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1. 15 Manually Adjusting the Location 15 LOADING SUBJECT 16 THE REGRESSION ADJUSTMENT GRID AND THE USL DOCUMENTER 18 NERO STET 19 Qualitative Adjustment 0 2 220000 0 00000000 20 PROPERTY CHARACTERISTICS aE 23 ADDING CONF PHOTOS bie mue EE 24 ee ae a0 ME Ee io 24 FINAL RECONCILIATION AND VALUE OPINION USL Documenter PRODUCING THE REPORT GENERATING AN INVOICE INTRODUCTION The Fusion report building software will only work if you have both the regression Plus and the USL Report Documenter Loaded in addition to the Fusion program Specific design The Fusion is designed for low scope of work residential property assignments It is a report building software with some very unique design features It is designed to be General rather than a Uniform form because it is intended for use by many small appraisal offices for a multitude of clients and intended users This form can meet the information requirements for most any client It is really a narrative form hybrid While it presents an appraisal outline it is really a highly sophisticated and automated report builder Its only li
2. Sale Date 3 1 2013 15 12 Sales Price 124 000 126 100 00 Indicated Value by the comparison method as of effective date of the apprais Heconciliation of Sales 1 4 to the subject Sale 3 generally superior the Comparables FINAL RECONCILIATION AND VALUE OPINION At this point you have two indications of value by two independent analysis methods These will have to be reconciled To do this click on the Summary button found at the top of the QAG above the subject photos Qualitative Adjustment Gric 24 USL Documenter Follow the same directions to start a new USL Report Documenter USL The Fusion allows you to begin a totally new USL or open an existing template recommend Choose USL Template Available USL Document I emplates 3 Create USL Document from Template Create New Blank USL Document always starting a USL from scratch However know that many USL users like to begin with a USL that is partially filled out In addition a low scope of work product like the Fusion may be performed in a high volume each with essentially the same scope of work performed In this case the appraiser could begin with a template of a partially completed USL If you chose to do so it is important not to complete the fields which are unique to each assignment such as previous sales and listings of the subject property To create a template Open the USL Report Documen
3. Wherever the file is located it must be backed up Settings The Settings tab allows you to change the root folder location This is the Fusion Document folder which holds the files associated with your assignments You may store it anywhere on your C drive or just ient Current Assignment let the program choose its location EN automatically Remember to keep this file backed up hrs Open New Windows New Assignment Folder Valuatio Under Settings click on Default Appraiser Information to load your personal appraiser information MZ Default Appraiser Information Il Company Information Appraiser Information Company Name Automated valuation Technologies Inc Name Address Line 1 Designation MAI SRA Address Line 2 License City Maryville License Exp Sunday November27 2011 By State TN Email david AVTtools com Zip Postal Code 37802 5839 Phone 865 679 4785 Country United States v TaxID Company Logo LoadLogo Clear Logo SETTING UP YOUR CATEGORIES You may store your assignments in various categories storage Bins Click on the Category link to control the names of these storage bins and how many you need Fusion You may wish to categorize your assignments CN by whether they work in process or 2011 yr 2012 yr 2013 completed You could categorize by the city or the type of property choose to cate
4. allows you to x Edit Title and Caption e Add edit a title and caption for each photo Move Photo Up 1 Move Photo Down Change the order of the photos by moving an individual photo up or down Remove Photo Hemove a photo Photo Title and Description If you have the ability to capture Photo Title screen shots and convert them to a photo with a program like Snag it Photo Description This photo was taken in conjunction with this appraisal insert charts amp grafts and additional you can use the photo section to maps The ability to add comments to a photo makes this feature a powerful reporting tool Fusion supports the following photo formats jpg gif png bmp and tiff 17 THE REGRESSION ADJUSTMENT GRID AND THE USL DOCUMENTER After you have completed entering the subject and subject s area data and related analysis you will proceed to the regression analysis the qualitative adjustment grid and then the USL Documenter These applications must be opened by clicking on the icons found in the Fusion Application Al a pen Qualitative Windows Open Adjustment New USL Folder Regression arid Document 18 Regression To create a new regression analysis click on the New Valuation icon It is necessary that you open the regression analysis from within the Fusion program It is important that you do not perform a Save as It is only necessary to
