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Wrong form?

Discussion in 'Appraisal Review' started by jim kasparian, Dec 13, 2010.

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  1. jim kasparian

    jim kasparian Sophomore Member

    0
    Oct 3, 2005
    Professional Status:
    Certified Residential Appraiser
    State:
    Massachusetts
    Doing a review in which a general appraiser did a 6 unit on the 1025 form. I know a 71b would be the way to go but what is the best way do you think to address it in the report (2000)
     
  2. jim kasparian

    jim kasparian Sophomore Member

    0
    Oct 3, 2005
    Professional Status:
    Certified Residential Appraiser
    State:
    Massachusetts
    Wrong Form

    Also there is no real development of the income approach which in this market/property is driven by income.
     
  3. cjski

    cjski Junior Member

    0
    Jan 24, 2009
    Professional Status:
    Licensed Appraiser
    State:
    California
    I don't have a clue...

    ...but can a certified residential review a 6 unit property?
     
  4. Smokey Bear

    Smokey Bear Elite Member

    0
    Dec 8, 2004
    Professional Status:
    Certified Residential Appraiser
    State:
    California
    That was my question too. Assuming, of course, that you aren't doing it in conjunction with a CG. :)
     
  5. Aprazr

    Aprazr Member

    0
    Jan 29, 2002
    Professional Status:
    Certified Residential Appraiser
    State:
    Texas
    Would you not need the form 2000A? I am doing one right now and the lender has requested that since the OA was completed on the 1025 (2-4 Family/Duplex) that the 2000A be utilized for this purpose. (Review for 2-4 family) Maybe not though, since it is a 9 unit (?)

    'Blessings'
    Gregg
     
  6. jim kasparian

    jim kasparian Sophomore Member

    0
    Oct 3, 2005
    Professional Status:
    Certified Residential Appraiser
    State:
    Massachusetts
    my fault

    The appraisal was done by a cert gen. Prob not used to the 71B form. I am guessing the norm would be a narritive but the bank needed something in the resi family. I can understand the appraiser's mind set but it was not correct with the boundry of resi vs commercial. It is like doing a multi on a condo form....even worse really.... the income approach is an accurate and needed approach for this property. The value is not properly developed.
     
  7. jim kasparian

    jim kasparian Sophomore Member

    0
    Oct 3, 2005
    Professional Status:
    Certified Residential Appraiser
    State:
    Massachusetts
    by the way

    Yes it is on a regular field review form.
     
  8. David Wimpelberg

    David Wimpelberg Moderator Staff Member Moderator

    47
    Mar 30, 2005
    Professional Status:
    Certified General Appraiser
    State:
    New York
    Fannie does not lend on 5+ unit properties, and thus their forms are not designed to deal with them. IMHO, it is inappropriate to use the 71B form to report a review, just as it is inappropriate to use the 1025 or 2000 forms to report an appraisal.

    If this is a GSE loan, just noting that the property is 6 units is all they would need, because they won't be lending on it anyway.

    I have come across similar situations with lenders, notably 5+ unit properties or certain residential properties in commercial zones. All I was required to do was check facts and note the use of the property. I never got into analysis or value, since that was outside the scope of my license. I could worked with a CG and done so, but it was a non-starter since they weren't going to lend on it anyway, nor wanted to pay the appropriate commercial fee.
     
  9. jim kasparian

    jim kasparian Sophomore Member

    0
    Oct 3, 2005
    Professional Status:
    Certified Residential Appraiser
    State:
    Massachusetts
    I agree with that

    But to clarify....we are doing a review on an appraisal (field review form 2000_05). The appraised property is a six unit apartment done on a multi-fam form. I am stating that it should never have been done this way in the first place. Regardless of who they get to fund the loan, given its use the appraisal doesn't consider the income approach to value. I would be guessing why the appraisal was done on this form in the first place but want to cover my bases in filling out the review.
    Jim
     
  10. Denis DeSaix

    Denis DeSaix Elite Member

    170
    May 16, 2005
    Professional Status:
    Certified General Appraiser
    State:
    California
    In my opinion and based on what you are stating, the issue is fundamental and simple: If the report did not include the income approach, then it is not credible.

    If it were me, I'd state my conclusions and rationale (original report not credible due to lack of income approach), rate it "poor", and state that since the original report is not credible as-is, it is not sufficiently credible for the reviewer to use in order to conclude an independent opinion of value. I'd add the fact that the communication vehicle (the form used) is not consistent with or designed for the property being appraised, and this inconsistency adds to the non-credibility of the report and its results.

    Review conclusion: Original report is "poor quality" and cannot be relied upon for review valuation purposes; no review value conclusion possible.
    Case closed. :new_smile-l:
     
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