and is someone who is a "contract breacher" automatically a liar? I don't have to be a judge, in fact, if I was, I would have a large sheet of plastic in front of my bench, but that is another story and I doubt that I ever have to worry about becoming a judge. This can be "read into" all week long (probably will). As far as "contract breachers", throughout history there have been many millions of contract breachers, some of who went on to be famous (some GOOD famous, some BAD famous) . I stand by my ORIGINAL statement. IF and only IF the report contained as many errors/misrepresentations/mistakes or whatever someone who knows the particulars wants to label them, then it is a piece of garbage. WANT ME to read into it? Because I've seen hundreds of reports that were pure garbage and have a pretty good idea why they turned out that way. I have seen (by even some appraisers who I consider "friends") do a report two years ago in a somewhat distant subdivision, have a current report (not necessarily the same subject property) to do IN the subdivision, pull up the old report, change the address, lender, lot size, zoning (although I HAVE seen them "forget" to change those things), plug in new comps (sometimes neglecting to consider recent sales within the subdivision), leaving ALL the "neighborhood description, price range, etc. AND the "standard" site comments AND the "standard" no functional or external BS alone and fax or e-mail the report out within three hours of inspecting the property. All because their "contractural client" needed it before 5. Once again, I repeat, IF, IF, IF. Then again, maybe I lead a sheltered life.