1996 BOARD OF EQUALIZATION NOTICE OF MEETING OF BOARD OF EQUALIZATION · The annual meeting of the Christian County Board of Equalization will begin hearing appeals on'assessments Monday, July 8th, 1996 and will meet each Monday and Friday through July 29th, 1996 in room 204 of Christian County Courthouse. Anyone wishing to appeal their assessment should make an appointment with the County Clerk's Office prior to July 8th. The basis for appeal is the true value in money, the subclassification of the property, or the exept/taxable status of the property as of the tax day. You may receive forms for your appeal by contacting the County Clerk's Office at PO Box 549, Ozark, MO. 65721 or phoning 581-6360. An informal hearing to obtain information, to review property records or other questions should be made by contacting the County Assessor's Office at PO Box 334, Ozark, MO. 65721 or phone 581-2440. Co, Courl- 21-41•.leS Frid°Y /9.K- Tuly 1 \30 9 .IA. B.a, i ob a Q 411, on-4 A,6 ¢ ful.u-t - prap4¥-Ly 61 6- *7, M Ma,- A t I Uo. (Ut i i Va-& 4 TE q#PL,1-VI 7 -3- 74 i LU-D-·1- ' 5.4 0 ery, hi.9 ---- ---Fgt.g.* ...IOdz..mA..Adbillf_;6+4 5-4, Co-4 4 19-0,6-/9-400-000-009-0013. k ,-_...eJ*--------*_.fb_2-55_7.L/·· -dit-h.Z+PO=.cv-,0---«-.--- 1 1 ::-- G.-- Ak=-4 -t:. 4 1 : i »4' .Arel--1.-096--01,--1 N- A·AdIZ_1 0- 2 i . -AN 3"7. .lf *„.1 c« Al.wn- z£+ j 018 et /0.»PA ecuew. 32&14 4 24 _.. .._2629-_=3*42...4*2kE*_._.uke=Q ..,6rl-ce:B:e-b*'.-.et. _ --=R__Lte«_6·:2-2___21-ajg__),93#yleN.„_61.-C€3·294..,4 4.-f) E .gy*-0&2d_...il--.22-1&2 1 f..O-UOL,WAMT- khi-1 / 3%396+124-.-»1„-4_hE-<2trELARp._»442- ..7 0/k.g- fo-U, /1-029 /11.£1·t36·1Ja /Ul-e-=-68- i /UOUALL , ) 1.4 J ·biLLL L.eldl... 2 2 4 0.1224 ,4-t>·€_ - 7-/0-96 b.r #b. 04*53<'·U BOARD OF EQUALIZATION AGENDA DATE 1 - r?-9 4 CHANGE SUB TAXPAYER'S NAME · PARCEL YES/NO TIME CLASS (REPRESENTATIVE) SITUS ADDRESS NUMBER ): 50 PM A-15 k, Bell . Ait e•77 *Lin 10 © 6*1 h ; 4 Sally A|eK a A.der .AA.rk·64 U.lu- 71.w.*9 /2 d + Pect 4 Pulln. Ajet W . 291 8,1 Vera L 94 el korie 1 . : >t:.·-4 12':b:7.:c·::6*iZEN.:Vi:.:.:?Fy.....34%7*e':ta¥*4.··2·44#e,Qep»*#f®Rs·'<.0re ·2 : ··'. 334 .4085 120 I. .... I ) . - *3 y COUNTY ·BOARD OF EQUALIZATION PROPERTY ASSESSMENT APPEAL FOR 19 96 Owner oupy / 91-£20 Pancel 4 11-0,9·'39-001-0,11··/23,06/0 Mailing Address 141 '1 W ELL; Situs Address 6461U . City, State, Zip (9Ael/ck , 9710 u 10 531( Property type & Use 0 if Jo236' Ng . V ,·i· i 1' Phone # 4/7 47&471 . A + r Address 9 59 LE. 86.LE- 1% Property Description /kki 44$029 -3 city. State. Zip 64·:70,· 977/D 6 5- 74/ Phone # ,5-91- 39 o e . 1 Nature of AP?eal1 Phone # 4-/ 'T- 5€}- 4-339 5/ne, Je- Auvili_¢(J - /4-CAL. Agnt F (7 14 8 Property Description2 UAA1,209 7 Polie NU Address 457 N · 420 '741 61- city, state, zip /92200:LK PMO '/O 57221 Phone# 4/1 - 4€5-3105 -1. Nature of Appeal /k/.Apa,u #UL t)¢te-CA /1 1.c.It) 2.-4-*2.-f ,?4.4 *Eft/) li.Lo n.31 j 4,101# gn·467,7 2,£96 --tAA.21 ./64-0.al 77 4 52**wond Of-luZ *99,* 2. VBasis of Appeal · 7-3 -161.uea ) ALL«..emit 4. Stil),LA, 4,Le-t dULL- Cht.Z 1 oil)2 -f6 8'Luk·»r'Le_pr- I I. ivkilibb 3. Opinion of Market Value as of January 1, 19 4. Purchase Price 4 4,9*0, 0, Purchase Date /-/O - 05 5. Type of Sale /971 HM· /11 0-4.-it.-j , 6. Subsequent improvements made to p'roperty Lf7O7,,2* Cost A)* cly, Prof t•Jel n Werit+- Un 14€ NOTE: Income type property owners should submit income and expense information on forms provided. NOTE: DO NOT FILL OUT BELOW THIS LINE, FOR COUNTY USE ONLY Owners's Opinion·of Market Value New 19 19 Assessment Market Value by BOE Assessment Residential . x.19 Agricultural x.12 Commercial x.32 Total Reason for Change DATE BY 3.*anuy NO. ·- ·:Fr,t·.:,·40&234' ·· ./ C. I .1.12 1 F- '-tP COUNTY·BOARD OF EQUALIZATION PROPERTY ASSESSMENT APPEAL FOR 19 owner Anno- G. -1-h 0 04& par,ei # LIA 4 Oakt·\' I I (1 act 2 na Mailing Address 14-09 ID -10/ ne Sitja Address Sec .AL 76.,0/7 An-41 City, State, zipOzer\rime. 459 Property Type & Use .9€.r··Re,·C (14-fe res Phone # 411- api_·49/2 agtnt F/}144 -'72 On /8 ED#- Property Description f f> 1»yvy- Address City, State, Zip Phone # 1. Nature of Appeal pr©pertj- -t-Q,Y 2. Basis of Appeal --+Cute,£ 400 3. Opinion of Market Value as of January 1, 1994 - ·JF/Ed910_ #t 4. Purchase Price $ r 4 6 .2 KD 1 1-0 Purchase Date S«.81.9,4 5. Type of Sale FmHA 6. Subsequent improvements made to ptoperty Cost . A) 6 0 1% Pr.p€ity ..Jet ; a Mat k< Ud.. NOTE: Income type property owners should submit income and expense irrformation on forms provided. NOTE: DO NOT FILL OUT BELOW THIS LINE, FOR COUNTY USE ONLY Owners's Opinion·of Market Value New 19 19 Assessment Market Value by BOE Assessment Residential . x.19 Agricultural x.12 Commercial · · x.32 Total Reason for Change DATE . BY rA:·.:iry·.I·.