appraisal & tax solutions cama commercial clt...

Appraisal & Tax Solutions CAMA Commercial CLT Calculation

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Version 2.0

February 2015

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CAMA Commercial CLT Calculation Guide

Febuary 2015 1

Table of Contents

Main Building Valuation .................................................................................................. 2

Notes: ........................................................................................................................ 7

CLT Commercial Depreciation ....................................................................................... 8

Building Other Features Calculation ............................................................................. 12

Main Building Valuation

2 Tyler Appraisal & Property Tax Solutions


The following formulas define the cost calculations for a commercial building. In the calculations, each section is valued separately for a building (card), and each building is valued separately for the parcel.

In following these instructions manually, value each section line with its corresponding component lines, and then sum for the commercial building data. Where multiple lines are shown for sections and components, use as many lines as needed for the building.

The source of each required data element is identified by its iMaintain tab or setup form.

Source Calculations Result

Setup Forms Assessment Administration— Jurisdictions

Get the Cost Table Version (Comver) for the subject tax year.

Version

CAMA Commercial Com Bldgs tab

Get the Structure Code, Grade, Effective Year (if present), or Year Built.

Structure Code

Grade

Effective Year

Year Built

CAMA Commercial Com Int/Ext tab

Get the Effective Year, if present; otherwise get the Year Built. Substitute this year for the Com Bldgs tab Year Built for this line.

Get the following exterior data, determining the Floor Level code according to the table below.

From level Level Code From level Level Code

A Attic U B Basement B

C Crawl Space B E Enclosure None

M Mezzanine U P Penthouse U

01 F 02-99 U


Febuary 2015 3



Record the following details.

Line Floor

Level(s) Floor Level

Code Area Perimeter Use Type Use Group

Line Wall

Height Ext. Wall Const. Eff. Year Phys Functional

Com Int/Ext tab

Setup Forms CAMA Commercial (Base Cost)—Commercial Interior Rates

Get the following interior data for each line.

Get rates for Commercial Cost Version and use type.

Line Use Type Finish % /

Rate Partitions /

Rate Heat Code /

Rate Air / Rate Plumbing

/ Rate Lighting /

Rate

Setup Forms CAMA Residential— Cost Factors

Get the Commercial Schedule Level Factor (CSLF)

Factor: LEVEL, Variable: COM

Get the Grade Factor: Factor: GRADE, Variable (Com Bldg Grade)

Get the Valuation Year Factor: COST, Variable JURVALYR*

*If JURVALYR (multi-jurisdiction installations) variable not present, use VALYR.




Setup Forms CAMA Commercial (Base Cost) —Commercial Interior Rates

Get the Basic Structure Code (BSC) for the Ver and Structure Code.

BSC

Setup Forms CAMA Commercial (Base Cost) —Commercial Base SF Rates

Get the Base Rate for the Basic Structure Code, Floor Level, and Construction/Material.

Base Rate (BSR)

Setup Forms CAMA Commercial (Base Cost) —Commercial Exterior Wall Rates

Get the Base Wall Rate (BWR) for the Exterior Wall Code and BSC. (Basement level will have zero wall rate.) See Notes for calculation of wall rate in Indiana.

BWR

Calculate the Perimeter Area Ratio (PAR) by dividing the Perimeter by the Area, rounding to the nearest .0001.

Perimeter / Area = Rounded PAR

/ =

Calculate the Adjusted Wall Rate (AWR) by multiplying the PAR times the Wall Height times the BWR (Wall Rate), rounded to pennies.

Perimeter Area Ratio

(PAR) X Wall Height X Base Wall Rate (BWR) = Adjusted Wall Rate (AWR)

X X =

Setup Forms CAMA Commercial (Base Cost)—Commercial Interior Rates

Get the Base Rate for Use for the Use Type and Ver.

BUR


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Calculate adjustments:

Interior Finish Adjustment (IFA) = CAMA Commercial (Base Cost) Commercial Interior Rate times Unfinished Area Percent (UFAP) divided by 100, rounded to pennies.

UFAP = 100 minus Interior Finish percent.

100

– (minus) Interior Finish % = UFAP

– =

Commercial Interior Rate X (UFAP / 100) = IFA

X =

Partitions Rate from CAMA Commercial (Base Cost) Commercial Interior Rate setup =

Partitions Adjustment

(PA)

=

Heating Rate from CAMA Commercial (Base Cost) Commercial Interior Rate setup =

Heating Adjustment

(HA)

=

Air Conditioning Rate from CAMA Commercial (Base Cost) Commercial Interior Rate setup =

A/C Adjustment

(ACA)

=

Plumbing Rate from CAMA Commercial (Base Cost) Commercial Interior Rate setup =

Plumbing Adjustment Rate (PBA)

=

Lighting Rate from CAMA Commercial (Base Cost) Commercial Interior Rate setup =

Lighting Adjustment Rate (LTA)

=

Calculate Square Foot Rate (SFR) as:

BSR + AWR + BUR – IFA + PA + HA + ACA + PBA + LTA = Square Foot Rate (SFR)

+ + – + + + + + =

Adjust Square Foot Rate (SFR) for number of stories (NSF) and user field adjustments (USRADJ) and schedule level factor.





