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Interior photos

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Pianokathy

Thread Starter
Freshman Member
Joined
Feb 13, 2014
Professional Status
Licensed Appraiser
State
Wisconsin
I did a 1004D with both the recert and completion certificates on a new construction. I've always just done exterior photos for these, but this lender is now requesting the REQUIRED interior photos.

Does Fannie Mae or USPAP require these photos?

Thanks
 

hastalavista

Elite Member
Joined
May 16, 2005
Professional Status
Certified General Appraiser
State
California
I did a 1004D with both the recert and completion certificates on a new construction. I've always just done exterior photos for these, but this lender is now requesting the REQUIRED interior photos.

Does Fannie Mae or USPAP require these photos?

Thanks
Those are two different assignments:
1. "Recert"... which is not the right term; it is an update (and the difference is not just technical); and
2. "Completion Certificate"

The update's SOW is an exterior drive-by, so interior photos are not part of that assignment. You haven't been taking interior photos on updates, and no one is either (as a rule).

However, the expectation of the "certification of completion" is to have photo documentation (if possible*) of the items that were made "subject to completion".
If you are doing a completion certification for a newly constructed home, without going inside and walking through, how can you verify that it was completed in the manner your (or someone else's) appraisal assumed it would be? And, once inside, you'd take photos; preferably of the kitchen, baths, rear, and an appropriate sampling of interior areas.

* I say "if possible" because sometimes it isn't possible; a repair behind the wall or under the ground usually cannot be directly photographed. In that case, it is probably a good idea to take a photo of the general area and state that the specific repair cannot be directly observed.
 

CANative

Elite Member
Joined
Jun 18, 2003
Professional Status
Certified Residential Appraiser
State
California
A lot of missing photo posts lately. I don't understand the reluctance to take digital photos.

Denis, we go on inspections together. Do you hear the constant click and whir of my digital SLR going off?
 

hastalavista

Elite Member
Joined
May 16, 2005
Professional Status
Certified General Appraiser
State
California
A lot of missing photo posts lately. I don't understand the reluctance to take digital photos.
Denis, we go on inspections together. Do you hear the constant click and whir of my digital SLR going off?
Yeah, I don't quite get it (in defense of the OP here, maybe she doesn't do a lot of new construction?).
 

residentialguy

Elite Member
Joined
Mar 24, 2009
Professional Status
Certified Residential Appraiser
State
Minnesota
OP, you did a final with no interior photos and update? Always take photos...at least for your file.
 

hastalavista

Elite Member
Joined
May 16, 2005
Professional Status
Certified General Appraiser
State
California
... or USPAP require these photos?
USPAP doesn't require any photos (per se).
However, if the assignment conditions require them, they become part of the scope of work. And in that sense, to be USPAP complaint, one must complete the SOW.

USPAP = the minimum standards which we use to (a) professionally represent ourselves as appraisers, (b) produce credible appraisal results, and (c) report appraisal results.

Assignment Conditions = additional stuff a client might want; as long as the additional stuff doesn't conflict with USPAP, then it becomes a requirement of the assignment. If the appraiser accepts the assignment, the appraiser accepts the assignment with its conditions.

Scope of Work = the stuff which is necessary for us to do, so that we can complete the assignment consistent with the intended use and in compliance with the requirements (assignment conditions) of the intended user, and arrive at credible results.

Photos are a SOW thing.
If the client requires it as part of the assignment conditions, then to exclude them would be a violation of the USPAP. So it is a USPAP requirement by virtue of it being an acceptable assignment agreement.
 

RSW

Elite Member
Joined
Feb 18, 2002
Professional Status
Certified Residential Appraiser
State
Tennessee
Yea! Its a CYA thing, too.
 

Tim Schneider

Member
Joined
Feb 8, 2007
Professional Status
Certified Residential Appraiser
State
Wisconsin
Why would you not include photos of the completed interior?
 

Mr Rex

Elite Member
Joined
Jan 12, 2004
Professional Status
Certified Residential Appraiser
State
North Carolina
From the Selling Guide:

Interior photographs At a minimum, the report must include photographs of the following:
• the kitchen;
• all bathrooms;
• main living area;
• examples of physical deterioration, if present; and
• examples of recent updates, such as restoration, remodeling, and
renovation, if present.
Note: Interior photographs on proposed or under construction
properties may be taken by the appraiser at the time of the
inspection for the Certification of Completion, and provided
with the Form 1004D


Whats the chance the OP didn't measure the completed improvements to verify they matched what was proposed?
 

CANative

Elite Member
Joined
Jun 18, 2003
Professional Status
Certified Residential Appraiser
State
California
What's weird (to me) is that I've probably done over 200 proposed construction appraisals and I can only remember one or two 1004D requests.
 
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