·:5·.A···9·c·.···.9. r.·· aer=·42·4*:·12*41»··'··0,.:a€·ff?9.9*re',AM*-1.11¥#i:8--2*kee»€:AV ,.fi'/92-5 490 -659 07 Phone # 4 11 -501-390< -1. Nature of Appeal /JA/l-d/(AFRI ank- ((-Mt@t-01-hi; ,4}/7, Bvi - kA-Hpld#LI. *84, &%1 ....72*10 499, F.* Cl 2. Basis of Appeal - 3. .Opinion of Market Valde as of January 1, 19 2-/ /20£9 4.· Purchase Price 4 46,290,00 Purchase Date ft, 26 -94 5. Type of Sale 4 1/71 26· 06 - * : .4 6. Subsequent improvements made to property 77*J Cost - · Ah 64 Proner!y ··69 74 Al.Ck·e-f 1/ & {U -e NOTE: Income type property owners should submit income and expense information on forms provided. NOTE: DO NOT FILL OUT BELOW THIS LINE, FOR COUNTY USE ONLY Owners's Opinion·of Market Value New 19 19 Assessment Market Value by BOE Assessment Residential . x.19 Agricultural x.12 Commercial ' - ' x.32 Total Reason for Change DATE BY ·,·' .- - .£%1¢Jf /':/ 1.ew ·· . - , ... . COUNTY·BOARD OF EDUALIZATION PROPERTY ASSESSMENT APPEAL FOR 19 9 6 j /.0,2-34-0 81 '003-06· Am Owner 10 0 ehic k-pleu Parcel # t 73D Mailing Address /42,2-3 \A ) ' 12 2 17 e Situs Address City, State, Zip ¢71(214_2 rbc}· G S- 9') Property Type & Usejit }prv - 12-eLS , - ·' Phone # 57 3 - 310,a jr : f i./l de- -0 rn :1,1 Agent properti Sescribtio450 262.A£,_, , < Address . . Ctiftio #07'za' City, State, Zip Phone # .1. Nature of Appeal 7--OL-·16 6 S 7. Basis of Appeal 4- Fee,1 45£2.- 4-08 h ;0-11 . -71/J at e,/051'n A +alies mou Ir] 6 e Cyy,«6; rlia fe-4 ;%-do 0-7- 3. Opinion of Market Value as of January 1, 19 4..,Purchase Price $951 J 12D Purchase Date 5-4-95' 5. Type of Sale F m A A I 14\UU*.e_ - -00 6. Subsequent improvements made to #roperty h© he- Cost · . Ah 04· P 'ae-"h f.) O.4 i #A Ah,kit v AL.e NOTE: Income type property owners should submit income and expense information on forms provided. NOTE: DO NOT FILL OUT BBLOW TEIS LINE, FOR COUNTY USE ONLY Owners's Opihion·of Market Value New 19 19 Assessment Market Value by BOE Assessment Residential . x.19 Agricultural x.12 Commercial · ' x.32 Total Reason for Change DATE . BY ... , :.·2!4'Br..··'"YS.:it;*¥2*4#*4#05:At'%*•.20'1*-8>7U*K*Ek#; *NOX'· . COUNTY·BOARD OF EQUALIZATION PROPERTY ASSESSMENT APPEAL FOR 19 11-66 2-34- aol-DOJ-1 32.-oc,6 Owner Ve¥&· L. 34&)40,-Se. 'Parcel # Mailing Address J¥// U. 611$1€- - Situs Address 61AAJ< .j City, State, zip L)za,4< 51/) 4 6176£/ . Property Type & Use Re9 i de c- e- 2 Phone * 4/9-52/- 6- 9350 . 0 Ag,nt )|AMA ' Property Description Duplex Address 1 51 Mao*.11.- PAT.10 1-JOB€- City, State, Zip 0 2-A·/1, j¢ Al 0 -6 5 92,I Phone # 5-2/- 3 9 0 5- -1. Nature of Appeal k)/94 11, A a.ve- 're.21 e.gr,11 .11 /0 W·Crt, -- 26'avt lihilbc!. i,co>0..t,ea-:'t K,op,uhAM. T•,6 burd,ov. 2. Basis of Appeal loa.f 13/4 661- 11'1,4 €- OC porthare. 1$,01- 174,+ u,ou/4 - *bt'.1 675 pr• Li p " /"D /{'ar hi lie/no. 3. ,Opinion of Market Value as Of January 1, 19* '543-00 4.. ·Purchase Price $ 37, roo Purchase Date 5. Type of Sale F# A--- - - - 8/99 6. Subsequent improvements made to property /00/9 0' Cost /-I)° 011 Pr#.o.rl wk,10 +1..6..-+ V./ae NOTE: Income type property owners should submit income and expense information on forms provided. NOTE: DO NOT FILL OUT BELOW THIS LINE, FOR COUNTY USE ONLY Owners's Opinion·of Market Value New 19 19 Assessment Market Value by BOE Assessment Residential . x. 19 Agricultural x.12 Commercial ' x.32 Total Reason for Change DATE . BY .. N '41, No. COUNTY BOARD OF EQUALIZATION PROPERTY ASSESSMENT APPEAL FOR 19 941 95/-96 owner Ketrient 4-bAR LE,1,2 Ec*. parcel # 09-0·Er·'07-000-000 - 064-OOS Mailing Address 149 LA,le,tpac LA•te Situs Address JA,1€ AS· VAA,UNG. ADB 2*3 city, state, zip-BILUA 65; mo 6561O Property Type & Use ES,De}TIAL phone # 744 - 4191 HoM€ 888- 941 i oFFICE Agent Property Description ' Address . .Hu- 6, LOT R / Uk:-b R.-003,22. ' 4%/ city, State, Zip M. lA lu-S 5080,31 Sted Phone # 1. Nature of Appeal 'RED ocood op AS3€SS€0 96·u)€. 2. Basis of Appeal I 3236¢£ A 1PPRAISM- -DA>riD *Ocr. 29199.5. 32.(2.6.w BS WAs A c.ae, 0 ¥ 1-?1€ RAISAt. 1, 1996 6 0000,» 3. Opinion of Market Value as of January 4. Purchase Price $ \Sto, DO(b- Purchase Date 11-19-93 5. Type of Sale ... - 6. Subsequent improvements made to prape,rty 1 en PaRhAM .S A FEkbO ALDS -3-0 'PRor€=r oecd f/WT< Cost NoTE: Income type property owners should submit income and expense information on forms provided.. NOTE: DO NOT FILL OUT BELOW THIS LINE, FOR COUNTY UGE ONLY Owners's Opinion of Market Value New 19 19 Assessment Market Value by BOE Assessment Residential · x. 19 Agricultural x.12 Commercial * ' pc. 32 Total Reason for Change Pae ?4 2.44.2,>A. Blj<.* hou„;.6.1 6..4:609 DATE BY . 