Can unlicensed appraisers sign a USPAP report

[Rlong]

I have a copy of a commercial appraisal prepared for a property owner, signed by a "trainee appraiser" who has no license, traineed or otherwise. Supervisor is Certified General. Co State regs say they must be licensed if the appraisal is for a federally regulated transaction. (although some states regulate that all "appraisers" need to be licensed)

It contains a "appraiser certification" that the "the report and opinions conform to USPAP" and the unlicensed trainee has signed the certification. I was just curious, I did not find a specific reference in USPAP. Anybody can apparently give an opinion of value (in CO anyway); but can they call it a USPAP complient report. If the propoerty owner is to borrow money, the bank will get a "real" appraisal : )

Just looking for USPAP reference regarding "licensed" appraisers. Competency et al are seperate issues.

Bob in CO

 

[Otis Key]

Can unlicensed appraisers sign a USPAP report

Never seen one of those.

I'll let Mike or someone else from CO answer this one. But I've got a question about. Who was the intended user; what was the intended use; what's the SOW?

 

[Annemieke Roell]

My guess is that your question pertains to USPAP compliant reports.

As I understand it, there are two types of states: mandatory and non-mandatory.

In a mandatory state, anybody calling him/herself an appraiser MUST be licensed/certified by the state. Anybody who wants to do appraisals for FRT must be licenced/certified regardless of being in a mandatory or nonmandatory state.

Anybody who is licensed/certified by the state must meet USPAP guidelines.

I have no license yet but can, and have, done appraisals in Oklahoma, under the supervision of my mentor. These appraisals were for non-FRT transactions (such as determination of market value as well as HBU determinations for property owners). While not required by law, I did make sure they were USPAP compliant.

Does this answer your question?

 

[Smokey Bear]

Are you sure it was for an FRT? A lot of commercial jobs aren't.

 

[Annemieke Roell]

No .... RLong stated that IF the borrower goes ahead with the purchase, the bank will have a "real" appraisal done. I understood from that statement that the appraisal in question was more of a market value determination SOW.

 

[Otis Key]

I understood from that statement that the appraisal in question was more of a market value determination SOW.

Assumption of not stated facts. Get back to the IM's.

 

[Annemieke Roell]

Assumption of not stated facts. Get back to the IM's.

No sweetie ..... you KNOW I am right ..... you already agreed to that in the IM.

 

[Otis Key]

No sweetie ..... you KNOW I am right ..... you already agreed to that in the IM.

Then how come you gave up?

In reference to your quesiton RLong, there is nothing in USPAP about the guy or gal on the street signing or using reference to USPAP. It would come down to the state law. It also comes down to how that law is written. Our law incorporates the current USPAP into the law with every change. And it says that if you indicate you're an appraiser, then you have to be licensed. Hence, my response about letting Mike G. or someone else from CO who is familiar with the law there to answer.

You don't need us "outsiders" answering a state specific question.

 

[xmrdfghap]

You two need a room......preferably padded.......

USPAP does not provide any guidelines as to how an appraiser should be licensed. It only deals with the way an appraisal should be performed. Anybody can perform anything in accordance to guidelines or rules. A pharmacist can prepare a URAR. So can a Realtor. So can a Trainee, so can a person with a license, so can a certified residential and so can a certified general. All of them can be USPAP compliant. Only the licensed and certifieds can do it for a FRT.

Again, as indicated by Otis, it depends on state laws as to who can represent themselves as a appraiser, just as my preparing a contract for a third party would be considered practicing law without a license. But to answer the question, anyone can prepare a report that meets USPAP standards.

 

[Annemieke Roell]

It would come down to the state law. It also comes down to how that law is written.

Is there an echo on this thread? DUH.