Get maximum floor for building section.

FLRTO

Setup Forms CAMA Residential Cost Factors

Get story adjustment rate from RCFACT

FACT = COMSTRY

CODE=NSADJ

NSRATE

IF FLRTO > “05”, THEN

1 + ( NSRATE X (FLRTO-5 ) X ( FLRTO-4 ) / ( 2 X FLRTO ) ) = NSF

Setup Forms System User Field Definitions

Get function name, if applicable, for all Com Bldgs (COMDAT) user fields.


Get data for user fields that have functions defined.


Get rate from RCFACT for data in user fields where function = FRCNPNT

FACT = CUSERn

CODE = value in USERn

User Field # Function Data on Com Bldgs Factor (PNT)

If Function = FRCNPNT, use the rate from RCFACT corresponding to the value in the user field.

If Function = URCNPNT, use the value in the user field as the rate.

Compute USERADJ = 1 + (PNT).

Calculate adjusted square foot rate (ASFR) as:

NSF X USERADJ X SFR X CSLF = ASFR

X X X =


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Adjust by Floor Level Factor if appropriate, rounding to pennies:

Floor Level Code Floor Level Factor

A U Effective area = area X 0.4

C B Apply 0.2 to Structural Cost

E None No structural cost, only wall

Calculate Base Price as effective square feet (for attics, Com Int/Ext times 0.4; for non-attics, Com int/Ext area) times number of stories times ASFR

( Com Int/Ext Area X 0.4 ) X Stories X ASFR rounded = Base Price

Attics: X 0.4 X X =

Others: X X =

CAMA Commercial Com Features tab

Other Features values are added to the value of the Interior/Exterior Line (Com Int/Ext tab) where the line number equals the Other Feature Line number.

Add Building Other Features values. See the topic Building Other Features Calculations for details.

Base Price + Total Building Other Features (BOFs) = Building Subtotal

+ =

Multiply Subtotal times Grade Factor to get RCN.

Subtotal X Grade Factor = RCN

X =

Notes:

FOR INDIANA ( juris.comvalmeth) = 'IND' If the following SYSFACT set up exists and value of fact = 1 then the wall rate will be calculated as follows CALCNAME = 'WALLRATE' ver = COmver from juris Tble = COMINTEXT COl = WALLHGT If walladj on CIBASE is 0 THEN use Wall height from Comintext v_wrate := v_wrate * v_wrate4 * i_wallhgt else use wall height from CIBASE v_wrate := v_wrate * v_wrate4 * NVL(gtab.g_cibase.wallht,0)

CLT Commercial Depreciation



With the CLT method, commercial depreciation is generated by cross-referencing the Structure Code and the Construction Type (both found on the Com Bldgs tab), instead of the Neighborhood as in Residential depreciation.The CAMA Commercial Structure Code Assignments setup form defines each Structure Code and its depreciations tables by Construction Type.

The calculations applied to each RCN are as follows.



Get Depreciation Override, if present, or Table Percent Good from Depreciation Worksheet below for Physical Depreciation.

Depreciation Override or Table Percent Good


Get the Structure Code (COMDAT.STRUCTURE). This is applicable to all sections in a building, (lines on a card).

Structure Code


Get the Construction Type (COMINTEXT.CONSTR) applicable only to its own section (line).

Construction Type

Setup Forms CAMA Commercial (Base Cost)— Commercial Structure Code Assignments

Get the DPT (Depreciation Table) for the Cost Version, Structure Code and Construction Type:

a) For Construction Type codes of 1 and 4, use the Frm column (CISTRUCT.FRAME) for determining the DPT.

DPT

b) For all other Construction Type codes, use the Fire Res column (CISTRUCT.BRICK) for determining the DPT.

DPT


If the depreciation table from the Commercial Structure Code Assignments setup is null, use the depreciation table on the Com Bldgs tab.

DPT

Note: “Expected life for depreciation of…” is defined in years, which is traditionally the name of the depreciation table to be used, i.e. 40, 50, 60…

CAMA Commercial Parcel tab

Neighborhood is used to get the CDU table to be referenced in the CDU definitions.

Neighborhood


Febuary 2015 9


System Setup Forms CAMA General— Neighborhood Parameters

CAMA Commercial (Base Cost)-Commercial CDU Lookups

Get the CDU table for the Cost Version and Neighborhood. If no record exists for the COMVER version, use LANDVER.

