Annual Assessment Report

Filing a report

  1. Do staff employees need to be noted in the report?
  2. When is compliance with USPAP required?
  3. What should I include in the scope of work?
  4. What assessment documents should I include in addenda of the AAR?
  5. What is a jurisdictional exception?
  6. What are some examples of jurisdictional exceptions in Wisconsin?

  1. Do staff employees need to be noted in the report?

    You must note the name of anyone who provided significant appraisal help. Standards Rule 6-8(j) of USPAP states, "When any portion of the work involves significant mass appraisal assistance, the appraiser must describe the extent of that assistance. The signing appraiser must also state the name(s) of those providing the significant mass appraisal assistance in the certification, in accordance with Standards Rule 6-9." The "signing appraiser" must be the statutory assessor of the municipality and the same person who signs the roll.

    If you hire an outside contractor for a revaluation, you must sign the roll and the AAR. The names of those providing the help—the outside contractor and staff—must be identified in the AAR.

  2. When is compliance with USPAP required?

    The USPAP Preamble states, in part, "Compliance with USPAP is required when either the service or the appraiser is obligated to comply by law or regulation…" Both of these conditions exist in Wisconsin.

  3. What should I include in the scope of work?

    In the scope of the appraisal, you should describe how you assessed all properties regardless of its specific use. That is, you should describe your process for assessing residential, agricultural, and commercial properties.

  4. What assessment documents should I include in addenda of the AAR?

    Include any reports, documents, or maps that you used to complete the assessments. For example, the addenda should include the:

    • Neighborhood descriptive statistics
    • List of valid sales by class
    • Sample property record cards used for each class
    • Qualifications of the appraiser
    • Contract for work
  5. What is a jurisdictional exception?

    A jurisdictional exception is "an assignment condition established by applicable law or regulation, which precludes an appraiser from complying with a part of USPAP."

  6. What are some examples of jurisdictional exceptions in Wisconsin?

    When the guidelines in USPAP conflict with law, the law always takes precedence. This is acknowledged in USPAP and is referred to as "jurisdictional exception." The Wisconsin Constitution, state statute, case law, administrative rule, and WPAM establish a hierarchy of authority.

    Examples of jurisdictional exceptions include:

    1. Under state law (sec. 70.32, Wis. Stats.), the most reliable valuation approach uses a sale of the subject property to estimate value – but only if that sale is recent, meets all of the requirements of an arm's length sale, and the value is confirmed by an analysis of sales of reasonably comparable properties. The second best valuation method uses sales of properties similar to the subject parcel, called a "sales comparison" approach to value. If no reliable comparable sales are available, then you may use other factors to value the property. Cases often refer to this hierarchy as the "three tiers." For additional information, review State ex rel. Markarian v City of Cudahy (1970) in Chapter 21 of WPAM.
    2. Since 1998, the assessed value of "farmland" for property tax purposes has been based on the productive capacity of the land. The 1995-97 Budget Act changed the standard for assessing farmland from market value to use value assessment. In a use-value assessment system, an agricultural property’s use is the most important factor in determining its assessment classification. Chapter Tax 18 specifies the use value calculation. Agricultural building sites and residences of the farm operator’s spouse, children, parents, or grandparents are classified as "Other" and should be assessed at market value.
    3. Under state law (sec. 70.32(2)(c)1d, Wis. Stats.), "agricultural forest" is "land that is producing or is capable of producing commercial forest product … and shall be assessed at 50% of its full value".

    Note: You can find a more complete list of jurisdictional exceptions within the AAR.

FOR MORE INFORMATION PLEASE CONTACT:

WISCONSIN DEPARTMENT OF REVENUE
Division of State and Local Finance
Office of Technical and Assessment Services
P.O. Box 8971 MS 6-97
Madison, WI 53708-8971
Phone: (608) 266-7750
Fax: (608) 264-6897
Email additional questions to bapdor@revenue.wi.gov

Page last updated March 10, 2014