Carnivore
Elite Member
- Joined
- Jan 15, 2002
- Professional Status
- Certified Residential Appraiser
- State
- North Carolina
Brad,
I sorta of agree/disagree with your last post. I wont directly comment to the specifics.
I am one who does lots of field reviews. I happen to like it although they are much harder than an actual appraisal assignment. Why do I subject myself to this? Simple, I am looking for the really bad boys/girls out there. If your skippy, you dont want me reviewing your report. I go to extraordinary means to destroy your report and eventually your credibility. Its never personal. Its all business. I refuse to look the other way when you fabricate comps, makeup data or gloss over significant physical charecteristics and factual data. Simply, ignoring the obvious by putting your head in the sand wont work with me. That does not mean I approach reviews from a negative point of view. Unlike brad and many UW's I dont ask you respond or defend to a negative( A negative being: Why did you not use these comps?).
Having said all that let me explain my process on a review assignment.
1. I qualify myself for geographical/assignment competence per the appropriate USPAP determined by appraisal effective date. I then attempt to build an appraisal file using your subject data by reference to your report data entry's. Errors begin to appear here and I make corrections and remarks to the first page. they are classified as either major or minor. Major items are noted specifically, minor are covered in a blanket statement.
2. I compile and qualify all of your sales. i.e. deed, gis, MLS . I then locate and qualify other sales.
3. I go get pictures and take notes. If I can I get rear pictures of subject(Even if I have to get out of the car).
A. Today Iwent in a subject. Why, well because the appraiser said it was owner occupied residential. Outside looked like a business, the signsaid "WELCOME, Please Come In". So I did, got a business card, ask secretary about theirservices, commented about how nice this place was and then left with a new perspective of the appraisal report in hand.
4. I now have enough info and I develope my opinion. I report this and if it differs I explain why I think so. End of story.
Desk tops are a different process. I do step #1. and part of step #2(I dont look at other sales just yet). Then I simply look the report over for consistency. If its in a S/D with obvious other sales and your outside this area with your sale I ask for a Field review and start over. I dont render an opinion of value directly. I only state that report appears compliant per scope and purpose and intended use.
I think that desktop review work from an ivory tower is generally to broad in scope and that is where the problems arise. Additionally, to conduct a review from a biased position that the appraiser is wrong until proven correct is way out of line and unprofessional.
Thats all I have to say.
I sorta of agree/disagree with your last post. I wont directly comment to the specifics.
I am one who does lots of field reviews. I happen to like it although they are much harder than an actual appraisal assignment. Why do I subject myself to this? Simple, I am looking for the really bad boys/girls out there. If your skippy, you dont want me reviewing your report. I go to extraordinary means to destroy your report and eventually your credibility. Its never personal. Its all business. I refuse to look the other way when you fabricate comps, makeup data or gloss over significant physical charecteristics and factual data. Simply, ignoring the obvious by putting your head in the sand wont work with me. That does not mean I approach reviews from a negative point of view. Unlike brad and many UW's I dont ask you respond or defend to a negative( A negative being: Why did you not use these comps?).
Having said all that let me explain my process on a review assignment.
1. I qualify myself for geographical/assignment competence per the appropriate USPAP determined by appraisal effective date. I then attempt to build an appraisal file using your subject data by reference to your report data entry's. Errors begin to appear here and I make corrections and remarks to the first page. they are classified as either major or minor. Major items are noted specifically, minor are covered in a blanket statement.
2. I compile and qualify all of your sales. i.e. deed, gis, MLS . I then locate and qualify other sales.
3. I go get pictures and take notes. If I can I get rear pictures of subject(Even if I have to get out of the car).
A. Today Iwent in a subject. Why, well because the appraiser said it was owner occupied residential. Outside looked like a business, the signsaid "WELCOME, Please Come In". So I did, got a business card, ask secretary about theirservices, commented about how nice this place was and then left with a new perspective of the appraisal report in hand.
4. I now have enough info and I develope my opinion. I report this and if it differs I explain why I think so. End of story.
Desk tops are a different process. I do step #1. and part of step #2(I dont look at other sales just yet). Then I simply look the report over for consistency. If its in a S/D with obvious other sales and your outside this area with your sale I ask for a Field review and start over. I dont render an opinion of value directly. I only state that report appears compliant per scope and purpose and intended use.
I think that desktop review work from an ivory tower is generally to broad in scope and that is where the problems arise. Additionally, to conduct a review from a biased position that the appraiser is wrong until proven correct is way out of line and unprofessional.
Thats all I have to say.