Yes, perhaps you are. Sure, I'll use the 2055.....if that is what the client is ordering and wanting. Exterior-only's ?...occasionally, and completed with all necessary CYA. If house old and ugly from outside, exterior-only, yes I have suggested the needed interior inspection. Usually I might know of that need just from county data, a prior MLS or knowing the neighborhood and before I ever drive to the house. Some clients accept, others state no need for it, and again its time for using the short, sweet and sufficient CYA in the report. There has been a lot of discussion in Forum recently about what the future holds for the definition of how our services will be engaged, for whom our report is to be done, and the nature of the depth and detail our client may need to make their decisions. As of Jan. 1st my addenda comments will all clearly be stating that the report completed is the report ordered and the report defined as necessary by the investor engaging my client for whom I did the work. You will know what they want...you will complete the data analysis they need and report that ethically, honestly and as completely as the request demands, and then you wrap it up by telling them that what you sent them is exactly what they asked for. --- In typical, homogeneous and active market areas where every third house is the same our client could care less about Cost Approach....and I will have to consider sharing the same sentiment if that is not something they need to make their lending decision. If the subject is not a rental property, and/or there are perhaps so few rentals in the same neighborhood then the client may not want us to grind out an Income Approach....and I will have to consider sharing the same sentiment if that is not something they need to make their lending decision. And, I would bet 99.3% of all 1004's are completed with no Income Approach being performed. Folks, let's be honest about that now. The 2055 is extremely common and extremely popular and the clients have all their master databases and financial crunching formulas and their program suggests what report they should secure to move their decision process to the next step. We can suggest otherwise if we feel it is warranted. If they accept our advise then fine for all parties. Our last option is to certainly decline the order because it is to be on a 2055.....and they will find another willing to do it. So far, I have never declined a 2055....and....knock on wood.....no 2055 has ever come back to haunt me.
