USPSP Prior Services & Exposure Time Certification

[lhilton]

USPAP Prior Services & Exposure Time Certification

I have a client that is telling me that we must include our statement of prior services and exposure time in the "body" of the report. They will not accept the WinTotal "Appraisal and Report Identification: form which addresses both issues. They want both statements in the Additional Comments section. I have not been able to find any such USPAP requirement, nor USPAP mention of the "body" of the report. Has anyone else heard of this ?

 

[Renee Healion]

Ethics Rule, pages 8-13 in current USPAP.
Sounds like they want you to affirm it in your own words and they are telling where they will be looking for it.

 

[Peter LeQuire]

I have a client that is telling me that we must include our statement of prior services and exposure time in the "body" of the report. They will not accept the WinTotal "Appraisal and Report Identification: form which addresses both issues. They want both statements in the Additional Comments section. I have not been able to find any such USPAP requirement, nor USPAP mention of the "body" of the report. Jas anyone else heard of this ?

The reporting of the report type has to be prominently displayed at the beginning f the report. I'm not aware that the placement of the prior service disclosure is addressed. I've been putting it in my additional certifications on the WinTotal report identification addendum, but there's no reason it couldn't be on the third page of the report.

 

[Deleted member 128537]

What is happening is that they have review software that looks for specific wording in the 1004 and addendum's you have personally written. They could care less about those other forms. Their machine doesn't review them.

 

[Pilgrum]

Include the statement and move on.
Why spend an hour trying to find a reason to not perform a 1 minute task that really doesn't change anything?

 

[Tim Hicks (Texas)]

What is happening is that they have review software that looks for specific wording in the 1004 and addendum's you have personally written. They could care less about those other forms. Their machine doesn't review them.

Bingo! And you can't state you inspected the attic per HUD guidelines, you must state "head and shoulders" for some of these ingrates.

 

[Terrel L. Shields]

I'm not aware that the placement of the prior service disclosure is addressed

I believe it goes in the certification, Ethics rule page U - 8.

"prior to accepting a report"... "an appraiser must disclose to the client, and in each subsequent report certification." It does not belong in the comment section. It belongs on your certification pages.

 

[andrew81]

I believe it goes in the certification, Ethics rule page U - 8.

"prior to accepting a report"... "an appraiser must disclose to the client, and in each subsequent report certification." It does not belong in the comment section. It belongs on your certification pages.

what he said, prior services goes in the certifications. or on FNMA forms you need an 'Additional Certifications' section. i have 6 or 7 additional certifications i put on the 'additional comments' page

If known prior to accepting an assignment, and/or if discovered at any time
254 during the assignment,
255 an appraiser must disclose to the client, and in each subsequent report certification:
256 • any current or prospective interest in the subject property or parties involved; and
257 • any services regarding the subject property performed by the appraiser within the three
258 year period immediately preceding acceptance of the assignment, as an appraiser or in any
259 other capacity

there is no requirement where the exposure time comments goes. its logical that it should be in the 'Market Conditions' section or on FNMA form top of the MC Sheet in the 'Summarize the above information' section.

 

[andrew81]

UAPAP 2014 FAQ-29 F-12

29. DISCLOSING PRIOR SERVICES ON PRE-PRINTED FORM REPORTS
Question: Most of my assignments are completed using common residential appraisal report
forms. I am concerned that my clients do not allow changes to the certification on
the report forms. The Conduct section of the ETHICS RULE requires that I
disclose whether or not prior services were performed regarding the subject
property at the time of engagement, and in the certification of the report. Does this
mean that I will not be allowed to appraise a property for these clients if I had
performed a service regarding that property in the previous three years?

Response: USPAP compliance is the appraiser’s responsibility and adding this information to the
certification was required as of January 1, 2010. While deletion or modification of client-imposed
certifications may not always be allowed, most clients allow additional certifications that do not
constitute material alterations to the appraisal report. It is not uncommon for appraisers to add
supplemental certifications and this will be necessary unless and until such forms are revised to
comply with the requirements of Standards Rule 2-3.

 

[ctapraser]

what he said, prior services goes in the certifications. or on FNMA forms you need an 'Additional Certifications' section. i have 6 or 7 additional certifications i put on the 'additional comments' page



there is no requirement where the exposure time comments goes. its logical that it should be in the 'Market Conditions' section or on FNMA form top of the MC Sheet in the 'Summarize the above information' section.

So, does this read that if you DID (notifying client is a given) it belongs in the (a) Cert, if you did not you can state in the addendum...the appraiser has not provided any other services, as an appraiser or in any other capacity, on the subject property within the past three....ect?

(did not include the grey boxes of the "quoted" post...sorry)