City = USPS Or Whatever The County Idiot Inputs?

[residentialguy]

But is it First St? or, 1st St? Which is correct when the postmaster says, "I don't know."

All depends on how the city named the street. USPS has no control over that. If the city street signs say "First", then it's "First". But USPS does abbreviate the road type, IOW, street is "St"

 

[residentialguy]

We don't have any cities.
We are not even part of an MSA.

We have post offices that, where most, are named after an unicorporated village, but they are not cities, nor are they stand alone municipalities.

So you can't write:

123 Main Street, Tunkhannock Township, PA
or
123 Main Street, Tunkhannock Boro, PA

Because that aint USPS standard.

And to recap that,

Tunkhannock Boro is in Wyoming County PA, while,
Tunkhannock Township is in Monroe County PA, several couties distant from Tunkhannock Boro.

You could wirte,
123 Main Street, Albrightsville, PA,
But Albrightsville is neiher a city, nor a village. It is just the USPS address, yet, it is one of the postal addresses in Tunkhannock Township.
But,
even though the Albrightsville Post Office is located in Carbon County, it still services properties in Monroe County, so,

You still have accomplished nothing with the UAD request to make physical locations standardized to USPS standards, because in rural areas without cities, the "cities" of a postal code do not always exist. The postal code standard does not allow for exact delineation of the address between places with the same name, yet different governing municipalities.

So while this silliness might work in other places like New York City, were you could write;
123 Main Street, Manhattan NY.

It certainly does not work in the back woods.

The city, township, village, etc is the legal name of that area, therefore you would state the legal name, not the USPS city. Edina, MN is not even recognized as a postal address...yet it is one of the most exclusive higher end cities in the state with nearly 50,000 people and 16 sq miles. You state Edina...not Minneapolis as the USPS states.

 

[residentialguy]

I've posted this before. Folks, you need to nip THEIR error in the bud. You know lenders can be idiots so you need to have it written out clearly in your report so they understand.

Put these statements below in all of your reports. When they want that address changed to something else, point them to the report in front of them. Tweak it for your situation.


SUBJECT ADDRESS
The subject is physically located in the city of XXXXX. This was confirmed through the county as well as confirmed city limit and zoning maps. The USPS mailing city name for this zip code is "YXXXY". The appraiser is required to state the physical address in the form.
Note: There is some misinformation about the UAD address requirements due to the wording of the original UAD Field-Specific Standardization Requirements and the non-revised FAQs. The original UAD Field-Specific Standardization Requirements (Document Version 1.1) stated: "The appraiser must enter an address that conforms to the United States Postal Service (USPS) address standards in Publication 28". However, this caused much confusion as to whether to use the mailing address or the physical property address formatted to conform to USPS standards. Therefore, Fannie Mae revised the UAD Field-Specific Standardization Requirements from the original version to clarify which address to use in the report. The subsequent updated versions, including the latest Version 1.6 (updated November 22, 2013) now states: "The appraiser must enter the physical property address in a format that conforms to the United States Postal Service (USPS) address standards in Publication 28 ... The subject address must be populated consistently throughout the form." Formatting to USPS standards does NOT mean to change the physical city name to the postal city name or the physical street address to the postal address, but rather format the physical address to the postal standards. The USPS Publication 28 defines "standardized address"; In Chapter 2, titled "Postal Addressing Standards" it states: "A standardized address is one that is fully spelled out, abbreviated by using the Postal Service standard abbreviations".

In summary, the UAD requires the physical address formatted (arranged) to USPS standards, meaning the street type and direction are abbreviated and arranged correctly to USPS standards. To enter any other address than the actual physical address into this report would be misleading, resulting in violation of USPAP and State Law. Unless noted, a physical city that has a different mailing city has no adverse affect on value. The actual physical city is XXXXX and the physical property address is stated in correct format of USPS standards; Therefore, the subject's physical address is correctly populated consistently throughout the form in compliance to the stated UAD updated requirements. The Version 1.6 of the UAD Field-Specific Standardization Requirements, (updated November 22, 2013) supersedes any and all instructions, requirements, FAQs or guidelines that were written prior to November 22, 2013.

 

[djd09]

just had one the other day , corner lot. county has zzz street and USPS has it yyy street. is this what appraising has boiled down to, smh.

 

[Meandering]

The city, township, village, etc is the legal name of that area, therefore you would state the legal name, not the USPS city. Edina, MN is not even recognized as a postal address...yet it is one of the most exclusive higher end cities in the state with nearly 50,000 people and 16 sq miles. You state Edina...not Minneapolis as the USPS states.

Edina, MN is a city, or rather is a governing municpality.

But "governing municpality" is not within the GSE's requirement for the "phyiscal place" the propety is.

So most properties here, are physically within unincorporated villages, which may or may not have post offices, or be the same name as post office cities, and then the property is also within a borough or a township. But ghee, the GSEs say use the city, and the only "cities" here are designated by the Post Office. But if you want to go with "governing municipality", we also have a PUD with it's own post office, and the by-laws of the PUD govern the activities and development within the PUD.

Try again.

.

 

[residentialguy]

Try again.

Whatever the legal says....there's your answer. Don't get caught up on the form.

 

[Meandering]

I'm not caught up on the form.

Ultimately it is up to the appraiser not to produce a report that is confusing for the intended users.

.

 

[residentialguy]

When doing an appraisal that is ordered to be in accordance to UAD specifications, it can only be assumed that the intended users understand their order.