CHAPTER 64:04:04

APPRAISAL OF BUILDINGS

Section

64:04:04:01               Cost approach to valuation of property.

64:04:04:02               Residential real estate appraisal guide.

64:04:04:03               Commercial real estate appraisal guide.

64:04:04:04               Depreciation tables may be used.

64:04:04:05               Functional and external obsolescence allowances.

64:04:04:06               Replacement cost data -- Obsolescence.

64:04:04:07               Replacement costs -- Adds and deducts.

64:04:04:08               Base replacement cost.

64:04:04:09               Variations in base costs.

64:04:04:10               Current cost and local multipliers.

          64:04:04:01.  Cost approach to valuation of property. The standard appraisal guides for use by all directors of equalization in the state for cost approach calculations for valuation of residential and non-residential property are: (1) the Marshall and Swift Residential Cost Handbook and the Marshall Valuation Service; and (2) the Vanguard Real Property Appraisal Manual.

          Source: 16 SDR 76, effective November 1, 1989; 17 SDR 4, effective July 18, 1990; 17 SDR 199, effective July 1, 1991; 19 SDR 42, effective September 29, 1992; 20 SDR 134, effective February 22, 1994; 23 SDR 117, effective January 27, 1997; 24 SDR 31, effective September 17, 1997; 24 SDR 180, effective July 1, 1998; 26 SDR 18, effective August 19, 1999; 27 SDR 9, effective August 7, 2000; 27 SDR 147, effective July 8, 2001; 28 SDR 178, effective July 1, 2002; 29 SDR 177, effective July 2, 2003; 30 SDR 211, effective July 1, 2004; 32 SDR 58, effective October 25, 2005; 33 SDR 67, effective October 24, 2006; 34 SDR 93, effective October 17, 2007; 35 SDR 88, effective October 27, 2008; 37 SDR 69, effective October 19, 2010; 38 SDR 122, effective January 17, 2012; 39 SDR 123, effective January 17, 2013; 40 SDR 129, effective January 16, 2014; 41 SDR 108, effective January 5, 2015; 42 SDR 98, effective January 5, 2016; transferred from § 64:03:01:02.01, 47 SDR 71, effective December 10, 2020.

          General Authority: SDCL 10-1-16.1.

          Law Implemented: SDCL 10-1-16.1, 10-6-33.

          References: The Marshall and Swift Residential Cost Handbook and the Marshall Valuation Service may be obtained from Core Logic, 40 Pacifica, Irvine California 92618. The price of the Marshall and Swift Residential Cost Handbook is $329.95. The price of the Marshall Valuation Service is $641.95.

          The Vanguard Real Property Appraisal Manual may be obtained from Vanguard Appraisals, Inc., 1605 Sierra Court NE, Suite D, Cedar Rapids Iowa 52402. The price of the Vanguard Real Property Appraisal Manual is $50.

          64:04:04:02.  Residential real estate appraisal guide. As incorporated in § 64:04:04:01, the standard real estate appraisal guides for use by all directors of equalization in the state for appraisal of residential structures and mobile home property by the replacement cost method to determine full and true value for tax purposes pursuant to chapter 10-6 and 10-9 are:

          (1)  The Marshall and Swift Residential Cost Handbook and the Marshall Valuation Service; and

          (2)  The Vanguard Real Property Appraisal Manual.

          Source: 11 SDR 1, effective July 19, 1984; 12 SDR 111, effective January 12, 1986; 13 SDR 129, 13 SDR 134, effective July 1, 1987; 14 SDR 95, effective January 10, 1988; 15 SDR 58, effective October 19, 1988; 16 SDR 76, effective November 1, 1989; 17 SDR 4, effective July 18, 1990; 17 SDR 199, effective July 1, 1991; 19 SDR 42, effective September 29, 1992; 20 SDR 134, effective February 22, 1994; 23 SDR 117, effective January 27, 1997; 38 SDR 122, effective January 17, 2012; transferred from § 64:04:01:17, 47 SDR 71, effective December 10, 2020.

          General Authority: SDCL 10-1-16.1.

          Law Implemented: SDCL 10-1-16.1.

          64:04:04:03.  Commercial real estate appraisal guide. As incorporated in § 64:04:04:01, the standard real estate appraisal guides for use by all directors of equalization in the state for the appraisal of buildings and improvements other than noncommercial residential structures by the replacement cost method to determine full and true value for tax purposes pursuant to SDCL 10-6 are:

          (1)  The Marshall and Swift Residential Cost Handbook and the Marshall Valuation Service; and

          (2)  The Vanguard Real Property Appraisal Manual.

