Use the “excellent” classification for a luxurious dwelling with multiple baths, central heating and air conditioning, fireplace, playroom, multi-car garage, swimming pool, and premium roof materials, hardware and plumbing. This dwelling should be a one-of-a-kind design. Generally, there will be no other housing having an identical design and features. It should be built from unique architectural plans and written specifications, be constructed of above-average materials and workmanship, and exceed building codes. It should contain large rooms such as a formal living room, dining room, large foyer, den or family room, and other special purpose rooms with a floor plan that permits direct access to most areas of the house without crossing through other rooms.

Use the “very good” classification to describe a custom-built dwelling with fewer luxurious features than an “excellent” dwelling. It should be an individual design, but not necessarily “one-of-a-kind.” It may be built from modified or designer plans that were contracted by a specific buyer. Its materials and workmanship, windows, doors, cabinets and vanities should be standard or above standard. It should meet or exceed building codes, have a formal living room, foyer, den or family room, above-average size rooms, and some special purpose features.

Use the “good” classification to describe an average dwelling with fewer luxurious features than a “very good” dwelling. It will be of standard design, built for speculation or for a contract buyer from “stock” or builder’s plans, and have standard materials and workmanship that meet or exceed building codes. It may have variances in its shape or rooflines to distinguish it from neighboring houses built from the same plans. An attached garage, carport, enclosed breezeway, porch, or patio is common. It may have a separate dining area, a den or family room, a foyer, and some ornamentation. Its windows, doors, cabinets, and interior trim may show some selectivity.

Use the “fair” classification to describe an economy dwelling. It is generally of a plain design, box-shaped, seldom L-shaped, with a plain roof and minimal overhang. It is usually built for speculation from stock plans using modular and pre-assembled units. It has no special purpose rooms (e.g., recreation, den, and pantry), little or no ornamentation, factory assembled windows and doors, materials and workmanship just meeting building codes, and low cost as the primary consideration in construction. The dining area is usually combined with the living-kitchen area. Features such as added rooms, porches, or awnings do not change this classification. Older homes without special features, modern fixtures, or insulation, as well as dwellings in declining neighborhoods or Non-residential urban areas are typically in this category.

A “poor” quality dwelling may or may not be DSS, and its design or physical location may be undesirable for normal residential purposes. Use this classification to describe dwellings with fewer features and qualities than characteristic of a “fair” dwelling.

This index represents the dwelling’s physical appearance. It covers a feature’s ability to perform its function regardless of quality. For example, plumbing fixtures in a new dwelling may be considered in very good condition but of low quality due to inferior materials. The amount of maintenance performed to keep the dwelling presentable, and its equipment in good working order, influences the condition index.

Consider the following factors in determining the condition index:

This index represents the appearance, fitness, and features of the landscape around a dwelling. It includes lawns, flower beds, shrubbery, trees, walks, drives, fences, and patios. Determine indexing in this category based on how the property compares to the real estate market as a whole, not just to properties in the immediate neighborhood.

Consider the following factors in determining the yard improvements index:

In developing an index number, there will be instances when a dwelling will have improvements atypical of dwellings being studied. In these cases the supplement preparer should use his/her judgment to keep a reasonable relationship between the displacement and comparable dwellings. The index system cannot solve all comparison problems that may arise and is intended as a guide to be supplemented by experience. Explain any interpolation of index numbers used to describe a dwelling on form for comparable dwellings and on form for the displacement dwelling.