43:; ..74 87.,40/32049 1 I .......'lle/79 .. i ·· · t·. · 1* MEETING .- ' APPOINTMEmT LOG Appraiger Day 01 teek /14#n J. Y Date 9 - /5- 96 APPT. SUB- PHONE CALL CLERK CHANGE TIME CLASS NAME # PARCEL #.. DATE ID YES/NO - 16:06 A A Re" Eck 7 44'-4/91 A,re;*Ual·Ae }/0.608,% 862 4%,Ad ye·, KEN ECK 149 Lavender Lane Billings, MO 65610 June 17, 1996 Junior C. Combs Clerk ofthe County Court Christian County P.O. Box 549 Ozark, MO 65721 Dear Mr. Combs: Enclosed is a copy of an appraisal of the property at 149 Lavender Lane, Billings, Missouri, a letter from Tommy Bilyeu, a letter from me to Tommy requesting reassessment, and a newspaper article for your review. I would like to appeal the assessment of tile property to the Board of Equalization and the State ifnecessary. I need your help in resolving this matter as I do not understand the processes involved. Ifyou have any questions or would like to inspect the property I can be reached at 888-5471 during the day and 744-4192 after 5:00 PM. This has been a problem for the past two Tax years and I would like to see this issue resolved before taxes are due for 1996. Sincerely, Cc: Bryan Wade Enclosures: Four KEN ECK 149 Lavender Lane Billings, MO 65610 June 11,1996 Tommy Bilyeu Christian County Assessor P.O. Box 334 Ozark, MO 65721 Dear Mr. Bilyeu: Enclosed is a copy of the latest appraisal of the property at 149 Lavender Lane, Billings, Missouri for your review. Reassessment ofthe property based on the appraised value of $60,000.00 and reimbursement ofproperty tax overpayment for tax years 1995 and 1994 is requested. Ifyou have any questions, I can be reached at 888-5471 during the day and at 744-4192 after 5:00 PM. Sincerqly, Ken Eck Ce: Bryan Wade Enclosures: One TOMMY BILYEU P.O. BOX 334. OZARK MISSOURI 65721 PHONE: 581-2440 - PHONE: 581-5509 HOME: 725-2165 - PAGER: 888-2848 June 12, 1996 Ken Eck 149 Lavender Lane Billings, Mo 65610 Dear Ken, I have reviewed your property, read your apprasial, and I am still undecided what should be done. In a case like this, I am advising you to appeal this to Board of Equalization, by calling the Clerk's Office, 581-6360. This gives you the right to a State Appeal. They meet in July, so I suggest you call right away. I wish I could have been of further help. I have the house depreciated at 74% good. A- Tommy Bily,M rl CD RATE8 /2D 10, 9 CLASSEFED / 50 9 AUTOS; 140 rI EMPLOYMENT 1 200 'PET·EXa]ANSE,NO 9 AUCTION/310 lows-Lider Sunday. May 19.1990 Builuing-codei®*rs fail to pass Third·class counties ID whetherbulldesshouidmeetabm· tar'limSeboldLCitle,=chaNixa cluse it doesn't mandate axles, it dard,bY the. commt=Dy.' 7 and Duark already have building merely allows counties to enact get a chance to seek o "antbrvebounhore.therehah codes.But there'a no regulation them. beonabillonbuildlogcodbithsmne outside incorporated areal ftseems sostangenottobave B, Troclaguir 'theideaforcodesisappeatingto *ct," Ki36 A·.? «i Billing, UM years ago,lho,looked fonval'd to ral,ing their son, Aus· :il. 9-44 0·€ ' ' . tin,amangthesolaceorroningbma and frms surrounding tho WEd· :%:}4*t T·Sts 1 flower Hills subdlvlsion. ma coupto thought Ihzy walked 't 4%092 ,-2 111'101 43\, 6.-3 5 into their dieam hom*whorelhey wouldllva and die. Now theyrear theirhomemght [i*It! 1: 9..il l... 1,111 them. • The Eck,Usted 86£13,3 Ina now 2·yearoldlawititagwhistthebulld· crOn,aniCathyowmandthe inspector, Randy Bayll + I. I Theowensdidnotretumphora Darlens Eck gaz ia a makeshm support beam runn ng through her bedroom. I feel better when tjia support calls. Bayllfr referred c,Ils to 123 bearns a e up, u they are still ne sate," alie says. She and he hus and, Kenny, boughtthe house in 1991 , .·. lawyer, whodid not retmincalls. DarienDEck=ysthonoors could CollaUBa because of ehcddy con· 51•• JIP, Uing N.14*76,1 ,·: j - .....· 0.··; 07 Class syslam struction.Shealwworiesbadelec· Th smell ct ze,ra led the 2472# '4.tiLLK,v Ins=:westuls•oun, · tlical wiring could cause a Ore b Eckstoripopenafloorinsearch thehame, theonlyonebullibythe o! broken ptumbing. What they 4 c Greeneard Jasper am nfs!. , Owenstithatiubdlviston. 4,424- . da" countlna. Camdents a Eck runs out or breath B :ho foundwasthebroken pipe nada ·· =cond,lass coul#. Another , shows a rwortcr 1110 problem, In stfuctural support beam that.· Gouth#ast MI-ourl coun!10$. thehoma hadtmenhacked tomake:pace ' · are [hird class. · f Horbreathlessnes,doesn'tcome Ckm= are detem,Irted.by · : 01:om,landingontlptootopolmout for pipes. The mull a grea14: Assined valuttlmmas ·' afakeventhabedrocm: weakened supportboam. folioNT ..: Or fom walking up the stairs 0 Cl=s 1 counles: $450 whereahesay,2Yryearcid Austin keeps latking -about naw. after mmon and O,09 .