That all offensive quote?
I didn't want to start anything. But since you started it maybe I'll make a general statement to no one in particular.
Land appraisals are much more complicated than typical residential appraisals where there is already a house or other improvements. The "form" is deceiving and makes the process appear simple. It's not.
One of the big problems is making sure we've correctly identified the subject property. Sometimes land just looks like land and it's crucial that we are sure we are inspecting the exact property that is the subject of the appraisal. Even when someone supposedly knowledgeable about the property escorts us there, it's up to the appraiser to make sure it's the right one. What if you're standing in the street and looking at a vacant lot and say, fine this looks like the one and there appears to be no problem. Trouble is, it's not that lot but the one behind it... without access or utility easements, etc. For rural properties where the roads are private and not mapped, even on assessor's maps, the problem of locating the exact parcel is compounded.
Speaking of easements, there may be unrecorded easements or issues that are not readily apparent unless the appraiser digs deep and does quite a bit of research. Even then, he might miss something that will make the property virtually worthless or substantially more or less valueable.
Another issue is whether or not the parcel is buildable. There could be soil problems, water table issues, deed restrictions, zoning. etc, etc, etc.
Appraisers have to protect themselves with a strong scope of work statement and lots of disclaimers and CYA language such as "Appraiser cannot guarante that property is free of encroachments or easements and recommends further investigation, reports and surveys." Caution the client to use due diligence through local building departments to investigate for buildability if the property is suitable for the intended use, blah, blah, blah.
After an appraiser has done all that, he still has to figure out adjustments for utilities, size, views, topography, zoning, etc., etc. etc.
Before doing land appraisals an appraiser should have some experience and already be familiar with any forms needed.
This is just my opinion. There are many veterans here who may have something more to add (or subtract.)
