Correct Property Address and USPAP

[Lakeshore41]

Hello,

I received an order from an AMC that has an incorrect address. The address number, street and zip are accurate but the municipality is wrong. I believe the error comes from their automated system which associates a particular zip to one town when in fact the zip covers multiple municipalities. Anyway, I've asked for a new order/engagement letter which reflects the correct city per county records however the AMC replied to match the address on the order which is wrong and add language in the report noting the municipality difference between the order sheet and county records. There would be no confusion to the reader as to what property is being appraised due to other identifiers (PIN etc) but I'm wondering if this is still providing a report with a substantial error and/or a misleading report equaling a violation of USPAP? Any thoughts, suggestions would be welcome.

Thank You

 

[alebrewer]

It's fairly common for clients to request this type of item - whether it's street number, municipality, etc. My personal opinion is that, if you clearly and conspicuously disclose in your report (maybe P1 as an addendum?) that your research differs from the client, but that the client requested the report to be 'X', then it would not be misleading. Had a similar case yesterday - FHA connect won't take '0' effective age unless the construction date is less than 1 year. Subject, however, was a 2 year old 'new' manufactured home. Appraiser had to change effective age to '1' just to satisfy FHA Connect, but appraiser clearly and conspicuously disclosed what he was doing and why.

 

[Lakeshore41]

It's fairly common for clients to request this type of item - whether it's street number, municipality, etc. My personal opinion is that, if you clearly and conspicuously disclose in your report (maybe P1 as an addendum?) that your research differs from the client, but that the client requested the report to be 'X', then it would not be misleading. Had a similar case yesterday - FHA connect won't take '0' effective age unless the construction date is less than 1 year. Subject, however, was a 2 year old 'new' manufactured home. Appraiser had to change effective age to '1' just to satisfy FHA Connect, but appraiser clearly and conspicuously disclosed what he was doing and why.

 

[Lakeshore41]

Great, Thank you for your response!

 

[CindyR]

what does USPS.com say? thats the 'right' address

 

[Elliott]

What the lender sends over as the "address" is what they get back. You won't be able to get it past the AMC software checker if you use another address. If I think there is a better address, I'll include a note as to what USPS or the Assessor would use as the address.

 

[Dublin ohio]

Mail is delivered by zip code. Physical location is determined by zip code. Municipality is irrelavent. I wll bet that if you type address and zip code in to USPS. The municipality will come back to where the actual primary post office for that zip code is located. It happens all of the time in my area.

 

[Denita Neuenhaus]

Mail is delivered by zip code. Physical location is determined by zip code. Municipality is irrelavent. I wll bet that if you type address and zip code in to USPS. The municipality will come back to where the actual primary post office for that zip code is located. It happens all of the time in my area.

Agree with the above.
We have in some areas several cities using a group of similar zips. An example would be Tequesta (small town) constantly comes up with Jupiter as the municipality when in fact Tequesta is its own municipality in it's own zip code. It happens all over the place here in S Florida.

 

[Tom4value]

This frequently happens to me with towns that have different villages with different zip codes. One in particular no matter what I put down they ask me to change it to the other. Since I explained it already in the report, I just shut up and change it because both are right.

I rarely get your situation, where the municipality is downright wrong. Just like in your situation, they tell me to change it to match the order. I know it is wrong so I won’t do it. Of course, telling them that results in a peeing fight. Instead, I inform them “that to change it to something that counters my data, I have to have a reason and be able to reference in the report. Please send me a copy of the title certificate for my records.” Surprise! They come back and tell me to do it the way I wanted.

 

[Terrel L. Shields]

The address number, street and zip are accurate but the municipality is wrong. I believe the error comes from their automated system which associates a particular zip to one town when in fact the zip covers multiple municipalities.

Common, for instance might be actually in Centerton city limits but has a Bentonville address. The address is based on the post office address not the town. No problem explain and go on.