Ownership is Non-Public	Choose one or more allowable answers from table (Electricity Source)	Electricity Source: The delivery method of electricity to the property. - Battery Storage - Permanent Generator - Solar - Wind - Other (Describe)
FHA/VA/USDA	4.084	Sanitary Sewer (Detail)	Required if Utility Type is Sanitary Sewer and Utility Ownership is Non-Public	Choose one or more allowable answers from the Definition / Additional Guidance column	Sewer System - Cesspool - Septic - Other (Describe)
FHA/VA/USDA	4.084	Sanitary Sewer (Detail)	Required for FHA appraisals when there is no public sanitary sewer connected to the site (no checkmark is displayed in the Public column)	Yes \| No	Public Sewer Available Not Connected - Yes (Public sewer available not connected) - No (Public sewer not available) Reference the appropriate government agency appraisal guidelines for more information.
FHA/VA/USDA	4.090	Water (Detail)	Required if Utility Type is Water and Utility Ownership is Non-Public	Choose one or more allowable answers from table (Water Source)	Water Source: The source of water for the property. - Cistern - Hauled Water Holding Tank - Lake or Spring - Well - Other (Describe)
All	4.072 4.078 4.084 4.090 4.096	Electricity Gas Sanitary Sewer Water Other (Describe) (Detail)	Required for each utility that is connected to the site when Utility Ownership is Non-Public	Yes \| No	Utility Shared: Indicates whether the utility is shared with another property. If Yes, "(Shared)" displays.
FHA/VA/USDA	4.090	Water (Detail)	Required for FHA appraisals when there is no public water connected to the site (no checkmark is displayed in the Public column)	Yes \| No	Public Water Available Not Connected - Yes (Public water available not connected) - No (Public water not available) Reference the appropriate government agency appraisal guidelines for more information.
FHA/VA/USDA	4.090	Water (Detail)	If available for FHA, USDA, and VA appraisals when Water Source is Well	Choose an allowable value from table (Water Well Type)	Water Well Type: The type of individual water supply well. - Artesian - Drilled - Dug - Other (Describe) Reference the appropriate government agency appraisal guidelines for more information.
FHA/VA/USDA	4.090	Water (Detail)	If applicable for FHA, USDA, and VA appraisals when Water Source is Well	Yes \| No	Well Meets Distance Requirements: Indicates whether the well meets all applicable distance requirements as defined by the regulating agency. - Yes (well meets distance requirements) - No (well does not meet distance requirements) Reference the appropriate government agency appraisal guidelines for more information.
All	4.073 4.079 4.085 4.091 4.097	Private Utility Impact	Required for each private utility	Adverse, Beneficial or Neutral
All	4.074 4.080 4.086 4.092 4.098	Comment	Required if Private Utility Impact is Adverse, or as needed	Free-form	Private Utility Comment or Public Utility Comment When Adverse, describe the impact to value and / or marketability. Additional commentary may be provided to include details and other information. Note: Fees for private utilities are reported here and not in the Project Information section.

Electricity Source (Choose all that apply)

Applies To	Allowable Answer	Definition / Additional Guidance
All	Battery Storage	Permanent system designed to store energy that can be operated independently from the primary electricity source of the property.
All	Permanent Generator	Permanent backup electrical system that operates in the event of a power interruption.
All	Solar
All	Wind
FHA/VA/USDA	Other (Describe)	Select Other to enter an answer that is not in the above list.

Water Source (Choose all that apply)

Applies To	Allowable Answer	Definition / Additional Guidance
All	Cistern	An artificial reservoir used for collecting and storing rain water.
All	Hauled Water Holding Tank	Holding tank used in conjunction with water purchased and hauled to the site.
All	Lake or Spring
FHA/VA/USDA	Well
FHA/VA/USDA	Other (Describe)	Select Other to enter an answer that is not in the above list.

Water Well Type (Choose one)

Applies To	Allowable Answer	Definition / Additional Guidance
FHA/VA/USDA	Artesian	A well bored perpendicularly into water-bearing strata lying at an angle, so that natural pressure produces a constant supply of water with little or no pumping.
FHA/VA/USDA	Drilled	A well that is constructed by percussion or rotary-drilling machines.
FHA/VA/USDA	Dug	A well dug by shovel or backhoe, also referred to as bored.
FHA/VA/USDA	Other (Describe)	Select Other to enter an answer that is not in the above list.

