“Complex appraisal” means one in which the property to be appraised, the form of
ownership, or market conditions are atypical.
(a) Characteristics similar to the following may suggest that an appraisal is complex:
(1) Ownership rights that are atypical. This may include life estates or situations in which a residence is constructed on land leased for a term of years or where there are subterranean and air rights involved.
(2) Unusual deed restrictions, easements, encroachments and other similar factors could influence the complexity of the assignment.
(3) Changes in neighborhood characteristics, which suggest that a residence is no longer the highest and best use for the site. This may include interim
(4) Actual or suspected environmental hazards.
(5) Architectural style that is atypical for the neighborhood. Examples might
include a dome or earth home in a neighborhood of traditional residences. A
residence, which is exceptionally large or small for the neighborhood, might
also pose a difficult valuation challenge.
(6) Unstable market conditions including such things as out-of-balance supply
and demand relationships may lead to extraordinary complexity.
(b) This list is not intended to be all inclusive but rather representative of
situations that may lead to extraordinary complexity of a transaction or an