5. save as the Fusion will save the Regression Plus file in the associated assignment folder within MS Explore file management system Once you have opened the Regression Plus it will Include Market Conditions Analysis in the p cux ddr na d cri behave exactly the same as it does when you operate it stand alone outside of the Fusion except you must tell Fusion if you wish to include 2 7 the Market Conditions Analysis including charts n and comments To do so check or uncheck the box which is located on the main page of Fusion just above the Map Box oee the Regression Plus for Real Estate Professionals User Manual for more information on its operation 19 Qualitative Adjustment Grid Once the regression analysis is complete the direct qualitative comparison can be performed At this point we have the pool of sales and can distinguish between them based on their 1 distance from the subject property 2 days since sale 3 features similar to the subject 4 price close to subject as predicted by the regression model It is important to keep in mind that the regression analysis and the direct comparison method are two distinct methods For example they will likely consider different property characteristics These differences immensely enhance the over all quality of appraisal ng Click on the Qualitative Adjustment Grid icon to begin the process VERE
6. section 10 Appraiser Information should fill in automatically once you fill out the default appraiser information under the Settings tab This data must be loaded prior to the Fusion report being started Otherwise select the text field to the right of the topic and simply type Hit the tab key to move to the next field Notice that you cannot enter text into any field that has a box The field is either meant to be left blank or will auto fill when the fields below it are filled in 655 Lynn Circle Maryville TN 378 655 Lynn Circle Address Line 2 City Maryville State Province Zip Postal Code 3 80 Fields which have down arrow box at the far right of the field have either a specific choice list or have access to the m Phrase Builder Use this area for extended typing 11 Phrase Builder The Phrase Builder is a system that allows the appraiser to create store edit rename delete and retrieve common phrases As many appraisers are uncomfortable with writing out their thoughts it is a good idea to save those comments that are well written Please select one or more phrases in order to build your field text Phrase Keyword Phrase Preview Rename Delete Hawl space block over brick p OM PT PP Held Text Crawl space block over brick You can copy a phrase directly from your form to the Phrase Builder To copy fr
7. you can make corrections to the address of any of the comps used Simply change the appropriate address and then hit the Geocode Address button found just above the address fields for each comp Then click the Map Sales button found just below the Sales Location Map The comp will be changed on the Sales Location Map To move the map marker of a comp entered on the grid you can change the Latitude and longitude for it found under the City on the grid Then click the Map Sales button Simply click on the comparable map to enlarge it DAYS SINCE SALE The most recent comps will be marked with the blue tag presented above FEATURES SIMILAR TO THE SUBJECT Features Similar to Subject The comps that are the most similar to the subject property are marked with the tag presented above PRICE CLOSE TO SUBJECT Price Close to Subject R The comps with actual sales prices most similar to the value predicted by the model for the subject property will be marked by the beige tag presented above Notice that there is no saving in the Fusion To save changes click the OK button If you decide not to save then click the Cancel button 22 PROPERTY CHARACTERISTICS The Fusion will automatically include the fields you used in the regression analysis see those circled in red below It will Address 3234 Bloomfield Circle attempt to carry the values over from t
8. FUSION REPORTING APPLICATION zb LA SL Qualitative Windows Adjustment Print Generate Folder Grid Document Report Invoice GENE Bloomfield Circle 01 Reference Appraisers File Number 130058 Client 10 Number R4572 Other Reference Number Comments 4 02 Client Information Mame ABC Bank D Client Address 123 Blue Berry Lane Knoxville TN 37919 United States Representative Mame Chuck Blue Comments 4 03 Appraisal Facilitator Client s aen mens Name CBA Appriasal Management Facilitator Address 1678 Cac cud Boulavard Suite 12 Sacremento 34510 United States Address Line 1 1678 Sacremento Boulavard Address Line 2 Suite 12C City Sacremento State Province CA Zip Postal Code 34510 Representative Mame Bethany Boles Fusion jj May 2013 Automated Valuation Technologies Inc This introductory workbook was created by Automated Valuation Technologies Inc AVT The purpose of AVT is to fill the voids in appraisal practice that result from the rapidly changing appraisal environment Appraisers often find themselves engaged in new activities which require the use of technology that has not yet reached their computer desktops This is both unfortunate and unacceptable It is unfortunate because appraisers are not fully effective in carrying out their duties It is unacceptable because it compromises the vital role appraisers perform in the safekeeping of their countr
