In 12 years I've never got this QC request.

[Fernando]

That may be true. However, "its close proximity" is how our peers would phrase it. Everyone here knows what it means.... it is near, it is adjacent, etc.

I was reading MLS listings near my subject and agents would say close to beach. It sure ain't walking distance to beach. Some like Charles HAVE to drive.

Furthermore, all the reviewer has to do is look at the top of the grid as most appraisers use a map program that automatically inputs the distance from the subject...0.25 miles for example. Or look at the location map itself which has the distance information of all the comps.

Sometimes the road going to the beach is not that straight forward.

Fight back.....just state "Please see comparable sales grid and map for each of the comparables exact distance. Thank you".

Let me know if reviewers will accept general statements like that. I'll use it too without much thought for all my reports.

 

[Overimprovement]

Was it a Steve Martin standup routine where he tells the crowd: "Everybody repeat after me--I will NOT be conformed...I WILL NOT BE CONFORMED! I will NOT repeat things just because someone tells me to...I WILL NOT REPEAT THINGS JUST BECAUSE .....

 

[J Grant]

Unfortunately, the OP needs to fulfill the request or risk losing this client. Sounds like a high-maintenance client- is it a one-off for fr this appraisal, or do they expect it in every report?
.

 

[Tom D]

My big urban i say no distances. However, when i do the suburbs i do say 30 minute drive to the big city. But if a client gets quirky, figure a short way to do it for them. All neighborhood amenities are within 1 mile from the subject, whatever.

 

[Surf Cat]

Let me know if reviewers will accept general statements like that. I'll use it too without much thought for all my reports.

It's not about them "accepting" it.....it's about saying "F you....read the report".

Anyone here would make a common sense statement regarding a comparable utilized that was at a distance further than the defined neighborhood.

"Comparable #3 is approximately 2 miles south from the subject property. It was utilized due to the lack of more recent and similar sales available in the subject's immediate neighborhood with a private tennis court amenity".

The above makes sense.....un-signing, entering 0.25 miles instead of "close in proximity", entering in the addendum why the report was revised, changing the signing date.....does not.

 

[Fernando]

It's not about them "accepting" it.....it's about saying "F you....read the report".

Anyone here would make a common sense statement regarding a comparable utilized that was at a distance further than the defined neighborhood.

"Comparable #3 is approximately 2 miles south from the subject property. It was utilized due to the lack of more recent and similar sales available in the subject's immediate neighborhood with a private tennis court amenity".

The above makes sense.....un-signing, entering 0.25 miles instead of "close in proximity", entering in the addendum why the report was revised, changing the signing date.....does not.

You can't get emotional. The stress will kill you.
Even if it's clearly in the report, I found it easier to add an addendum and repeat what was in the report word by word.
Then move on.
And if still unclear, add another addendum until it's clear to the reader.

 

[Surf Cat]

You can't get emotional. The stress will kill you.
Even if it's clearly in the report, I found it easier to add an addendum and repeat what was in the report word by word.

It's not emotional, it's the principle of the thing.

Principles serve as the foundation for ethical conduct and personal integrity. The exact distance "is" in the report in two places. In the explanation, close proximity is near the subject.

And if still unclear, add another addendum until it's clear to the reader.

No Fernando......you don't keep rolling over like a dog. What they are asking for is not appraising.

Like I stated; "Please see comparable sales grid and map for each of the comparables exact distance. Thank you".

It's not rude, it tells them exactly what they're looking for. If they keep asking for the change just ignore it. I guarantee they're going to final report the next day if you don't reply anymore to that matter.

Now, if you're not bracketed, all of your comps are a mile away. You know, typical appraisal methodologies are not followed and it's not clear to the reviewer, that's another matter.

 

[Fernando]

It's not emotional, it's the principle of the thing.

Principles serve as the foundation for ethical conduct and personal integrity. The exact distance "is" in the report in two places. In the explanation, close proximity is near the subject.

No Fernando......you don't keep rolling over like a dog. What they are asking for is not appraising.

It's a business decision. I find it easier to just copy and paste onto an addendum and send it to the reviewer.

Like I stated; "Please see comparable sales grid and map for each of the comparables exact distance. Thank you".

It's not rude, it tells them exactly what they're looking for. If they keep asking for the change just ignore it. I guarantee they're going to final report the next day if you don't reply anymore to that matter.

Now, if you're not bracketed, all of your comps are a mile away. You know, typical appraisal methodologies are not followed and it's not clear to the reviewer, that's another matter.

Usually one addendum is sufficient. Move on. And enjoy life.

 

[ucbruin]

I guess the days of vague/broad/genetic/etc. appraisal verbiage are over....
When will "depends" become extinct....

 

[Dale Floyd]

It’s rather comical. Everybody on the earth, except GSEs and a few professing appraisers out here, fully grasps the inference of “Average”, “Close”, and “Adequate.”

If we tell someone the drainage of a property is adequate, I’m sure they’ll understand the water sheds properly.

If I’m appraising a property, and point out it is close to a flood way, I’m sure they’ll realize it’s nearby without measurements and not within the subject’s boundaries.

If I’ve inspected a house and tell the reader the gutters are in average condition, I have faith in their ability to grasp the functionality of the downspouts.

I am betting nobody out here lives without using those words daily and others completely understand what they mean. Stupidity, in the form of legalism, has entered the room of common vocabulary.