New USPAP Q&As published March 6, 2025

[Overimprovement]

So in our next USPAP update class, we will spend $250 and 7 hours learning why "because" is not an adequate support for an adjustment.

 

[RSW]

So in our next USPAP update class, we will spend $250 and 7 hours learning why "because" is not an adequate support for an adjustment.

I don't see how they can fit it into the last hour since the first 6 hours are about biased.

 

[NC Appraising]

I can't for the life of me understand how appraisers came to argue that surveying brokers or others was a form of support for any conclusion other than "I don't know." That is less justification for anything than stating, "I guessed."

Near the mid 75% mark.

she would disagree.

 

[Fernando]

Choosing best comparable sales is the most important criteria. It sets the "close" range in price and adjustments would less factor in changing subject's market range.
Appraisers use experience in final reconciliation.

 

[glenn walker]

It can create no win situations when a GSEs or Board comes for you because very few adjustments can be proved.

The fact is it pushes the value of experience out to make way for pure mathematical machine models to eliminate the residential appraisers completely in favor of advanced AVMs.

The truth is no adjustments at all in some cases and a weighted average may be a more accurate opinion of value then one where numerous unsupported adjustments are made.

Example. Hill Billy Report..Take your final best 5 or 6 comparables making no adjustments and total them and divide by 6 and write that number down. Next take those same 6 comparables and make all your adjustments and write that number down.

The fact is the unadjusted total takes into account all the hidden factors and mental adjustments buyers and sellers made to arrive at final sales prices. We found in some cases we are only making adjustments because if we don't nobody would pay us or accept our services.

 

[Fernando]

Reminds me of a second appraisal. I couldn't figure out why the other appraiser's value was significantly different from mine.
When I saw the comps, he used comps just outside subject's neighborhood.
Even with his adjustments, our appraised values were too different.

 

[Charles West]

I'd rather have a colonoscopy without sedation than sit through another USPAP class.

 

[George Hatch]

The thing about USPAP is that its supposed to apply across the entire spectrum, not just to one particular niche or another. So I would get a little leery of ASB "advice" on an element of one of the SRs which might not be applicable and/or practicable across all assignments with which that SR might apply.

With that said, there's a big difference between a situation where the appraiser just doesn't have the data to quantify an adjustment vs when they do have the data but are simply choosing to take a shortcut.

"Something is better than nothing" will be their primary point, though.

 

[Fernando]

I'd rather have a colonoscopy without sedation than sit through another USPAP class.

I have to take your word. I never had anything stuck in my a*.

 

[TerryRohrer]

she would disagree.

She can. But, if there is any basis for a broker's opinion, then there is actual data to inform that opinion. The obvious follow up, then, is to request that data. If they have no data, they do not have an informed opinion, just like an appraiser without data.