9. PAP compliant report for low scope of work situations It is recommended that appraisers use the USL for every appraisal assignment and include it in the appraisal report See the USL manual for a discussion of the methods to incorporate the USL documentation in your appraisal reports 26 PRODUCING THE REPORT Once you have completed the Fusion including the valuation and USL documentation you are ready to produce the report To access the print functions click on Current Assignment on the Menu Bar Current Assignment Settings The page setup defaults to letter size paper with a 3 Open Windows Folder portrait layout scheme The Fusion is designed to be pen Valuation Document on letter sized paper and users seem to prefer this Edit Map Image You should always employ the Print Preview Geocode Property Address function to be sure you are indeed ready to publish Import Photos The report can be printed directly to hard copy by choosing Print Report However if you have access to a word processor it is recommended Eu that you first Copy Report to Clipboard and Generate Invoice 5 paste directly into the word processor This will allow you to control the page breaks and insert gridlines around the tables After formatting the report in the word processor then you can print to a pdf if you have a pdf writer loaded on your computer There are som
10. Regression Grid Document 57 Qualitative Adjustment Include Qualitative Adjustment Grid in Repot Sum Next select the box to include Subject Compar the QAG 20 Next make the window full screen by clicking on the full screen button at the top right if necessary The size of the page may be larger than the MS window When this occurs scroll bars will appear Use these bars to navigate the page DISTANCE FROM SUBJECT The distance from the subject is determined by geocoding the location of the subject and all of the sales with Google Maps You must have internet connection for this process There is no per use fee for this however at the time of this writing Google limits the number of geocodes to 2 500 per day This is more than adequate for most appraisers The application will warn you when you reach 1 500 and again at 2 000 The geocoding takes place automatically using the data as entered in the regression analysis In order for the geocoding to work you should have a field called Address which contains the street address and street name If all of the sales are in the same city as the subject you do not need a field for the city likewise for the state If the 21 cities and states vary then you will need fields for them They should be titled as City and State If the state is necessary go ahead and include a field for zip code Once in the Qualitative Adjustment Grid QAG
11. Self contained Many form reports on the market are highly automated but there has never been a residential report builder with this combination of flexibility and automation A summary 6 report excluding the cost and income approaches be completed in less than an hour including the regression analysis and all reporting requirements in most assignments This does not include driving and property inspection time Certainly there will be problem properties which will take longer to complete LOADING THE SOFTWARE Insert the CD and then open the Fusion folder Next run the Fusion Setup msi file by double clicking on it Most of the loading process is Select Installation Folder _ self explanatory but there has been some confusion about The installer will install Fusion ta the following Folder wh ether to choose load for To install in this Folder click Mest To install ka a different folder enter it below ar click Browse Everyone or Just Most Folder C Program Files 86 Digtal Oxygen Software Inc Fusion users will choose Everyone If you share your computer with Install Fusion for yourself or for anyone who uses this computer ot h ers an d eac h h 5 t h eir own unique windows user interphase Everyone Just me then choose Just Me You can also choose a location for the Fusions Document folder For most users just let the loader choose where to put it
12. e free pdf printers that you can find on the web 27 GENERATING AN INVOICE One of the newer features of Fusion is its ability to generate an invoice This feature is functional but its design is not complete Some of the auto transfer is not correct so you Will have to delete out some information and replace with the correct information Create Invoice File Number Billing Date Tuesday September 27 2011 lr Client ID Number Client Attention Customer s Property Location Type Service Comments a Fee D oo s Previously Paid 0 00 Balance Due 0 00 Tax LD s 28