+ · · -oranyone-couldedllyfallover flaw, atter flaw. m aes. z $700 mollon . · becaumethebmin!&terbalanceson Building codes and county * $449 mimon: speclomwouldeliminateorreduce m ads 3: Less than:obb; ore nail and a little glue in the proble=thatplasucherhoms,she . mmtor; ·· ··. places wheratthan't£0]len apart .·. · ' m gas& 4: Counties thai ; Ortomwalkingonsomermeven says. lexpected to bo protectedby .L.. .wereclass 2 bitore August · . nocm forn room to roomto allow the law when rm buying a house . 8.. u- 1,-t.., '983=dtalor fetl below the more than adozen Zioch·by-Mnch thisb!: and tbts expenslve." required.threshold are lobdied suppart-beams a *tructural east- But thedare of Miss=i doesn't Tho Ed homi looks line Irom the exte,lq . But benealh he back ymd Cim 4 but gre 0011 t eated as · neer recommended to prevent tile anow building codes in thlrd·clais are sewage problems- suchas Ihelack cla sewe Ine. The Ecks Class Z acorn Rom collapling. hovemedlawsullsagainsithebuildemof mehomean theinspector. Shes cut crbreath becouse she se. 18811'MABE, Page St) Page edited by Laura Johnson; call 836-1199 after 5 p.m. . . ARKEI a/TheEcksares .. i Continued from 10 - i.i¢£29,44. . vi>,t#'.4,20*#*44*i„f').4.)-4.I": - a>.·4,2ftki·. t:'r' :'*t?**44144 0 4.:to.·Ii...... · ./ .4./. 0.-4,/4/ >0 . :: U 0 :*.4,..4 « 44 2.- House B!11879, sponsoredby Rep. * :; : Jim Krelder,· D·Nixa, would have f -243,99.3**2:94*4.0/*,2. Asessionendedbeforethellouse·' u 4.p 1 %, 'Jf,t inaasedbillwent toa Senate vote. 1..·Adeanwhile, the Ecks are stuck. m*@m*r ·*r ... ..4 2::ruj ... ,„ti*,,> A'' tc' }499% i Tllpy are making large mortgage p,•k· 4-3*43*twifji #11 > 044p#44 5,2.:.2 *ny back the home, but he refused, 425*44.1/'+'*.:. m./Immimil'./.3 4428139% j,Resays. "He wouldn't hear of it." 4%00*34# P :Darlene Eck is going public with Efft .3/N':449 ,/-ket ,her problem to'educate others mid *Rffi. · hdlp them avoid a similar fate. "Td *42*3*Ec'*:rEM*REE; /3 % R ..:*3804 4>fr»ye: i hate for anyone else to go through : what I'm going through." · t'Yourwhole lifeisjustinlimbo," 'fr 2.924*40*4*192;9*#42447 she says. "You're waiting and no- d body cares." H Inthemeantitne, theEcksplanes- 3 cape routes in case of aille. i "We're going to lie my sheets to· i gether,tieittothebedindgooutthe Stove JP. Uang/News·Leader . window,"shesays, vointingtoabed- Thla bannister has al! but fallen apart, leaving toddler Austin Eck - or i room witidow close to the ground. virtually anyone else - in danger, Darlene Eck says. The ralling, or ; "I've lain in bed tllinlting of wliat I what remains of It, is held together with one nail'and some glue. ; should do." : Eventurningonalightcanmeana $ call to tlie fire department she says. : 0nce, her cousin Oipped a switch '7 don't know how the law works ...Ijust want & and-"Snap!"-thelightswentout £ and black soot covered the switch. , "Ilblewonebreaker, thenitblewil things to be fail'. i main lireaker," Darlene Eck says. , "Onthesecondsnap, Idecidedtocall "And thisisn't fair.", i the fire department." Fire department omcials told her· : the wires got wet from the rain, she - DErlow Es!6 astromil Nme=,er :says. , Once, Austin shocked Itimself af- nopipe,"shesays."It'slike:'Whofor- installingaventandreplacingleaky ' . terliftingupanelectricalsocketthat got the pipe?"' pipes, Darlene Eck says. : wasn'tsecuredtothe floor, shesays. . Intheshowers, theEcksshiverup- Looking back, she says the situa- ; A light in the kitchen hangs not stairs from cold water. But down- lion makes her feel naive, even stu- ; from a chain but from the electrical stairs, thewaternearlyscaldsthem, I pid."I feellike thatlittleoldladywho ; wire. she says. got conned on the phone.". , Outside, telephone and electrical Thewashingmachinehasblowna Sometimes,shejusthopesthatjus- : wireslayexposed. Shesaysstaticin· · fuse several Mmes. And after run· Mee will prevail, through the lawsuit i terreres with telephone conversa- ning it, shemustremember to'flush and a change in the law. :,#ons when it rains. outthe sink. Otherwise, fumes from "Idon'tknowhowthelawworks„. One day, while mowing the lawn, the septic tank can enter the house Uustwantthingstobefair/'shesays. KennyEckspiedawhitespotamidst because the machine lin't vented. "And this isn't fair:' the green. It was the sewer pipe. 