Apparent Defects, Damages, Deficiencies (Site)#

The appraiser must report any significant items pertaining to the site, and must associate any defect, damage, or deficiency with the most appropriate section. These defects, damages, and deficiencies are items that:

Rise to the level of recommending repair, replacement, or inspection by an individual with expertise in the industry, or
Negatively affect the integrity / composition of the site itself, or
Negatively affect the soundness or structural integrity of the improvements to the site, or
Measurably impact the marketability or value of the property, or
Require completion

Example:

Any other items that do not require repair, replacement, or inspection may also be reported using the Recommended Action of None.

Reference the appropriate government agency appraisal guidelines for specific requirements.

Apparent Defects, Damages, Deficiencies (Site)

Report Field ID	Report Label	When to Include	Allowable Answers / Format	Definition / Additional Guidance
4.099	N/A	Always required	Yes \|No	Site Defects Exist: Indicates whether there are apparent defects, damages. or deficiencies related to the Site section. - If No, "None" displays, and the Apparent Defects, Damages, Deficiencies (Site) table does not display.
4.099	N/A	Displays when Site Defects Exist is Yes	N/A	The items listed below represent the As Is condition as of the effective date of this report

Information About Each Defect, Damage, or Deficiency#

Apparent Defects, Damages, Deficiencies (Site)

Report Field ID	Report Label	When to Include	Allowable Answers / Format	Definition / Additional Guidance
4.100	Feature	Required for each defect, damage, or deficiency	Other (Describe)	Notes: - For the Site section, choose Other and briefly describe the feature with the defect, damage, or deficiency. - Photos or images must be provided for each physical defect, damage, or deficiency. These display in Site Exhibits as "Apparent Defects, Damages, Deficiencies" with the indicated Feature. An additional caption may be provided.
4.101	Location	Required for each defect, damage, or deficiency	Other (Describe)	For the Site section, choose Other and briefly describe the location of the defect, damage, or deficiency.
4.102	Description	Required for each defect, damage, or deficiency	Free-form	Description of the defect, damage, or deficiency.
4.103	Affects Soundness or Structural Integrity	Required for each defect, damage, or deficiency	Yes \| No	Indicates whether the defect, damage, or deficiency affects the soundness and / or structural integrity of the improvement.
4.104	Recommended Action	Required for each defect, damage, or deficiency	Choose an allowable answer from the Definition / Additional Guidance column	The recommended action for the defect, damage, or deficiency. - Completion - Inspection - Repair (includes replacement) - None (does not require repair, replacement, completion, or inspection) Note: - If Completion, Inspection, or Repair is reported for any defect, damage, or deficiency - The report must be made subject to the resolution of the item (Market Value Condition 26.009 cannot be As Is). - If Repair is selected, the estimated cost to repair may be provided in the Reconciliation section.

Site Valuation Methodology#

This subsection enables Opinion of Site Value (and land comparables if applicable) to be included in the URAR when there is no Cost Approach section. It displays here when Site Value Developed by Appraiser is Yes.

Site: Site Valuation Methodology

Report Field ID	Report Label	When to Include	Allowable Answers / Format	Definition / Additional Guidance
Not on Report	This is an appraiser input that does not display	Required when there is no Cost Approach section	Yes \| No	Site Value Developed by Appraiser - Yes (The Site Valuation Methodology subsection is included in the Site section) - No (The Site Valuation Methodology subsection is not included in the Site section)

Site Value and Site Valuation Method#

Site Value and Site Valuation Method

Report Field ID	Report Label	When to Include	Allowable Answers / Format	Definition / Additional Guidance
4.105	Opinion of Site Value	Required if Site Value Developed by Appraiser is Yes	Dollar amount	The dollar value estimated for the property site (e.g., land that is improved so that it is ready to be used for a specific purpose). Can be 0, such as when Property Rights Appraised is Leasehold.
4.106	Primary Site Valuation Method	Required if Site Value Developed by Appraiser is Yes	Choose an allowable answer from table (Primary Site Valuation Method)	The method by which the site value is calculated. - Allocation - Extraction - Sales Comparison - Other (Describe)

Primary Site Valuation Method (Choose one)

Allowable Answer	Definition / Additional Guidance
Allocation	An estimation of land value in which sales of improved properties are analyzed to establish a typical ratio of land value to total property value. This ratio is applied to the property being appraised to arrive at an estimated value for the land.
Extraction	An estimation of land value in which the depreciated cost of the improvements on the improved property is estimated and deducted from the total sale price to arrive at an estimated value for the land.
Sales Comparison	Identifies sales of vacant land and / or sites and applies an adjustment process to the sale price to determine an indicated value or range of value for the subject site. Note: If this answer is selected, land comparables (4.107-4.114) must be provided.
Other (Describe)	Select Other to enter an answer that is not in the above list.