          Source: 11 SDR 1, effective July 19, 1984; 12 SDR 111, effective January 12, 1986; 13 SDR 129, 13 SDR 134, effective July 1, 1987; 14 SDR 95, effective January 10, 1988; 15 SDR 58, effective October 19, 1988; 16 SDR 76, effective November 1, 1989; 17 SDR 4, effective July 18, 1990; 17 SDR 199, effective July 1, 1991; 19 SDR 42, effective September 29, 1992; 20 SDR 134, effective February 22, 1994; 23 SDR 117, effective January 27, 1997; 38 SDR 122, effective January 17, 2012; transferred from § 64:04:01:18, 47 SDR 71, effective December 10, 2020.

          General Authority: SDCL 10-1-16.1.

          Law Implemented: SDCL 10-1-16.1.

          64:04:04:04.  Depreciation tables may be used. Existing depreciation tables may be used to estimate physical loss in value provided the tables have been adjusted to fit the local market by a comparison of sales and appraisal of comparable properties.

          Source: 4 SDR 5, effective August 7, 1977; 13 SDR 129, 13 SDR 134, effective July 1, 1987; transferred from § 64:03:01:25, 47 SDR 71, effective December 10, 2020.

          General Authority: SDCL 10-1-16.1.

          Law Implemented: SDCL 10-6-33.

          64:04:04:05.  Functional and external obsolescence allowances. Functional and external obsolescence allowances must be estimated by analyzing the market value using the income or sales comparison approaches. The estimate of value obtained by either approach, when compared to the value obtained by the cost approach, indicates the degree of obsolescence present.

          Source: 4 SDR 5, effective August 7, 1977; 13 SDR 129, 13 SDR 134, effective July 1, 1987; 29 SDR 177, effective July 2, 2003; transferred from § 64:03:01:28, 47 SDR 71, effective December 10, 2020.

          General Authority: SDCL 10-1-16.1.

          Law Implemented: SDCL 10-6-33.

          64:04:04:06.  Replacement cost data -- Obsolescence. The replacement cost must be estimated by using cost of local materials and labor and other construction items. From this cost must be deducted an estimated amount for loss in value due to wear and tear from use and the elements and any obsolescence that may occur due to changes in use, age and any other factor that may be present in the structure. For special conditions, additions and deductions must be made to estimate a fair building value.

          Source: 4 SDR 5, effective August 7, 1977; 13 SDR 129, 13 SDR 134, effective July 1, 1987; transferred from § 64:03:02:04, 47 SDR 71, effective December 10, 2020.

          General Authority: SDCL 10-1-16.1.

          Law Implemented: SDCL 10-6-33.

          64:04:04:07.  Replacement costs -- Adds and deducts. Replacement costs for a residential building must be expressed as so many dollars per square foot of area of building. Important variations in base specifications of an individual building must be accounted for by additions to or deductions from the base replacement cost.

          Source: 4 SDR 5, effective August 7, 1977; 13 SDR 129, 13 SDR 134, effective July 1, 1987; 29 SDR 177, effective July 2, 2003; transferred from § 64:03:02:07, 47 SDR 71, effective December 10, 2020.

          General Authority: SDCL 10-1-16.1.

          Law Implemented: SDCL 10-6-33.

          64:04:04:08.  Base replacement cost. Base unit cost figures used in arriving at full and true values for commercial and industrial properties must be taken from the most recent base cost information.

          Source: 4 SDR 5, effective August 9, 1977; 12 SDR 111, effective January 12, 1986; 13 SDR 129, 13 SDR 134, effective July 1, 1987; transferred from § 64:03:03:09, 47 SDR 71, effective December 10, 2020.

          General Authority: SDCL 10-1-16.1.

          Law Implemented: SDCL 10-6-33.

          64:04:04:09.  Variations in base costs. Additions to or deductions from the base replacement costs shall be made when there are variations in the building under appraisal from the base specifications to the applicable building quality.

          Source: 4 SDR 5, effective August 9, 1977; 7 SDR 30, effective October 5, 1980; 12 SDR 111, effective January 12, 1986; 13 SDR 129, 13 SDR 134, effective July 1, 1987; transferred from § 64:03:03:10, 47 SDR 71, effective December 10, 2020.

          General Authority: SDCL 10-1-16.1.

          Law Implemented: SDCL 10-6-33.

          64:04:04:10.  Current cost and local multipliers. Current cost and local multipliers must be applied to the base cost figures to adjust local costs to reflect recent increases or decreases in labor and materials for that area or any other given area.

          Source: 4 SDR 5, effective August 9, 1977; 12 SDR 111, effective January 12, 1986; 13 SDR 129, 13 SDR 134, effective July 1, 1987; transferred from § 64:03:03:11, 47 SDR 71, effective December 10, 2020.

          General Authority: SDCL 10-1-16.1.

          Law Implemented: SDCL 10-6-33.