13. gorize by the year completed Use any system you New Assignment wish Simply click on the appropriate category to open it Then when you start a new project it will be stored in that category You can move an assignment from one category to another by clicking on the Assignment link while the assignment to be moved is open then click on Move Current Assignment ASSIGNMENTS Beginning a New Assignment Current Assignment Settings You can begin a new assignment by clicking the New Assignment icon Assignment Opening an Existing Assignment To open an existing assignment chose the appropriate storage bin category then single left click the assignment you wish to open Current Assignment Settings Open Windows Folder Open the assignment folder in Windows Explorer by clicking on the Open Windows Folder icon while the specific assignment is open This folder stores all of the files associated with the assignment If you wish to start the regression analysis completely over delete the regression file A new regression analysis will be created when you click on regression from inside the Fusion application 10 ENTERING DATA The data sheet is broken into ten sections Some individual fields or entire sections may not apply or be necessary based on the scope of work analysis Those sections should just be left blank as the report formatter will hide any topics left blank
14. he City Maryville 3569371 2 23 9615 regression to the converting some 0 00 mi numeric data to back to text It is the 1260 appraiser s responsibility to be sure this information is correct Use the Other TotalBaths fields ta add characteristics Garage You can use the Other fields to include other property characteristics If you left out NotApplicable bedrooms the regression analysis 2 Other 3 NotApplicable because they were all the same then you Over all Rating NotApplicable Sale Date 3 1 2013 should state that in the comment section Sales Price 124 000 Indicated Value by the Suggestion Load six comparables and then gather their photos and print out the MLS and or the tax records Review the data on each of the comps and then make a final decision of which of the six to keep It is generally acceptable to include as few as three comps 23 ADDING PHOTOS To add a comp photo Click on the appropriate comp picture frame which will trigger a browser It is not possible to drag and drop photos directly in To remove a photo Use a right mouse click and then select Delete Use a left mouse click to see a larger view of a photo WRAPING UP THE QAG Be sure to 1 report the reconciliation of the comps used in the text box and 2 enter the value as indicated by the Direct Comparison Method Over all Rating NotApplicable
15. in the Latitude and Longitude fields providing the same geocoding functionality as in the Current Assignment menu on the main Fusion form 13 map functions and choices are readily available in the Select a Property display box ri hy P 6 Select a Property Map by Address 3234 Bloomfield Circle Maryville 37803 United States by Location Latitude 35 69371 a Longitude 83 96156 O Do not include map remove the map if it exists Map Roadmap Satellite J Terain 14 2 Update Geocode Location from Address Paste Map from Clipboard ah hiap data 2013 Google Map Data provided by Google Maps and subject to their terms of service 14 and Pasting A button has been added to paste map from the clipboard map image can be pasted from several clipboard data types making the paste button robust for the end user e fthe user copies a file in Explorer to the clipboard that file is loaded as the map if it is a valid image file e fthe user copies image data from another program to the clipboard such as from mapping software or Photoshop the image is pasted directly e fthe user copies an image URL from a browser to the clipboard the image is fetched from the web fthe user copies HTML code containing an image link to the clipboard then the image i
16. mitation that it has is that it does not produce the cost or income approaches which are typically not required in a low scope of work assignment These can be produced in a spreadsheet or word processor and then added to the Fusion report if required based on the scope of work analysis The features include Expandable form with no number of character restrictions for each field Comment fields are available at the end of each section so that most any amount of information can be included The report automatically closes any unused fields so when a field is not needed does not show up in the report e has sophisticated phrase builder o This allows you to add edit delete and store unique phrases that be posted to the report in a snap o It includes a spell checker Seamlessly integrates the Regression Plus application and its report into the Fusion report Seamlessly integrates the USL Report Documenter o Dynamically creates all USPAP required documentation specific to each assignment o Creates limiting conditions o Creates certification of the report e 115 usable with any type of subject property data gathering method o Hesearch Inventory method Desktop o Inventorying visually from the curb side o Inventorying visually on site from the exterior o Inventorying visually on site from the interior and exterior o Home inspection e Allows for the option of any report format o Restricted Use o Summary o
