I have my first order for a retrospective appraisal for market value with an effective date of July 2001. The owner is the client and says that the property was rented from July of 2001 to July of 2004 and he didn't take deductions that he was allowed as it was a rental at that time. The owner occuppied the property from new construction 1997-2001 and is the current occupant again. This property is in a cookie cutter neighborhood however he is vastly overimproved for the neighborhood. 1. Proper form? Old 1004? 2. The income approach is not appropriate in this neighborhood as it is most definatly a predominently owner occupied subdivision. Does that fact that it was rented in July 2001-2004 have any bearing on this assignment? Will I need copies of leases etc? 3. The cost approach would have been appropriate if this had been done in 2001 based on age, however I don't think I can get my hands on M&S for 2001. 4. Do I describe the neighborhood, subdivision etc as it was back in 2001? I was appraising then and know the area well. 5. Usually for market conditions I am pretty specific with how many active, sold and under contract properties are available, range of asking prices, selling prices, DOM's etc, however our MLS doesn't have a search function to enable properties that may have been active at a time in the past. They are changed to sold, expired, withdrawn and every listing dated during that time would have to be individually analyzed to determine what dates they were active. In a retrospective appraisal is it permissible to use a more narrow brush and stick with the known solds and general financining trends, DOM's etc? 6. Is it most appropriate to use MLS photos if available since they are representative of the condition of the comparables at effective date? Thanks in advance for any guidance. I'm kind of looking forward to doing this one and want to make sure that I'm doing it all correctly. Ohhhh 1 more guestion. Do I reference USPAP 2001 as it is the effective date or do I reference the current USPAP as the signing date is now? Thangs Again.