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Review Your Own Appraisal Like An Appraiser - Part II
December 19th, 2023 11:09 AM

Let's continue on in with the questions in the Fannie Mae Field Review Form 2000. 

USPAP Standards Rule 1-1 (c) states the following:
In developing a real property appraisal, an appraiser must not render appraisal services in a careless or negligent manner, such as by making a series of errors that, although individually might not significantly affect the results of an appraisal, in the aggregate affects the credibility of those results. 

Is the information in the site section complete and accurate?
Did the appraiser take the time to accurately report the lot dimensions from the plat if they were available in (for Georgia)?  Did they accurately describe the area of the lot?  As a sidenote here, in Dekalb County (Metro Atlanta) Tax Records site areas are rounded to the nearest tenth.  Did the appraiser report the rounded figure, or a more accurate figure based on dimensions or a measurement of the area?  Is the shape adequately described or just described as "typical"?  Is there anything special about the view to note rather than it just being residential? One of the most important aspects of this section is the zoning.  Is the zoning noted correctly, particularly if the property is in an incorporated area.  Is the property correctly noted as being on a public sewer or septic system?  Are any adverse site conditions noted?  Once again, errors here can call into question other aspects of the appraisal or be a part of a series of errors.  If the appraiser cannot correctly note the property's zoning, can they provide a reliable opinion of value?    

Is the data in the improvements section complete and accurate?
Again, take this section field by field.  If the property has an accessory unit, is that noted?  Is the correct heating fuel noted (typically gas or electric)?  Are the materials/condition fields filled out appropriately?  Is the above grade room count and GLA correct?  Is the condition of the property accurately described?  If you gave the appraiser a list of improvements/updates, are they noted here or attached to the report?  

Are the comparable sales selected locationally, physically, and functionally the most similar to the subject property? 
Good question.  Are they?  Are there similar sales in the subdivision or condo project that were not included?  If the subject home is a split level or a contemporary style home or if it has some unique feature, are there comparable sales which are similar?  Are the comparable sales all in the same marketing area in terms of offering a similar substitute for a typical buyer of the subject home?  In Metro Atlanta, as in most cities around the country there are areas where homes across the street or one street over are not within the same city limits or in a different school district.  Or sometimes homes on the other side of an interstate or other major boundary are similar in terms of their marketability.  Does the appraiser seem to have an adequate understanding of the area and what homes compete for the same buyer?  If there are homes in significantly different neighboring areas, is that noted and are appropriate location adjustments applied?  Finally, can all sales included be reasonably considered to be arm’s length transactions, reflective of the actions of typical buyers and sellers in the area?  

Contact Comp One Appraisal Services today and put our local expertise to work for you.  Based in the Globe Building at Peachtree Dekalb Airport, we are the perfect resource for attorneys, agents, homeowners, and lenders.  Thanks for reading! 

Posted by Cameron Horne on December 19th, 2023 11:09 AMPost a Comment

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