1.3.1.2. Improvements. The appraiser must collect and properly analyze data about all improvements located on the subject property. This includes building dimensions; square foot measurements; chronological and effective ages; type and quality of construction; present use and occupancy; interior finishes; type and condition of the roof; type and condition of mechanical, electrical, and plumbing systems; and dates of any significant remodeling or renovations. The appraiser must identify and properly calculate the appropriate method of measurement used in determining rentable areas. In addition, the appraiser must identify the type, quality, and condition of all site improvements, including fencing, landscaping, paving (both roadways and parking areas), irrigation systems, and domestic and private water systems. 

Questions regarding whether an item is a fixture (real estate) or equipment (personal property) must be referred to legal counsel for clarification. In making this referral, appraisers should bear in mind that the determination of whether an item is a fixture or equipment, for federal acquisition purposes, may not always be consistent with laws of the state in which the property is located.34 In those instances where specialty fixtures are encountered or when the fixtures will represent a substantial portion of the property’s value, consideration should be given to the retention of a fixture valuation specialist.35