CDU Table

System Setup Forms CAMA Commercial (Base Cost) —Commercial CDU Lookups

Get the CDU for the physical and functional codes, using COMVER and CDU table.

Line Physical Functional CDU


Determine the Age of the building.

a) (VALYR) minus (COMINTEXT.EFFYR) from each section (line)

on the Comm Sections tab, if present


Else,

b) (VALYR) minus (COMINTEXT.YRBLT) from each section (line) on the Comm Sections tab, if present


Else,

c) (VALYR) minus (COMDAT.EFFYR) for the building on the Com Bldgs tab, if present


Else,

d) Default to, (VALYR) minus (COMDAT.YRBLT) for the building on the Com Bldgs tab.

= Age




System Setup Forms CAMA Residential-Depreciation Factors

Get the Depreciation Percent (Percent Good) for the CDU and Age.

Depreciation Percent


Get the Functional and Economic Depreciation Percents (Percent Good).

Functional Depreciation

Economic Depreciation

Get the Obsolescence Depreciation Percent (Percent Good).

Obsolescence (% Good)

Calculate RCNLD as RCN times depreciation percents.

RCN X

% Good from table or override X

Functional % good, if entered X

Economic % good, if entered X

Obsolescence % Good, if

entered = RCNLD

X X X X =


The sum of all the Commercial Interior/Exterior RCN’s and RCNLD's for a given card of a parcel are written to the Main Building record.

CAMA Commercial Comm Sections tab

Calculate average depreciation for building.

100 * total RCNLD / total RCN (this includes any functional and/or economic depreciation entered on CA34).

100 X ( Total RCNLD / Total RCN ) =

Average Depreciation for building

100 X / =


Get Market Adjustment override.

Market Adjustment Override

If Market Adjustment > 0, compute:

RCNLD = RCN * Market Adjustment. (This override is a composite of depreciation from all sources.)

RCN X Market Adjustment Override = RCNLD

X =


Febuary 2015 11


System Setup Forms CAMA General-Neighborhood / Class Factors


Get the Neighborhood Adjustment Factor for the neighborhood and class. (Use property class for building, if it exists; otherwise parcel property class.), screen Com Bldgs, and column BLDGVAL.

Neighborhood Adjustment Factor

Get LO and HI values.

Neighborhood Adjustment Factor, LO Value

Neighborhood Adjustment Factor, HI Value

Compute:

If RCNLD not < LO and not > HI,

RCNLD = RCNLD * Neighborhood Adjustment

RCNLD X Neighborhood Adjustment = RCNLD

X =

Building Other Features Calculation



Other Features values are added to the value of the Interior/Exterior Line (Com Int/Ext tab) where the line number equals the Other Feature line number.


Setup Forms Assessment Administration—Jurisdictions

Get the Cost Table Version (Comver if CLT method; Mswver if Marshall & Swift method) for the subject tax year.

Version


Get Cost Schedule Level Factor (CSLF).

CSLF

CAMA Commercial Com Features tab

Setup Forms CAMA Commercial (Base Cost) —Commercial Other Features Rates

Get the subject Structure Code, Meas 1, Meas 2, and Identical Units.

Get the Unit of Measure and Rate for the Ver and Structure.

Enter the information below.

Com Features

Setup Forms CAMA Commercial (Base Cost) —Commercial Other Features

Rates

Line Struct Meas1 Meas2 Identical

Units Unit of

Measure Rate

Note: If there is an entry in the +/- field on the Com Features tab, then that entry and the entry in the Meas 1 field constitutes the value for that line.

(+/-) ____ ___________ (Meas 1) = Value

For Unit of Measure Calculate value as:

1—Quantity Rate = Value

Line Structure Rate = Value

=


Febuary 2015 13


2—Area Rate X Meas 1 X Meas 2 = Value

Line Struct Rate X Meas 1 X Meas 2 = Value

X X =

X X =

X X =

X X =

3—Lineal Rate X Meas 1 = Value

Line Structure Rate X Meas 1 = Value

X =

X =

4—Cylinder Area Meas 12

X Rate X .07854 = Value

Line Structure Meas 12 X Rate X .07854 = Value

X X .07854 =

X X .07854 =

5—Cylinder Volume

Meas 12 X Rate X .07854 X Meas 2 = Value

Line Struct Meas 12 X Rate X .07854 X Meas 2 = Value

X X .07854 X =

X X .07854 X =

6—Elevators Rate + (Perstop X Number of Stops) = Value

Line Struct Rate + ( Perstop Rate X # of Stops ) = Value

+ X =

+ X =




7—Escalators Rate + (Perstop Rate X height in feet)= value

Line Struct Rate + ( Perstop Rate X Height in Feet ) = Value

+ X =

+ X =

8—RCN Adjusted ((cifeat.rate/100) X (comintext.rcn/comintext.area)) X (comfeat.meas 1 X comfeat.meas2)

Line Struct

( ( cifeat.

rate / 100 ) X

( comintext.

rcn /

comintext.

area ) ) X

( comfeat.

meas1 X

comfeat.

meas 2 = Value

/ 100 ) X / X X =

/ 100 ) X / X X =

For each line, adjust by schedule level factor and number of units.

