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BS&A News and Announcements

Feb
09

What is MMSVP?

MMSVP (formerly called MVP) is a software program created and maintained by Core Logic’s subsidiary company, Marshall & Swift. Marshall & Swift is the leading provider of building cost data throughout the USA.


MMSVP is an acronym for Michigan Marshall & Swift Valuation Platform.

MMSVP is designed to be integrated into CAMA (Computer Automated Mass Appraisal) systems like BSA’s Equalizer Assessing System.

What does MMSVP do?

The MMSVP software tool is now in charge of calculating the value of a building. BSA’s Assessing system collects and stores the various building characteristics for residential, agricultural, and commercial properties. BSA’s Equalizer System then passes the building characteristics on to the Marshall & Swift MMSVP software tool so it can calculate the value of the building. In most cases, BS&A is no longer in charge of the calculation process.

How is this different from previous cost manual upgrades?

In the past, BSA was completely in charge of calculating the values for all buildings. We typed/scanned in the rates from the residential, agricultural, and commercial cost manuals. We then used those rates to calculate each of the building values using our software.

With the latest cost manual and the use of MMSVP, we now collect each of the building characteristics and provide those characteristics to the MMSVP software tool. It then provides the value of each of the buildings back to BSA and we display the information through our interface and various reports.

Why did you make this change?

The State Tax Commission has mandated that all assessing vendors in the state of Michigan use the MMSVP software tool when integrating with the latest 2014 cost manual developed by Marshall & Swift. The 2014 cost manual and the MMSVP tool are required for all assessors for the 2019 assessment year (as well as future years).

Will the latest cost manual and the use of the MMSVP tool require increase disk storage?

YES! Pricing data associated with the Marshall & Swift MMSVP Pricing tool resides in Microsoft SQL tables and will require Five (5) Gigabytes of extra storage as compared to our previous software. If you do not have a computer, laptop, or server with an extra 5 Gigabytes of storage, you will not be able to use the version of BSA’s Equalizer software with the latest 2014 cost manual.

It is very important that our Assessing customers prepare their hardware in advance of Spring 2018 so they can accommodate the extra disk storage.

With the addition of the MMSVP Software tool, will there be any changes to our standard installation process for this update?

Yes. BSA is required to interface with the MMSVP Software tool through a service. The installation of this software service is more complex than a standard software installation.

We have worked for several months to make the installation of this service as easy and painless as possible.

Will we notice a number of changes to the software when using the new cost manual with the MMSVP Software Tool?

There will be one very noticeable change. But, beyond this one change, you won’t notice many differences.

We have added a new Calculate button.

The MMSVP software tool, and corresponding pricing data, is stored and loaded in a fundamentally different way than BSA’s prior method.

The MMSVP tool stores both national pricing data and local pricing data in an SQL database for later interrogation and retrieval. With prior cost manuals, BSA loaded only the Michigan specific pricing data in a tightly packed area of memory that allowed for very fast retrieval.

With this new process, the retrieval performance of the MMSVP tool is slower than the prior method. This means that using our former tactic of automatically calculating building characteristics each time we load a parcel will be too slow for day to day use.

Because of this we now have a calculate button. After you enter all of your building characteristics, you will need to press the calculate button for the software to come up with a value for each of your buildings and an overall value for the parcel.

If you inadvertently leave the screen without pressing the Calculate button, the software will automatically perform the calculation for you.

The calculate button is only available when improvement attributes change.

We also have a keyboard shortcut, Alt-C, to allow you to use the calculate button without having to use your mouse.

We have heard that the MMSVP Software tool will calculate a value that may be slightly different than the value we receive when manually calculating the building using the latest cost manual.

That is correct. Valuations calculated by hand using the 2014 Michigan Cost manual will not exactly match the valuations calculated by the MMSVP system within BSA’s Equalizer Assessing System. The rates produced by the MMSVP tool are approximations of the rates published in the latest cost manual. Although the rates will not match those from the cost manual exactly, the values produced should be within a reasonable range of those calculated by hand. This is because the MMSVP tool calculates values in a fundamentally different way. The old way (prior cost manuals without MMSVP) uses the following method:
  • Residential structures are priced using the square foot cost method, which entails multiplying the ground floor area of a building by the appropriate rate chosen from the cost table.