'rhatwouldn'tbeaproblemexcept In the downstairs bedroom, im- Other times, she just cries, then thatthepipeopensundertheground properly sealed plumbing joints recovers. in the middle of their back yard. It haveleakedandleatheroomsmell· "We'vehadourdays of tears,"site continueseight reetaway: but noth- ing like a sewer. says. "And then we feel strong and ing connects the two parts."There's Kenny Eck reduced thesmells by . try to go on." l¥*jW. 94*{0014 laci[ 81 hailidling ©0931 From Our Staff -%62 Only three southwest Missouri counties have building codes. Darlene and Kenny Eck found that out the hard way after pur- chasing their $156,000 home near Billings 214 years ago. 4 There are floors that could col- lapse, abannisterthatbalanceson onenailandalittleglue, andadoz·0 en2·inch-bytinchsupportbeams suggested to prevent the floors from collapsing.. A bill that would have allowed . S eve J.P. Liang/ Newsteader third-class countiesto enactbuild- Darlene Eck holds pieces other broken bannister, which is held to· ing codes didn'tmakeit out of the gather by ·a nail and a little glue. The Ecks have filed lawsuits state legislature this session. againstthe builders and inspectorof their·homenearBillings. ,Insile Our report. 19 loT,En¥ INDEX Vol. 106. No. 40 01996. News Leader ' ' PICK 3 6,·•.2-lka.™25.2 + 927/3·h 2-2.2 · - Abby 20 - Home IE Ozarks 18 j SHOW·ME 5 Calendar 28 Marketplace 10 Real Estate 42 4 11-1425-2740 . Crossword 23 Movies 6G Sports 1C * · LOTTO Dealhs 48 Opinion 68 . Weather 2. 11-14-2430·37-38 - Plesse RECYCLE. Tha News·loader is printed , POWERBALL partially on recy,led paper and 18 100% recyclable. 2-7-8-2&83<05 A Gannon Newspaper . 0 40901 4215 4 . :11 *m#NeEEEr#11.,1*33*%0*,-1%31*22*4%*3039%02%% i. J. JESCHKE APPRAISAL 118 W. Main · Brannon, Missouri 65616 · (417) 334-3241 · FAX (417) 334-3419 State Certified . October 25, 1995 Mr. Bryan O. Wade Farrington & Curtis Law Offices 750 N. Jefferson Springfield, Missouri 65802-3799 Mr. Wade: This is in reference to your letter of October 12, 1995, requesting a Real Estate Ap- praisal of the residence at 149 Lavender, Billings, Missouri. In accordance with your instruc- tions, we have provided two values; the estimated value of the home as if it were without defects, and second, an "as is" value with the defects that presently exist in the property. I have reviewed in detail the engineer's reports provided by you, which cites numerous construction deficiencies, as well as one report which provides estimated costs to correct the deficiencies. I inspected the property on October 16, 1995. In preparing an estimated value as if the home was without defects, I ignored the Engineer's Reports of deficiencies as well as my observation of defective areas. Based on comparable residential sales and on estimated reproduction costs of the improvements, my estimated value of the property is $184,500.00. The appraisal report with my rationale for arriving at this value is at Enclosure 1. Your question of value with the defects is more difficult. A standard Real Estate Ap- praisal would have included in the Cost ·Approach an estimated cost new of the improvements with atIowances for physical,· functional or external ·depreciation. This depreciation would embody all of the subject's deficiencies, superadequacies and obsolescence. In the Sales Com- parison Approach, adjustments would be made to the comparable sales to account for these di6 ferences. My inspection, review of Engineer's Reports (See Enclosure 2), discussions with the owner and a review of over 100 photographs provided by the owner revealed defective areas of such an extensive nature that an estimated value based on standard depreciation techniques would be highly judgmental. I will not attempt to identify all of the defective areas in this let- ter, as they are well documented in the Engineer's Reports. I have included several photographs of deficiencies at Enclosure 3. A brief summary of my observations is as fol- lows: The residence exterior is brick, with an initial impression of an attractive, well designed residential home. However, a closer inspection reveals numerous defects of both structural and cosmetic nature, some of which result in unsafe living conditions. These in- clude notches cut in the 2 x 12" floor joists for plumbing pipes, which measure up to 50% of the board width; no blocking between floor joists; inadequate strength of banister rail around stairwell opening resulting in an unsafe condition; sagging floor in living room and kitchen; beam shoring has been erected in the basement to support the ceiling; no plumbing vent stack; loose wiring; no junction boxes behind some light fixtures and electrical outlets; cracks in con- crete; cracks in interior sheetrock; evidence of water leaks; inadequate venting in furnace room; window and door easing separation; hardwood floor separation; broken tile and loose tile grout; and separation of joints on some kitchen cabinets. Also, there is only one outside water faucet on the residence. 