2007

(sony) appeal070729a.p65

Errors in Latest July 28, 2007 Valuation

1. We are not in the Highland Park district or area as stated.

2. The statement that the "downtown area" is a main shopping area is incorrect. Downtown Salt Lake City can not be considered a "main" shopping area since it is presently under construction and closed. Futher, with the addition of TRAX and the LDS Church "improvements," it has gone effectly dead.

3. Shopping and dining are NOT available in the immediate area. Schools are not "convenient." A closed Bonneville Blvd. to one way traffic forces the only commute through congested North Temple and State Street to access almost any southern area of the city. Main Street is closed off by permanent LDS Church developments resulting in highly congested surrounding areas for southwest city access.

Nearest shopping we use are several miles away. Example: Smith's Food at 4th South and 5th East, WalMart at 1300 South 300 West. The nearest "fast foods" or other dining are similarly miles away.

The Washington Elementary School and West high are the nearest schools which require children to pass through dangerous traffic and uncontrolled traffic intersections which carry heavy traffic flows onto and off Victory Road and the 600 North freeway interchange. Further these schools are about one mile away.

4. Sugarhouse Park we do not consider a "close" location for a park. Liberty Park is actually closer at 500 East and 900 South.

5. Freeway access is NOT "favorable." Nearest access is winding down west past Victory Road, through narrow, often congested streets, and many stop signs, stop lights with long delayed intervals, .... to the 600 North freeway entrance.

6. There are MANY unfavorable "conditions or trends" which would substantially devaluate the value of this property for any serious buyer. Among these is that we are located in the most dangerous earthquake area in the city -- located on lake bed sands

which liquefy upon even minor shaking. Destruction for this area, classified by the Utah Geological Survey, is considered "extremely high."

Too, just a few doors north, this excavation clearly exposes countless layers of lake bed sands which would quickly liquefy, destroying any

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6. (continued) (In answer to "no unfavorable conditions or trends. There are many unfavorable conditions or trends that directly affect the property value).

The home, 579-581 North East Capitol Blvd., located to our immediate east, has TWICE posed a very dangerous threat. TWO incidents in which a car (and a truck) came down on our property. One did considerable damage to our 584 side bedroom. The estimator for the damage was quoted saying, "You would have been killed had it been

modern construction. You had brick with cider block home construction which prevented the car from coming into you second bedroom in which you were sitting in exact line to the car's path. There was easily enough momentum for the car to have gone completely through the first bedroom and into the next."

Additionally, this home, 588 North East Capitol Street located to our immediate northeast, poses an even more dangerous condition. Never have we seen the wheels of the vehicles parked in this very steep driveway turned to avoid the car from coasting in a natural path which could easily come down onto the 586 Cortez side of the duplex with devastating destruction. It would have far greater momentum than the car and truck incidences we've experienced in the past. Destruction and death would be considerably increased.

The city has been very good about citing people on these steep slopes for weeds exceeding 6" in height. HOWEVER, I have known of absolutely no case in which a driver has been cited for not turning his wheels (as required by law) to the curb when parking on these steep streets.

This view is taken from the car location in the previous photo, showing the path a car would naturally take should it coast down onto our property. The light area near the phone pole is our duplex roof. An extremely steep hill lies just beyond that phone pole!

We can not ignore the fact that this area is plagued by Life Flight helicoper noise. We are in a direct line of path between the airport and the LDS Hospital. Some days, three and four helicopter flights drown out sound on your TV.... or even worse, awaken you from a sound sleep during the night.

7. Renter paying all utilities is incorrect. We DO pay water utilities for our renters. Our water/sewer/garbage collection was the lowest utility we had when

living in this duplex during the early years. It was billed every third month. It is now our MOST EXPENSIVE utility and billed EVERY MONTH!

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Presently, using 2006 property valuation data, we are subsidizing our renter at near $1,000 and more per month.

8. Our electricity, and phone come from OVERHEAD poles. It is NOT underground as stated.

9. "Repairs and conditions are consistent of other properties" is incorrect. Most other properties around us have had considerable and extensive landscaping and other improvements (namely, Howe, John Williams, Sawyer, Love, and Rodgers homes, our immediate neighbors, for example). We have made no significant improvements which would significantly increase property valuation. The only improvements made were those absolutely necessary to make this property livable at a minium level. There is no dishwasher or other kitchen improvements which have been made. Our driveway is NOT concrete as stated. It is mostly asphalt which is in a deteriorating condition. Take note your own photo of this property taken this past week.

10. The basement is NOT full as stated. It is partial. The garage under the home and steep slope of this lot limited the basement size.

11. We do NOT have rain gutters on 100% of the property as stated. Only 40 feet of the total roof perimeter has rain guttering.

12. This appraisal infers two car garages for the duplex units. There is only ONE garage per side. Neither are high enough to house modern SUV type vehicles.

13. This appraisal infers that we are selling this home. Where would we move to? A cave? We have absolutely NO intention of selling. What would the gain be when ALL properties in Utah are over inflated? At best you would be doing a TRADE while incurring overwhelming moving expense.

14. We DO NOT have tile floors in the bathrooms as statd in this appraisal. Both bathrooms have deteriorated original linoleum (586) or vinyl (584)..

15. Rents in this area HAVE NOT been increasing as stated in this appraisal. In actual fact, rental rates have nose dived. A good example was the owner of the home the appraiser talked to during our tour (home directly east of us). Her rent rate was $650 a month. With their 2007 property valuation, rents should be at $1800 per month. Affordable rent in Utah is presently $650 per month.

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Reviewing the DVD enclosed with the original appeal is very important to fully reevaluate what has been covered here. New modern energy-efficient homes with modern wiring, good insualtion, central air conditioning, much larger living space, large lots, better location, and countless other factors have valuation similar the the one stated in this appraisal. This is an old DEPRECIATED PROPERTY more a candidate for the wrecking ball than competitive sales.

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