i have been assigned to do a retrospective appraisal for a home that was extensively damaged during a recent flood. All i have is the homeowner’s word about condition of property prior to the flood. The property has been gutted so i could not verify any of the existing materials like flooring, baseboards, kitchen equipment, cabinets, fixtures, all the windows and exterior covering has been removed, it is a shell of a home. My intention is to determine fair market value as of April 30th just prior to the flood. Since it is retrospective do i have to include recent photos or just leave all pictures i have out of the assignment and use extraordinary assumption for condition and market appeal?