2055 form - only exterior?

[Fernando]

I just finished a 2055 and it was a vacant house. I could have gone in but it was exterior inspection. I was able to open fence and look around the property with rear photos.
I even peek inside the windows and took interior photos from the window. Then I realized this is an exterior and what I was doing was more than required. I measured the garage because public records not accurate for garage size.
If I had disclosed I look inside house I think my liablility for just being an exterior inspection went up so I decided not to show photos of interior.
Are there limits to what I can do for 2055?

 

[andrew81]

you can exceed the scope of work

 

[Tim The Enchanter]

I just finished a 2055 and it was a vacant house. I could have gone in but it was exterior inspection. I was able to open fence and look around the property with rear photos.
I even peek inside the windows and took interior photos from the window. Then I realized this is an exterior and what I was doing was more than required. I measured the garage because public records not accurate for garage size.
If I had disclosed I look inside house I think my liablility for just being an exterior inspection went up so I decided not to show photos of interior.
Are there limits to what I can do for 2055?

I have done this in the past on rare occasions. I remember one, what I could see through the windows, the inside looked trashed.
Another, construction was not complete. These was for bank internal use, not a new loan.
So, I could not go inside, but could make all the assumptions I needed.
YMMV.

 

[chad hampton]

2055 is exterior. I typically wouldn’t leave the street as I don’t want to trespass.

 

[Tim The Enchanter]

2055 is exterior. I typically wouldn’t leave the street as I don’t want to trespass.

But if it's vacant, nobody is likely to complain or say boo to you.
In my cases I saw it was C4 or worse, whereas otherwise I might have assumed C3 condition.
Obviously I did disclose and include pics taken through the windows.

But normally, I don't get out of the car.

 

[spittman]

Make sure you check for client specific instructions. I have a client that orders 2055 exterior for FHA preforeclosure. They say if the property appears vacant, to stop and notify client before proceeding.

 

[Fernando]

you can exceed the scope of work

Yes I can exceed the scope of work but why since I'm not doing a "full" appraiser. I'd seen the inside but I don't need to tell the client since client only asking for exterior.
I did an exterior appraisal few weeks ago and reviewer started asking requests regarding inside of subject in relation to comps. I said this is an exterior and the condition of subject is assumed and it go me out of the stips.

 

[DWiley]

I said this is an exterior and the condition of subject is assumed...

From the 2055 form

 

[J Grant]

I just finished a 2055 and it was a vacant house. I could have gone in but it was exterior inspection. I was able to open fence and look around the property with rear photos.
I even peek inside the windows and took interior photos from the window. Then I realized this is an exterior and what I was doing was more than required. I measured the garage because public records not accurate for garage size.
If I had disclosed I look inside house I think my liablility for just being an exterior inspection went up so I decided not to show photos of interior.
Are there limits to what I can do for 2055?

How does looking in a room if visible and using what observed increase liability? On what basis ?

If you were able to view interior from a window it increases the credibility of the report. '

"Appraiser was able to view several rooms through windows, and the condition observed was similar to the recent MLS photos "

 

[Fernando]

How does looking in a room if visible and using what observed increase liability? On what basis ?

If you were able to view interior from a window it increases the credibility of the report. '

"Appraiser was able to view several rooms through windows, and the condition observed was similar to the recent MLS photos "

Describing personal viewing of interiors put appraiser in higher level of accuracy which is above our pay level. As long as personal observing through windows appears similar to MLS photos, that's good enough and no need to disclose about additional steps for verification. Our peers don't look into windows of exterior appraisals so it's not expected and no need to open any future problems.