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Report Order

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Bill Gutman

Sophomore Member
Joined
Aug 25, 2003
I have a few questions:

1. Is there a specific order that an appraisal report is supposed to be in? I place my reports in the following order and my mentor hasn't said anything about it so I assume it's acceptable. URAR (or other report type), addendums if any, sketch, USPAP, Statement of Limiting conditions, location map, flood map, plat map, subject photos and then comparable photos.

Is this okay? If not let me know please.

2. Secondly, I work in Arizona so I use the web site provided by the county recorder to obtain plat maps. Lately, for some reason, I've had trouble copying the plate map and placing it in my appraisal report. My question is this. Is it always required to provide a plat map with the report? If I'm not able to provide one can I disclose this information in the report and be safe?

Thanks for all your help.
 
Joined
Jan 13, 2002
Professional Status
Retired Appraiser
State
Florida
#1) The order is really not of any real consequence. Mine currently is:

main form
text addendum
(any additional pages or forms specific for that report)
sketch
subject photos
comp phpotos
plat map (if available)
(Flood map if applicable)
location map
USPSP compliance addendum (with verbiage specific for that appraisal)
Additional Statement of Limiting Conditions (minor variations to fit the specific subject)
FNMA 1004B - Statement of Limiting Conditions & Appraiser's Certification
Invoice

My pages are numbered and the 1004B is last because it must be included in the report for all lenders, so making it numbered and the last page makes it perfectly clear if any pages were deleted.

#2) Regarding the plat map: if it's readily available, I put it in. I think I do have at least 1 client that does have it mentioned as needed on their orders. Otherwise, it's not really a necessity.
 

Mountain Man

Elite Member
Joined
Jan 15, 2002
Professional Status
Certified General Appraiser
State
Georgia
If you are typing a narrative, then the appraisal report does have a format. But if are using one of the forms (URAR, 2055) then the form is already in order. All you have to do is attach the other addendums, and the order of those don't matter too much. However, your client may have a perticular order they want for those addendums.

Personally for me it's:

Title Page
Letter of Transmittal
Appraisal Form & additional comps.
Text addendum/additional comments
Sketch
Deed
Plat (if available)
Flood Map (if available)
Sales or Location Map
Subject Photos, and other pics of problem areas.
Comp Photos
USPAP Compliance Addendum
Certification
 

wyecoyote

Senior Member
Joined
Jan 15, 2002
Professional Status
Gvmt Agency, FNMA, HUD, VA etc.
State
Washington
Invoice Verrry first thing. Course looking at M. Legget must not charge for appraisals.
Letter of transmittal
Title page
URAR
Addendum
USPAP compliance
Limiting conditions
Sketch
Plat
Location
Subject Photo
Comp photos
 

Jo Ann Meyer Stratton

Elite Member
Joined
Jan 16, 2002
Professional Status
Certified Residential Appraiser
State
Arizona
My lineup seems to be slightly different:

Invoice
Cover page with a different front subject photo
USPAP Compliance Addendum (so that is the first thing they see)
URAR or 2055 or 2070 or 2075
Text Addendum
Manufactured Home Addendum 1004C
Subject photos
Subject sketch
Affidavit of Affixture (if manufactured home)
Legal description (copy of deed or assessor's printout)
Assessor's map
Flood Map
Location Map
Comparable photo pages
Limiting Conditions
Certification
VC sheet (if FHA)
HBS (if FHA)
 

Mike Garrett RAA

Elite Member
Gold Supporting Member
Joined
Jan 14, 2002
Professional Status
Certified Residential Appraiser
State
Colorado
Everyone has their own idea on this one, how interesting.

1. Cover page with photo (also serves as advertising with company info)
2. USPAP compliance form
3. Summary of Salient Features
4. URAR (2 pages)
5. Addendum, as many pages as necessary.
6. Any additional addendum's required such as VC, manufactured housings, etc.
7. Subject exterior photos
8. Subject interior photos
9. Sketch page
10. Plat Map
11. Location Map showing subject and comps
12. Comp Photos
13. Statement of Limiting Conditions
14. Copy of License, E & O certificate, W-9 (if necessary)
15. Invoice


I kinda like the idea of putting the invoice first as some have indicated; however, since the reports go to VA and the lender at the same time I place it last to make the VA happy.

My minimum report package is 17 pages and could be as many as 20 to 25. With Adobe Acrobat Distiller I can get the .pdf down to less than 400kb in size and it transmits in less than 30 seconds over cable modem.

Hope you find this helpful!
 

Steve Forstner

Junior Member
Joined
Aug 18, 2003
Professional Status
Certified Residential Appraiser
State
Michigan
At one time, HUD had a specifc order that they wanted the reports in, because they had to hand enter them into the CHUMS system. I've had a few LO's pop my reports apart and rearrange pages in front of me, but I still haven't changed the way I do them.

I put all the summary pages, USPAP and Limiting condition pages first. A casual reader flipping through will then seen those pages and know they are there. So, my order is:

Invoice
Letter of transmittal
Add'l forms RD, etc (if required)
Summary page
USPAP
Photo Pages
Sketch Page
Maps
Limiting Conditions
URAR
Add'l Comps
Footnotes
GLB Privacy Notice
License Copy
 

Farm Gal

Elite Member
Joined
Jan 14, 2002
Professional Status
Licensed Appraiser
State
Nebraska
Had it opined by a legal person (in the defense industry :p ) that one should place docs in the order of import... in other words NEVER bury the limiting conditions at the back of the report...

mine usually go out in this order:

1. Invoice {the REALLY important one- you had to have seen it (dufus) it was the first page!}
2. Cover page with photo
3. Main form: URAR, 2055 etc.
4. Addendum, as many pages as necessary.
5. Any additional addendum's {VC, other client required froms}
6. USPAP compliance form
7. Statement of Limiting Conditions
8. Sketch page
9. Subject exterior photos
10. Subject interior photos
11. Comp Photos
12. Plat Map
13. Location Map showing subject and comps
14. Copy of License
 

Mike Garrett RAA

Elite Member
Gold Supporting Member
Joined
Jan 14, 2002
Professional Status
Certified Residential Appraiser
State
Colorado
Forgot to mention I was taught everything should be ahead of the Limiting Conditions...go figure???
 

Bill Gutman

Sophomore Member
Joined
Aug 25, 2003
Thanks to all! It's interesting to see how each of us have our own way of doing things and still have the same results (most of the time). I appreciate your responses, they were all insightful and educational.

P.S......Mike, you crack me up!
 
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