Ohio Administrative Code
Title 5703 - Department of Taxation
Chapter 5703-25 - Equalization - Appraisals
Section 5703-25-12 - Valuation of buildings, structures, fixtures and improvements to land
Current through all regulations passed and filed through September 16, 2024
(A) General - The true value of improvements may be determined by either the market data, income or cost approach. Regardless of the approach used the total of the depreciated value of the improvements to land and the "true value" of the land should be the "true value" of the property as a whole, as defined in rule 5703-25-05 of the Administrative Code. While the cost approach will generally be used one of the other approaches should be used as a check on whether the determination of depreciation or obsolescence is correct.
In arriving at the value of the depreciated improvements by the market data approach the value of the entire property is estimated by the use of comparable sales after allowing for variations. The land value determined according to rule 5703-25-11 of the Administrative Code is then subtracted to arrive at the value of the improvements in their present or depreciated condition.
The building residual technique is used to estimate improvement values by the income approach. After land value is arrived at the value of the improvements is estimated by capitalizing the net income remaining after deduction for all expenses including interest on the land value.
In the use of the cost approach to estimate improvement value the replacement cost new is first estimated. From the cost new deductions are made for depreciation including physical deterioration, functional and economic obsolescence to arrive at the value of the improvements in their present condition.
(B) When a general sexennial reappraisal is being made by the county auditor under the provisions of section 5713.01 of the Revised Code, all prices used in determining the replacement cost of buildings, structures, fixtures and improvements to land will be prices prevailing during the year immediately preceding the tax lien date of the year the reappraisal is to be effective for tax purposes.
The county auditor is directed and ordered to prepare, or have prepared under the auditor's supervision, schedules of all building costs that will be used in appraising buildings, structures, fixtures and improvements to land in the county. The auditor will prepare separate schedules for residential, commercial, industrial and farm buildings. Building cost schedules will be based on the prices of labor, materials, architects' or engineers' fees, plus contractors' overhead and profit, and other charges for the class, type or grade of building in the area to be appraised prevailing during the period specified by the preceding paragraph
Residential building cost schedules will include at least six grades of construction. Each grade will be identified by number or letter. Additional grading may be obtained by adding or deducting a percentage for each grade by using a plus or minus sign, followed by the per cent used.
Farm building cost schedules will include all farm buildings (exclusive of the farm dwelling which will be priced according to the residential schedule) including general and special type barns, milk houses, machinery sheds, granaries, corn cribs, silos, hog houses, and other miscellaneous farm buildings.
The various schedules are to be used in estimating the replacement cost of each building, fixture or improvement to land thereto. In the third calendar year following the sexennial reappraisal each value will be updated, either by percentage or otherwise so that it accurately reflects current market value in the county as of January of the current tax year. The selection of the method of updating values will depend on the manner in which the triennial update or equalization of true and taxable values required by rule 5703-25-06 of the Administrative Code is performed. The method selected should be one that will insure that the taxable values of new buildings, etc. will equal thirty-five per cent of the current true value in the same uniform manner as all other real property.
One set of all building schedules of every class, type and grade will be kept on file in the county auditor's office and open for public inspection during the regular office hours
(C) Building inspection - Each building will be measured to determine the number of square or cubic feet it contains, and a sketch will be drawn on the property record card. Major buildings such as dwellings and barns will be sketched on the property record card with other minor buildings to be numbered, the number encircled to appear in the space for the sketch of buildings in its proper relation to the dwelling and barn, etc.
The exterior, and if possible, the interior of each building will be inspected with notations being made on the record card of construction features, physical conditions, and other factors that would affect value. Each building will be graded according to quality of construction.
Each county auditor will describe in detail on the record card or sheet, and will itemize, the precise industrial and commercial property that the auditor is valuing as "real property" as distinguished from "personal property." In questions of the classification of property as real or personal the county auditor will be guided by rule 5703-3-01 of the Administrative Code.
(D) Estimation of depreciation and obsolescence - When the cost approach is used in appraising the buildings an estimate will be made of depreciation including all types of obsolescence that are to be deducted from replacement cost new of the improvements so that the total value of depreciated improvements and the land will be equal to the true value of the entire property as defined in rule 5703-25-05 of the Administrative Code.