5 While I do not possess the technical expertise for a detailed structural analysis, the Engineer's Reports indicate other major deficiencies in such areas as floor support, plumbing and electrical wiring. Presently a back door has a drop of about ten feet to ground level. Landscaping was not completed, and a step from the front walkway to the front porch was not 1 1 constructed. These are only a few of the shortcomings and deficiencies. A detailed list is in- cluded with the Engineer's Reports. It should be noted that some of the deficiencies could not have been detected unless sections of sheet rock had been removed. The Engineer's Report (Enclosure 2) provides an estimate of costs to repair the residence. According to this report, the required repairs are extensive and will require replac- ing the entire flooring, stripping sheet rock from walls and ceiling, repairs to plumbing and electrical systems, replacing sheet rock, refinish of walls, etc. The total estimated costs for all areas of repairs and completion of unfinished areas is $124,332.00. A case could be made that deducting these costs from the residence value if it were without defects ($184,500.00) would indicate an "as is" value of $60,168.00. However, this is not necessarily the market value. The estimated market value of the home as it stands is what a typical, well informed buyer in an open market would pay for the property if all of the defects were disclosed. Theoretically, this value could be estimated by comparing the subject with residential sales similar to the sub- ject and having similar deficiencies as the subject. Our research of the market revealed no sales of this nature. The most logical buyer of the property would probably be one of two types of investors. One would be a buyer with experience as a building contractor. His inter- est would be to buy the property as defective, make necessary repairs and resell it at a profit. The other would be a homeowner who would purchase the property as defective and either pay for correcting all deficiencies, or for those defective areas affecting the safety and living in- tegrity of the home, and be willing to accept other faults as uncorrected. However, if faults are uncorrected, the market value would be less due to items of physical or functional obsoles- cence. After analyzing the various options, my judgment of the best indicator of market value is $184,500.00 (value without defects) minus those costs of repairs which affect the real estate as well as any additional depreciation. The cost to restore tile residence to a safe and livable condition is estimated at $124,332.00. (See Enclosure 3.) These costs were prepared by Dressler Consulting Engineers, Incorporated, and I have no reason to question the validity of the estimate. While the owner would be required to vacate the residence during the repair works the cost of $6,400.00 would not be attributable to the real estate. Deducting this cost leaves a total repair cost of $117,932.00. I am a Real Estate Appraiser, not a building contrac- tor or construction engineer, but I have no reason to believe that estimated demolition or repair costs are excessive or unnecessary. Also, in my opinion there is some external obsolescence, which is incurable. The residence was purchased as a new home, but now requires extensive repairs.· Would a buyer pay the same price for the home if defects did not exist as he would pay after repairs are made? Probably not. An example is a new automobile, which is wrecked shortly after purchase. Repairs are made, restoring it to like new condition. However, the value is less. It is no longer a new automobile, but a new car which has been damaged and repaired. The principle for the subject residence is similar. It is faulted. The amount of depreciation is highly judgmental, and could range from 10 to 20% or higher. I have used 10%. The estimated property value without defects of $184,500.00 minus repair costs of $117,932.00 equals $66,560.00. This value minus 10% ($6,656.00) for external obsolescence provides a total estimated value of the property with the defects of $59,904.00, rounded to $60,000.00. My final conclusion is that the value of the residence, shop building and 3.2 acres of land on which they are located, without the defects is $184,500.00. The value with the defects is $60,000.00. Please contact our office if you have questions or if we can be of further service.'f. I ..1 .4/0 / \ 21,6446·W.'4· a Z i * £3Uo4/ VUUL EFFECnVE DATE:APRIL 19, 1983 0 Emer,ency M,nasement Agenc REPS 1 -2 NPm8 0 N E N. 4¥.4 %14.' 0 .1 'LOOW .0 r-1888 W 0 Z *5,04,9.» 0 JL- 0 Z f N 0% 1b 00 1 Ji_11 0 - y..0 . 1 0 0 0 4 0 .. 