Information for each Land Comparable#

The Land Comparables table displays if Primary Site Valuation Method is Sales Comparison, and the "When to Include" column in this table reflects this.

Site: Site Valuation Methodology - Land Comparables

Report Field ID	Report Label	When to Include	Allowable Answers / Format	Definition / Additional Guidance
4.107	#	Required for each land comparable	1, 2, 3 …	Land Comparable #
4.108	Address	If available for each land comparable	Free-form	Land Comparable Street Address If the street address is unavailable or has not yet been assigned, provide any information necessary to identify the property.
4.108	Address	Required for each land comparable	Free-form	Land Comparable City, State, ZIP Code
4.109	County	Required for each land comparable	Free-form	Name of the county or parish as defined by the state. Note: If the land comparable is not located in any county (e.g., located in an independent city), enter the name of the local municipality or district in which the property is located.
4.110	Data Source	Required for each land comparable	Choose one or more allowable answers from the Definition / Additional Guidance column	Land Comparable Data Source - Assessor Record - Builder or Developer - Data Aggregator - Exterior Inspection - HOA - Land Survey - Lender - MLS - Previous Appraisal File - Property Owner - Real Estate Agent - Zoning - Other (Describe)
4.110	Data Source	Required when Land Comparable Data Source is MLS, or if applicable for other data sources	Free-form	Data Source Identifier: A unique number or identifier assigned to the land comparable by the data source. Notes: - If Land Comparable Data Source is MLS, the MLS number is required. - If a data source has an identifier, it must be reported on the URAR.
4.111	Assessor Parcel Number (APN)	If available for each land comparable	Free-form	A number assigned to parcels of real property by the tax assessor of a particular jurisdiction for purposes of identification and record-keeping.
4.112	Site Size	Required for each land comparable	Number of acres, square feet, hectares, or square meters	The total area of the site, including all parcels. - For area less than 1 acre, use square feet in whole numbers (e.g., 27,840 sq. ft.). - For area that is 1 acre or more, use acres to 2 decimals (e.g., 1.25 acres). - If using the metric system, for area less than 1 hectare, use square meters in whole numbers (e.g., 7,500 sq. m.). - If using the metric system, for area that is 1 hectare or more, use hectares to 2 decimals (e.g., 1.25 hectares).
4.113	Sale Date	Required for each land comparable	mm/dd/yyyy
4.114	Price	Required for each land comparable	Dollar amount	Sale Price

Reconciliation of Site Value#

Reconciliation of Site Value

Report Field ID	Report Label	When to Include	Allowable Answers / Format	Definition / Additional Guidance
4.115	Reconciliation of Site Value	Required if Site Value Developed by Appraiser is Yes	Free-form	Commentary should include information pertinent to the Opinion of Site Value that is not captured in the discrete data, or additional details to support the discrete data that is provided, including access, utilities, zoning, views, or site influences of the land comparables in relation to the subject.
See iGuide	Map of Land Comparables	If relevant	Image	A map of the subject and land comparables should be included, which displays in Site Exhibits with the caption "Map of Land Comparables". An additional caption may be provided to further identify the image. Reference published guidelines by the GSEs, government agencies, or other identified secondary market participants for specific guidance.

Site Commentary#

Site Commentary

Report Field ID	Report Label	When to Include	Allowable Answers / Format	Definition / Additional Guidance
4.116	Site Commentary	If applicable	Free-form	Commentary could include information pertinent to the Site section that is not captured in the discrete data, or additional details to support the discrete data that is provided.

Site Exhibits#

All photos or images related to the Site section are displayed in the Site Exhibits subsection. If there are no photos or images, this subsection does not display.

Site Exhibits

Report Field ID	Report Label	When to Include	Allowable Answers / Format	Definition / Additional Guidance
See iGuide	Site Exhibits	If applicable	Image	An image of the property (site) boundaries, such as a Plat Map, may be provided which displays in Site Exhibits with the caption "Property Boundaries". An additional caption to further identify the image may be provided.
See iGuide	Site Exhibits	If applicable	Photos or images	Photos or images relevant to the Site section may be provided, which display in Site Exhibits. If the photo or image is not specifically indicated above, provide a caption to further identify the photo or image.