Commercial building reviewed during an appraisal assignment

Support your value conclusions

Document locational obsolescence, anticipated improvements, and off-site conditions that may affect market value — all from an editable CMS page seeded from the legacy Appraisers copy.

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Real estate appraiser reviewing property data

Benefits for appraisers

For Appraisers

USPAP has been adopted in some form by every U.S. state. When relevant to an assignment, appraisers are expected to identify, analyze, and consider locational obsolescence that may affect the subject property's value.

Analyze anticipated public or private improvements on or off the site
Document detrimental external influences such as heavy traffic, landfills, railroads, utilities, and other off-site conditions
Support credible value conclusions with repeatable locational obsolescence evidence
Keep the page editable in Payload CMS after every seed or overwrite

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Why appraisal workfiles need off-site evidence

Real estate transactions and professional appraisals are highly regulated. Impact Check helps appraisers proactively document the conditions they knew, should have known, and considered in the analysis.

Regulatory duty of care

Many regulators impose an affirmative duty to consider and disclose conditions that could affect value, whether those conditions are on the property or nearby.

Costly disputes

Even successfully defending a lawsuit or disciplinary action can be expensive, and claims may increase premiums or reduce errors-and-omissions coverage.

Affordable due diligence

Impact Check gives clients access to a comprehensive database of potential on-site and off-site threats to property value as part of a proactive diligence workflow.

Standards point directly at locational obsolescence

The legacy Appraisers page cites USPAP Standards Rule 1-4(f) and The Appraisal of Real Estate to reinforce that anticipated improvements and external conditions can be material to value.

USPAP Standards Rule 1-4(f)

When analyzing anticipated public or private improvements located on or off the site, an appraiser must analyze the effect on value, if any, to the extent reflected in market actions.

The Appraisal of Real Estate

Locational obsolescence results from proximity to detrimental influences outside the property boundaries, such as heavy traffic, landfills, or other undesirable external conditions.

Impact layers

Off-site factors, documented

Pipelines, transmission lines, railroads, wastewater treatment plants, planned road widenings, and more — every report reviews the same 42 layers so appraisers can evaluate relevant external influences consistently.

Planned Acquisition

Infrastructure

Planned public improvement and acquisition data from the Impact Check project catalog.

Improvement Project

Infrastructure

Screened within 0.25 miles of the subject property.

National Rails

Infrastructure

Screened within 0.1 miles of the subject property.

Airports

Infrastructure

Screened within 3 miles of the subject property.

High Voltage Power Lines

Infrastructure

Screened within 0.25 miles of the subject property.

Landfills

Environment

Screened within 0.5 miles of the subject property.

Domestic & Industrial Waste Water — Florida

Environment

Screened within 0.5 miles of the subject property.

Wastewater Facilities & Monitoring Stations

Environment

Screened within 0.5 miles of the subject property.

Wetlands

Environment

Screened within 0.33 miles of the subject property.

Nuclear Power Plants

Energy

Screened within 10 miles of the subject property.

Biodiesel Plants

Energy

Screened within 0.5 miles of the subject property.

Oil and Gas

Energy

Screened within 0.1 miles of the subject property.

Crude Oil Pipelines

Energy

Screened within 0.1 miles of the subject property.

Ethanol Plants

Energy

Screened within 0.5 miles of the subject property.

Ethylene Crackers

Energy

Screened within 0.5 miles of the subject property.

Hydrocarbon Gas Liquids Pipelines

Energy

Screened within 0.1 miles of the subject property.

Liquefied Natural Gas Import Export Terminals

Energy

Screened within 0.33 miles of the subject property.

Natural Gas Inter-Intrastate Pipelines

Energy

Screened within 0.1 miles of the subject property.

Natural Gas Market Hubs

Energy

Screened within 0.25 miles of the subject property.

Natural Gas Processing Plants

Energy

Screened within 0.5 miles of the subject property.

Natural Gas Underground Storage

Energy

Screened within 0.5 miles of the subject property.

Petroleum Product Terminals

Energy

Screened within 0.33 miles of the subject property.

Petroleum Refineries

Energy

Screened within 0.33 miles of the subject property.

Power Plants

Energy

Screened within 1 mile of the subject property.

Petroleum Product Pipelines

Energy

Screened within 0.33 miles of the subject property.

EPA Major & Special Interest Facilities

Hazard

Screened within 1 mile of the subject property.

Active Superfund Sites

Hazard

Screened within 0.5 miles of the subject property.

Proposed Superfund Sites

Hazard

Screened within 0.5 miles of the subject property.

Flood Zones

Hazard

Fire Perimeters

Hazard

Screened within 5 miles of the subject property.

Per and Polyfluoroalkyl (PFAS) Contamination

Hazard

Screened within 3 miles of the subject property.

Coal Mines

Hazard

Screened within 0.5 miles of the subject property.

Substantial Damage Determination

Hazard

Screened within 0.0157 miles of the subject property.

Sex Offenders

Public Safety

Screened within 0.33 miles of the subject property.

Prison Facility

Public Safety

Screened within 5 miles of the subject property.

Data Centers

Other

Screened within 1 mile of the subject property.

Golf Courses

Other

Screened within 0.33 miles of the subject property.

Noise Pollution

Other

Screened within 0.25 miles of the subject property.

Make every appraisal more defensible

Every buyer and homeowner deserves to know what might affect the property or its desirability. Add Impact Check to your workfile and show what may be changing on or near the subject property.

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