0 2 040 .0 Z 0 N 0 0 Iii 0 0 1 . --=4 Z 0 N X Photographs of Comparable Sales Comparable #1 .2 Comparable #2 1 1 Photographs of Comparable Sales Comparable #3 S.., J A MW Jo C\ w all W r S ,: Z €-- 941 @ lim 4 61-1 8 Rl COl RFENE ·:i W rs1 D 52 •o-•D 2 A --Ak n lt'# 0 & rau Hemr m 0 e . e . C 0 UNTON U .A. S ..0 mderlon ST. CLAIR 0 ROIA• MEN 0 £... 0 0 C C L :h DAIUS 0 114 LACLEDE ' 0 55 U PolK I 0 . Un-4 T ¤ u .AD N , * SPRI 91 C V V 0 C 0 167 11,11 B GREENE U WE W N. C U LAWRDKM 0 0. A MEV L 1 1 4 C DOUGLAS 4 U C t Billings A 1 MISSOURI =- 3€AtRRUT..2 STONE.. .. ENCLOSURE 2 .. FILE No. 468 10,12 '95 11:15 ID:FARRINGTON & CURTIS 417 882 6948 PAGE 3 2 ' M.glitored A-of,atonof EnginA.,0 TATE-CROCKER -CAFAGES CONSULANG ENG,NEERS, mc. - I . I'll--I-- /7**2 $•4•. A 6. A Le.R P-* £1 Cr=AX /1. C U.*CAp.0:,.F. 2 2. Feb. 9, 1091 Mr. Ken Eek 149 Lavender Lane BillinES:, Mn. 63010 Rel House &1 149 Lave™her Lanc Mr. Eek: At yottr requ.tat. on Feb. 8, 1994, r Ingpooted the stbovo rereretterd house. You ·,tated you w«.re concorne.d abmil *overal i t,•lus. 11tore arc several major Hopl lanecs thal are wired inta the nome circuits When mure than one 44191 lance is operating at the yamo tinte the tirealcer cannot handle the luad. have hean wired to be on sopurate circuits hi order to prevent tho contiriumt overloadirqr of· the breaker•. Theoc appl bulcee atiould mlerowave orm. are on the same circuit. Th•• tolevision and washer The r•trigerator aid arc ablo on tlic sane Otratlit. 'illt,Re OutletS should be rowired M be on a©parite circuits Ro the individual appliances can bo operaled at the same time withuut overloading tile breakers. In ille electric panel box the door bell transformer is hangilir by the wires. This Ehould be mnunted aomen·lieq·u to take thu strain off the wiring. There are also several problem: wi th the plutabing in the hot,Re· 1 noticed the fol lowinz i tama an the Hewer piping: There uro ito plumbiti lm,er vento to tht, roof. Rte to thia fact, at tiliteR' whon large wrounto of water le digchartred to the Dewer line, ag whom a tull Or Waoher ill drained. norno traps ara draincd, This generates an open tina to the xeptio eystem which allows APptic gas and odors lo liaok up itito the houae. The cutin se'war linns In the house appear to hp 1 1/2" diameter line=. Many or these 1 IneS Serve deveral avelionooo such am a waoher, k i lohon sink and {11 chwaoher. Thess line# should be larger in ordpr to handle tile flow from all lhe soitroe@ withaui the poosibilily of backup. I noileed the following lt©03 an the water pipilit: The diahwa.,her 1 s hooked to the enld rrater line. This aliould be tiooked to the hot water 1 Ine. 2835·U E•:1Ohh» SnnnGS•Id. MO 65003 7EL /4,71 081-,0.53 lila W. 76 Hn. 2•. mt FAX (41 n w42·9033 8,•1800, Mo 69516 TEL (417; 315-4040 There is a 1/2" diameter line form the entry to the water heater. This line should be larger. The cold water. line from the entry to the water heater branches off to serve the cold water tor the whole house. There shnuld be one line running to the water heater and the lines to serve the rest of the house should braoch off after the water heater. The water lines nre not supported adequately. There is a section of steel pipe at the basement tub thal allows rust to form and flow into the tub. The water heater has no piping from the pressure relief valve to a point close to the floor. I also found that there is no seal between the kitchen sink and the counter. Thi s allows water to seep between the sink and counter. If you have any questions please contact me. Tate ineering: Consul tants TIL. hy. 61* D. Tate, P.E. 1 -- ...4. r HUC :, WISE STRUCTURAL ENGINEERS a=*EOJST.LOUSSPRZNGFEW.M065806417.8634919 February 8, 1994 Mr. Ken Eck P.N. 94006 149 Lavender Lane Billings, Missouri 65610 RE: Residence Structural Investigation Dear Mr. Eck: In accordance with your request, Wise Structural Engineers (WSE) has performed an investigation of the floor framing in your residence located at 149 Lavender Lane, Billings, Missouri. This letter will serve to summarize the findings by WSE following a visual examination of the structure on February 1, 1994, and a follow-up structural analysis. Visual Examination On February 1, 1994, I met with Mrs. Eck and yourself at your residence in order to visually examine the roof and floor framing. The roof framing was observed to be "stick framed", typical of home construction in this area, and appeared to be reasonably adequate, however deficiencies may be present which can be identified only by extensive field measurements and follow-up analysis. As your primary concern was the floor framing, no detailed study of the roof framing was performed. The floor framing consists primarily of 2x12 #3 Surface Dry Hem- Fir joists spaced at 16" on center and spanning·up to 16'. It appears that at