Line Value X CSLF = Adjusted

Value

X =

X =

X =

X =

X =

Line Adjusted Value X Identical Units =

BOF (Building Other

Features)

X =

X =

X =

X =

X =


Febuary 2015 15


9— Unit of Measure

Note Area is assumed to be: AREA = COMFEAT.MEAS1 * COMFEAT.MEAS2 Null values for MEAS1 and MEAS2 default to “0”

For FC: Calculate value as:

1 R1 + (R2 X Square Root (area)) + (R3 X area) = Value

R1 + (R2 X Square Root (area)) + (R3 X area) = Value

+ X + X =

2

R1 X Area = Value

R1 X area = Value

X =

3

R1 + (R2 X Area) + (R3 X Meas1 X Meas2) = Value

R1 + (R2 X area) + (R3 X Meas1 X Meas2) = Value

+ X + X X =

4 R1 = Value

R1 = Value

=

5 (R1 X Area) + (R2 X Meas2) = Value

(R1 X Area) + (R2 X Meas2) = Value

X + X =

6

R1 + (R2 X Meas1 X Area) + (R3 X Meas1 X Meas1) = Value

R1 + (R2 X Meas1 X Area) + (R3 X Meas1 X Meas1) = Value

+ X X + X X =

7 Area = Value

Area = Value

=




11

If R4 > 0 and Area > R4 Then

R5 + (R6 X Area) + (R7 / Area) = Value

R5 + (R6 X Area) + (R7 / Area = Value

+ X + / =

Else if Area > 0 Then

R1 + (R2 X Area) + (R3 /Area) = Value

R1 + (R2 x Area) + (R3 / Area) = Value

+ X + / =

Else

0 = Value

=

12

(R1 X Meas1) + (R2 X Meas1 X # of Stops) + (R3 X Meas2) + (R4 X Meas2 X # of Stops) = Value

(R1 X Meas1) + (R2 X Meas1 X # of Stops) +

X + X X +

(R3 X Meas2) + (R4 X Meas2 X # of Stops) = Value

X + X X =

13

R1 + (R2 X Square Root (Area) ) + (R3 X Area) + (R4 X # of Stops X Area ) = Value

R1 + (R2 X Square Root (Area))

+ R3 X Area) +

(R4 X # of Stops X Area) = Value

X X =

14

R1 + (R2 X # of Stops) = Value

R1 + R2 X # of Stops) = Value

+ X =


Febuary 2015 17


15

R1 + (R2 X Square Root (Meas2)) + (R3 X Meas2) + (R4 X Meas1) + (R5 X Area) = Value

R1 + (R2 X Square Root(Meas2)) +

+ X +

(R3 X Meas2) + (R4 X Meas1 (R5 X Area) = Value

X + X X =

21

(R1 X # of Stops) + (R2 X Square Root (Area)) + (R3 X Area) = Value

R1 X # of Stops)

+ (R2 X Square Root (Area))

+ R3 X Area) = Value

Other Values for FC that are omitted from this table are not in use at this time.

The sum of the Other Feature values (BOFs) is added in on Com Int/Ext. See the topic Main Building Valuation for details.



Glossary of Forms

iMaintain Form Description Table Legacy Form

Transaction Tabs

CAMA Commercial Com Bldgs tab COMDAT CA31

CAMA Commercial Com Features tab COMFEAT CA32

CAMA Commercial Com Int/Ext tab COMINTEXT CA34

Setup Forms

Assessment Administration—Jurisdictions JURIS AA44

CAMA General Neighborhood/Class Factor Setup NBHDFACT CA41

CAMA Residential Cost Factors RCFACT CA42

CAMA Residential Depreciation Factors RCDEPR CA44

CAMA Commercial (Base Cost) Structure Code Assignments CISTRUCT CA61

CAMA Commercial (Base Cost) Base SF Rates CIBASE CA62

CAMA Commercial (Base Cost) Exterior Wall Rates CIEXT CA63

CAMA Commercial (Base Cost) Interior Rates CINTEXT CA64

CAMA Commercial (Base Cost) Other Features Rates CIFEAT CA65

CAMA Commercial (Base Cost) Elevator Rates CIELEV CA66

CAMA Commercial (Base Cost) CDU Lookups CICDU CA67

CAMA Commercial (Base Cost) RCDEPR CA44

CAMA General Neighborhood Parameters LPNBHD LP51

System Factors setup SYSFACT SY23

System User Field Definitions setup USRDEF SY83


Febuary 2015 19

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