17. om the form right click then hit copy To paste into the Phrase Builder use the keyboard Ctrl v method You can combine multiple phrases by selecting each keyword and then clicking on the Insert Phrase into Field Text This tool is very powerful and is especially handy for fields such as Neighborhood and Market 12 LOADING GEOGRAPHICAL If the user has internet connection the map can be gathered automatically from Google Maps based on the address or geocodes If you do not have internet connection you can use a mapping program that is loaded on your computer and copy and paste that map into the Fusion report To begin the process simply left click the map box which is shown below By by Geographi cal Codes lm Include Market Conditions Analysis in the regression section of the report if it exists The Google map can be fetched from the property s Address field or from the property s lat long as entered in section 04 Subject Property Identification of the form To insert the map click on the Update Map button in the Select a Click to Add a Map Property display box The property s latitude and longitude are updated in the Fusion project if these values are changed in the Map window and Map by Location is elected IEEE after the user closes the window by pressing Okay A button has been added the map window to geocode the location from the address and put the results
18. s fetched from the web The image ratios are maintained so a pasted map may not fill the entire map box Omitting Map The map can be disabled and removed from the report by clicking the do not include Map button in the Select a Property Map display box Manually Adjusting the Location Marker i m The map s marker can be adjusted by clicking on the directional arrow then you may need to Update Default increments 0 0001 degrees which is roughly 30 39156 feet depending on the location on the globe and values Lat amp Long can also be entered manually 15 LOADING SUBJECT PHOTOGRAGHS Click to Add a Map There are two methods of inserting photos into the Fusion report 1 Drag and drop 2 Using the Import Photos Window Drag and drop Photo files here Method 1 Simply drag and drop the photo files into the photo box that appears on Fusions main page 009 JPG 011JPG 012JPG 0 30 r 014 Drag and drop Photo files 015JPG here 0162 018JPG Method 2 Click Current Assignment Link on the Menu Bar then choose the Import Photos link Browse to your photos and select the photo you want or Control click to select multiple photos and press Open to add them The drag and drop does not work from this window Once the photos are loaded you can manipulate them by right clicking on a photo to access a menu that
19. ter independent of the Fusion When you get the desired fields complete then do a save as to the USL Templates subfolder found in the Fusion Documents folder Be sure to name the file something that associates it to the type of report you will be using it for For example Bank Curbside 25 As example if you are performing an evaluation for a federally regulated lender then you would select the following in the USL wizard 22 USL Documenter Wizard E3 Welcome Questions Check the appropriate options to select the type of report that you would like to create Choose the Report Type amp Summary Self Contained Restricted Use Choose the User Supplemental Standard Type amp Lender Eval Lender FIRREA Secondary Market FHA Non Lender Ifthe new Fannie Mae forms are going to be used then choose Secondary Market or FHA from the list above even if the lender is keeping in house Choose the Form Type Standardized Standardized use USL Certs Asspts Lim Conds amp Narrative amp General Purpose Forms suggestion Consider using the USL Limiting Conditions and Certification for all General Purpose forms Be sure notto include the GP forms Limiting Conditions amp Certifications in addition to the USL s copies Remember that the Regression Plus and the USL Report Documenter can be used stand alone outside of the Fusion Only use the fusion when you want a US
20. y s greatest wealth real property It is mission to provide technologies real estate appraisers require to fulfill their duties AVT operates under the belief that there is no substitute for the Neighborhood Appraiser Their knowledge of the local market is unique and cannot be duplicated by remote computer analysis These local appraisers are hardworking and dependable Without question these individuals will carry out their duties as long as they have the knowledge training and tools to do so This Workbook is copyrighted O 2011 2013 Automated Valuation Technologies Inc Maryville TN 37804 Contents h upeseyeo E m 5 ND 5 The features 6 LOADING THE SOR ARE asec cere ciate 7 ETT 8 SETTING UP YOUR CATE QORIES 9 ASSIGNMENT erare 10 Beginning New 10 Opening an Existing 10 10 ENTERING DATA e 11 PASS E T E 12 LOADING GEOGRAPHICAL MAP 13 By address and by Geographical Codes 13 To ey anid Pasung E 15 Sn

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