many bearing locations, blocking between the joists was omitted. This condition is highly undesireable as blocking is required to prevent the j oists from falling over sideways, domino style, when heavily loaded. At the time of the visual examination, the upper level living room was loaded very lightly with minimal furniture present, when a level was placed on the hardwood floor surface just south of the living room, floor slopas of up to 1/2" in 2 feet were observed which is highly abnormal and excessive. Notches measuring 4" tall were observed to be cut in the bottom edge of 14 kitchen floor joints, 5 of the joists were notched at mid-span. The notches severely weaken the joints making them highly susceptible to splitting, fracture and collapse. The bannister rail around the stairwell opening appears to be of inadequate strength. At the middle of the upper level living room, the floor joists are supported hy a W12*26 steel beam spanning north-south 27'-84. Structures - Sleet. Concrefo a Thlber • Bridges a Roadways • Foundah'ons a Refohing Wdls Mr. Ken Eck Page 2 of 3 February 8, 1994 P.N. 94006 Several cracks in the gypsum wall sheathing were observed as were doors with frames which appeared to racked out of square. Follow-up Analysis Floor Joists: Regarding the issue of spans, follow-up analysis indicates that for normal residential floor uniform loads of 15 paf dead load and 40 psf live load (40 ps£ live load is typically required for design by building codes), the joists have a safe allowable maximum span of 12'-11". When concentrated loads (walls, columns, etc.) are applied in addition to the uniform floor loads, the safe allowable joist span will be less than 12'-11". The floor framing around the stairwell opening appears to be very inadequate. It appears there is only a single ply joist at each end and along the west edge of the stairwell opening. It is my recommendation that temporary shoring be immediately placed under the west edge of the opening until permanent strengthening measures can be installed. The following table summarizes the results of the analysis of the floor joists for application of the full dead and live loads anticipated. Joists can be safely loaded only up to 100% of the safe allowable stress. When joists are loaded to more than 100% of the safe allowable stress, failure and collapse is possible. Percentage of Safe Allow. Stress under Joist Location/Description Span Full Dead & Live Load Over Garage 14'-7" 129% Over Family Rm., East of Beam 13'-9" 114% Single Joists 0 Ends of Stairwell 13'-9" 324% Single Joist 0 West Egde of Stair 9'-4" 161% Over Family Rm., West of Beam, Supporting Firoplace/Wall 14'-0" 163% Over Family Rm., West of Beam, Supporting Ceiling "Truss" Reaction 14'-0" 261% Over West Bedrooms 16'-0" 155% 1-!LE No. 4bS 10/12 W 11·10 tu·t-Hnnit·quiut. u uvia, i., Mr. Ken Eck Page 3 of 3 February 8, 1994 P.N. 94006 Steel Beam: Under full design floor loading, the W12x26 floor beam will be stressed to 127% of safe allowable stress, stated another way, the beam would be overstressed by 27%. The north end of the beam appears to bear on a wood stud wall; the adequacy of the wall to support the beam reaction is questionable. Recommendations The following temporary and permanent measures are recommended: 1. Place tempgrary shoring under the west edge of the stairwell opening and under the 5 kitchen floor joists which have been notched at mid-span. 2. If it is desired to maintain the present open span areas, remove basement ceiling material over: the family room west of the steel beam; the family room between the stairwall opening and the steel beam. If the presence of additional columns and beams can be tolerated, extensive removal of ceiling material may not be required. Remove interior wall finish material at location of*north bearing of steel beam for examination of support. 3. After the ceiling material has been removed to permit access for thorough examination, retain the services of a qualified engineer to design measures to adequately strengthen and support the floor framing members, including repair of the notches cut in the kitchen floor joists. 4.. Employ the services of a competent contractor to install the required repair measures. Have the completed repairs checked by a qualified engineer prior to covering the work. I have appreciated the opportunity to be of service in this matter and hope this information will be of assistance to you. Please feel free to contact me should you have any questions. Sincerely, WISE STRUCTURAL ENGINEERS Ek AL Colt Wise, P.E. cw:KE020894 FILE No. 468 10,12 '95 11:18 10:FARRINGTON & CURTIS 417 862 0948 C': Di94--1=.-Cd O CC•·H·•r#,0 1-NG•*121 h 4/Cm: 1.¥Zw