Significant Appraisal Assistance (1004p)

[J Grant]

We’ve also considered this new process in light of USPAP Advisory Opinion 31. It says, “[a]n appraiser often uses assistance that does not constitute significant appraisal assistance. Although it is the appraiser’s responsibility to determine the role of any individual providing assistance, tasks such as, but not limited to, writing down measurements the appraiser provides when measuring a structure, taking photographs of the subject property, and providing clerical duties are not considered significant appraisal assistance.”

The above from the Fannie newsletter- USPAP AO 31 :it is not significant appraisal assistance if an individual is WRITING DOWN MEASUREMENTS the appraiser provides, which indicates the assistant is on site with the appraiser (or else how can they be writing down what the appraiser provides?)

Which is different from the individual measures the property. What would USPAP FAQ answer for the individual measures the property vs writing down measurements the appraiser provides.

 

[DWiley]

We’ve also considered this new process in light of USPAP Advisory Opinion 31. It says, “[a]n appraiser often uses assistance that does not constitute significant appraisal assistance. Although it is the appraiser’s responsibility to determine the role of any individual providing assistance, tasks such as, but not limited to, writing down measurements the appraiser provides when measuring a structure, taking photographs of the subject property, and providing clerical duties are not considered significant appraisal assistance.”

The above from the Fannie newsletter- USPAP AO 31 :it is not significant appraisal assistance if an individual is WRITING DOWN MEASUREMENTS the appraiser provides, which indicates the assistant is on site with the appraiser (or else how can they be writing down what the appraiser provides?)

Which is different from the individual measures the property. What would USPAP FAQ answer for the individual measures the property vs writing down measurements the appraiser provides.

The answer for that would be no different than it would be for someone measuring a comp instead of measuring the subject. You (and others) see some profound difference between using third party data for a comp versus using third party data for the subject, but USPAP recognizes no such difference.

 

[ucbruin]

@J Grant

In many cases, language doesn't keep up with evolving technology....

Example, MA condo laws were created, I think, in 1987 before existing communication technology....
And, IMO, the language in the law hasn't kept up with the times....
Condo law states non-board members have a right to review and obtain copies of board meetings, financials, etc.....
But the language has not been updated to reflect the methods of obtaining these copies....
So boards/property management companies can make it inconvenient to obtain these copies by instructing the person requesting copies to go to the property management company and pay for them....
Instead of receiving for free via email/text/etc....
I live in a condo development and the board members receive documents from our property management company for free via email....
But won't provide a free copy to non-board members via email, citing the 1987 law....
Silly....

So in regards to your jotting down measures, this could be performed via blue tooth cell, text, etc.....

 

[J Grant]

@J Grant

In many cases, language doesn't keep up with evolving technology....

Example, MA condo laws were created, I think, in 1987 before existing communication technology....
And, IMO, the language in the law hasn't kept up with the times....
Condo law states non-board members have a right to review and obtain copies of board meetings, financials, etc.....
But the language has not been updated to reflect the methods of obtaining these copies....
So boards/property management companies can make it inconvenient to obtain these copies by instructing the person requesting copies to go to the property management company and pay for them....
Instead of receiving for free via email/text/etc....
I live in a condo development and the board members receive documents from our property management company for free via email....
But won't provide a free copy to non-board members via email, citing the 1987 law....
Silly....

So in regards to your jotting down measures, this could be performed via blue tooth cell, text, etc.....

Your analogy is not the same.but you do make a good point

USPAP FAQ says the individual is writing (substitute any proxy for writing, typing into a keyboard , voice recording etc) measurements the appraiser provides (how the appraiser provides it is not detailed, it can be via text,, blue tooth or in person etc )

It implies they are together on a site but as you point out, that may not be the case- .Even if done via distance technology, an individual writing measurements appraiser provides is not the same as the individual is dong the measuring,

 

[Michigan CG]

Who is measuring your comps?

 

[J Grant]

The answer for that would be no different than it would be for someone measuring a comp instead of measuring the subject. You (and others) see some profound difference between using third party data for a comp versus using third party data for the subject, but USPAP recognizes no such difference.

I

The answer for that would be no different than it would be for someone measuring a comp instead of measuring the subject. You (and others) see some profound difference between using third party data for a comp versus using third party data for the subject, but USPAP recognizes no such difference.

USPAP recognizes no such difference in Data, but how that "data" was analyzed or chosen during the appraisal process, USPAP does address that- Such as it is not appraisal practice if an assistant pulls comps public records as long a the appraiser choose the comps, but it is appraisal practice if the assistant is tasked with choosing the comps, or making adjustments

As far as measuring , USPAP FAQ says it is not significant assistance if an individual writes down measurement an appraiser provides. Vs the individual doing the measurement themselves. So I will have to present that as an FAQ to USPAP and await their answer

USPAP applies to actions of the appraiser ( and appraiser disclosures of significant appraisal assistance ) USPAP does not apply to the myriad RE agents, title agents, assessors, or anyone else who who compiled information about properties used as comps.

 

[J Grant]

Who is measuring your comps?

Why would USPAP apply to those people? USPAP only applies to appraisers. So if a RE agent or assessor or architect measured the comps why would USPAP apply to them? If an appraiser measured a comp for an appraisal, USPAP applied to that appraiser at time in their assignment.

As an appraiser, USPAP apples to comps regarding diligence of verifying information about them from sources and checking data for accuracy to extent possible, not being misleading etc.

 

[J Grant]

The answer for that would be no different than it would be for someone measuring a comp instead of measuring the subject. You (and others) see some profound difference between using third party data for a comp versus using third party data for the subject, but USPAP recognizes no such difference.

Why would USPAP apply to "Someone " measuring a comp? USPAP applies only to appraisers. In an appraisal, if subject measurements is germane to the assignment results , then the measurements are obtained via methods appropriate to SOW. If no inspecton is done, or just a "drivvey" ext, apraiser tries to verify and checks accuracy from a number of sources and data since no meausrments for the assignment/used to rely on in assignment was done.

But if an inspection is made of subject and the subject is measured, is it significant appraisal assistance ? FAQ from USPAP says it is not considered significant appraisal assistance if the individual writes down measurements appraiser provides.

USPAP would need anotner FAQ , is it significant appraisal assistance if the individual measures and provides the measurements to the appraiser (dorect or via third party), vs appraiser providing measurements to the individual who notates them.

 

[DWiley]

Why would USPAP apply to those people? USPAP only applies to appraisers. So if a RE agent or assessor or architect measured the comps why would USPAP apply to them? If an appraiser measured a comp for an appraisal, USPAP applied to that appraiser at time in their assignment.

As an appraiser, USPAP apples to me for the diligence of verifying information about comps from sources and checking public records /other data for accuracy about comps to extent possible.

Exactly. And that is why measurement by a non-appraiser is not, and cannot, be significant real property appraisal assistance - because such assistance is only provided by an appraiser

 

[glenn walker]

Only appraisers are under USPAP but whats crazy is we are not even allowed to have a trainee do the inspections unless we are holding his/her hand which defeated the whole process of training new appraisers.