  • The rate is essentially a composite rate that considers all elements of construction for that class.

  • Then, adjustments to that base rate may be made for the exterior type, foundation, and heating/cooling. When printed on the record card, the “base rate” is clearly delineated along with the adjustments that are being made to the base rate.
The new way (with MMSVP) uses the following method:
  • Residential structures are priced using a much more granular approach.

  • There is not a composite rate that is applied to the ground floor area.

  • Each construction component is priced separately.

  • Some calculations are applied to only the ground floor area, while others are applied to the overall square footage of the structure.

  • For record cards and valuation statements, pricing on each individual item is based on assumptions made on the class of the structure.
Because of the aforementioned changes, the values produced by MMSVP will vary by a small percentage compared to the values produced when manually using the latest cost manual.

We have heard that the BSA Valuation statement will slightly change due to the use of the MMSVP tool with the latest cost manual. Is that correct?

Yes. Given the methodology of the MMSVP tool, the valuation statement will not be able to display the value associated with each individual building area. Instead, it will list the areas separately, but display only the total value of all areas.

Below is an example of the current valuation statement, followed by the valuation statement that will be available with MMSVP.

(Current valuation statement)


(Valuation Statement to be used with MMSVP)



Is it true that after the Spring 2018 MMSVP Migration process, Assessors will need to visit and modify a number of their parcels and make appropriate changes?

Yes.

  • Overhang story heights are limited to the following:

•       ½ Story

•       ¾ Story

•       1 Story

  • Overhang areas will no longer have the option to be included in Size for Rates.

  • Certain exterior types are no longer allowed for garages and overhangs

•       Siding/Brick

  • There are now some input range limitations for fields that we previously accepted

•       Negative values in brick/stone veneer

•       Square footage > 10,000 sf brick/stone veneer

•       Negative values in recreation/living basement finish

•       Carports minimum 100 square feet

  • Depreciation (Physical, Functional, Economic) cannot exceed 100%

  • Town Houses/Duplex Story Heights are limited

•       1

•       1 ½

•       2

•       Bi-level

•       Tri-level

  • Town Houses/Duplex classes are limited

•       CD

•       C

•       BC

•       B

•       A

  • Log Home Story Heights are limited

•       1 story

•       1 ½ story

•       2 story

  • Log Home classes are limited

•       B

•       BC

•       C

•       CD

  • Log home log diameters are limited to

•       6”

•       8”

•       10”

•       12”

•       14”

•       16”

  • Customized fields we have previously allowed will no longer be viable

•      Add¼ Story (Res)

•      BaseRate Factors (Res)

•      User-Defined occupancies (Ag & Commercial)

  • Stone exterior can only be used on Class B or Class A homes.

  • Commercial/Industrial Basement types have changed in many occupancies and will need to be set manually.

Are you providing any software tools we can use to help us keep track of the various parcels we need to visit and modify?

After the MMSVP migration process has completed, a new icon will appear at the bottom of your screen. The icon will display the number of parcels on which uncalculated parcel improvements were found. This tool has been designed to facilitate the process of finding and correcting issues that must be handled with the use of the new MMSVP calculation process.

Clicking on this icon will bring up a separate window titled “Uncalculated Parcel Improvements” in which all affected parcels will be displayed, along with identifying the building that has the error.

Double-clicking on an individual record will display a descriptive error that will indicate what needs to be changed in order for the improvement to calculate correctly. Furthermore, it will automatically load that parcel to your screen to allow quick and easy access to the record. It is not necessary to close the window to access the building in question. As corrections are made, those parcels will be removed from the list.


What if I have questions on the spring release of the MMSVP tool and latest cost manual?

Feel free to email questions to our assessing support personnel at assessing@bsasoftware.com. We’ll make sure to reply as fast as we possibly can. Thank you.

Interested in learning more?

Get in touch and we would be happy to schedule a detailed overview of our solutions. 

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