Used the wrong form now what?

[chad hampton]

Why not issue a revised report? I’ve written professional engineering reports for most of the last 20 years as well, you can make revisions that void and supersede prior versions of the report.

It’s not like this is the one profession where as soon as you hit send, everything is locked in and finalized in perpetuity. We are all human and make mistakes. But the real error is not correcting a mistake.

 

[Dublin ohio]

The 1004 form don't fit this appraisal problem.

If you use that form, I will compare it to a batter in baseball. You have strike one against you before you ever begin.

Most GP forms (except the AI form) are nothing more than a knockoff of the first three pages of the 1004, with some very minor insignificant changes. It is the certs that create the problem

 

[BRCJR]

https://www.mckissock.com/blog/appraisal/non-lender-appraisal-work/

 

[sputnam]

Why not issue a revised report? I’ve written professional engineering reports for most of the last 20 years as well, you can make revisions that void and supersede prior versions of the report.

It’s not like this is the one profession where as soon as you hit send, everything is locked in and finalized in perpetuity. We are all human and make mistakes. But the real error is not correcting a mistake.

That's right. And people understand that. The problems, when there are any, are more often caused by the trying to dance around the mistake. Just admit you didn't use the best form and rewrite the report to use a better one.

 

[Zoe]

Why not issue a revised report? I’ve written professional engineering reports for most of the last 20 years as well, you can make revisions that void and supersede prior versions of the report.

It’s not like this is the one profession where as soon as you hit send, everything is locked in and finalized in perpetuity. We are all human and make mistakes. But the real error is not correcting a mistake.

Yeah. Now is the time to call the client and fix it. Nothing wrong there at all. Just say the certifications and limiting conditions did not meet the client's needs. This is a revised report.

That may not be the way to phrase it. State the prior appraisal report was not sufficient for the appraisal problem. This is a revised appraisal report with new signature date and new certifications and limiting conditions.

I don't see a problem there. I think that would be wisest choice.

It gets the appraiser off the hook on some certifications and limiting conditions on FNMA form 1004.

Narrative report is always an option with your own custom certifications and limiting conditions for this appraisal problem at hand.

In a court of law, that might be best option. I am not saying you can't use another form. I am saying narrative appraisal report could work also and meet USPAP requirements for your license.

 

[Joyce Potts]

We both know the issues are the certifications, the incorrect and misleading boilerplate the appraisers use that were all intended for lender work, incorrect definitions of value used, incorrect effective dates of valuation, and yes, SOW violations all over the place. The SOW problems come from the totality of all of the mistakes that literally end up screaming that not only was the appraiser not qualified for the assignment, they also failed to appropriately and credibly identify the appraisal problem and needs of the client. I am not sure where or why copyrighting or so much of a "form" specific lens is coming from here. But, we all (or should have had) considerable education about how using any form that includes certifications, that are prohibited from being altered and blatantly say the report is for mortgage lending, .... but it turns out it was NOT created for lending but for a host of private party needs, is misleading the moment it gets transmitted to the client. There is copious internet information on the topic.

https://www.mckissock.com/blog/appraisal/non-lender-appraisal-work/

Transitioning Into Non-Lender Work

Seasoned appraiser Philip G. Spool discusses the differences between working for AMCs and lenders compared to working for non-lenders.

www.workingre.com

Non-Mortgage-Forms - Brubaker and Associates

www.brubakerandassociates.com

https://www.philspool.com/downloads/articles/APPRAISING%20FOR%20NON-LENDERS-Working%20RE.pdf

I will not belabor this with a few dozen more web links, but there has been plenty of education on the general topic and lots of internet articles. I only bopped into this thread because while it is true it is not the "form," it is everything else using a wrong form ends up creating for the hapless appraiser. The appraiser that clearly has no, or slight, experience in private party work. And, for those who want to reduce this to "show me a board sanction!!!!!" I have personally filed complaints/allegations and therefore later received copy of the board sanctions, fines, and CE course agreements (with no hour credited to licensing to boot) that the appraisers ended up with. We may all be pretty siloed and individually see very little of what goes on in the world of appraiser sanctions, and way too many complaints/allegations that SHOULD HAVE BEEN FILED do not get filed, but that does not, and should not, diminish the need for profession members that should comprehend the requirements of the profession.

The 1004 form don't fit this appraisal problem.

If you use that form, I will compare it to a batter in baseball. You have strike one against you before you ever begin.

Again, those who know better or preach that F/F forms should not be used for private work, can you cite a single state board case or other entity that went after an appraiser for using that form? It's a simple question. The question was not asking how much BS you can throw on the wall to heighten your personal moral high ground.

 

[Zoe]

Again, those who know better or preach that F/F forms should not be used for private work, can you cite a single state board case or other entity that went after an appraiser for using that form? It's a simple question. The question was not asking how much BS you can throw on the wall to heighten your personal moral high.

Girlfriend you don't realize whose side I am on. Read the certs and limiting conditions and tell me your opinion.

What would you do girlfriend?

 

[Zoe]

Again, those who know better or preach that F/F forms should not be used for private work, can you cite a single state board case or other entity that went after an appraiser for using that form? It's a simple question. The question was not asking how much BS you can throw on the wall to heighten your personal moral high ground.

Moral high?

Excuse me?

Girlfriend I focus on real property rights and definition of value. Morals really don't enter into it. Ethics do but morals are not in the equation.

I always focus on real property rights. The certs don't meet the original poster's problem for the appraisal problem they have in the 1004.

 

[Zoe]

Do it as you wish if you are basing it on morals.

 

[John Hassler]

Again, those who know better or preach that F/F forms should not be used for private work, can you cite a single state board case or other entity that went after an appraiser for using that form? It's a simple question. The question was not asking how much BS you can throw on the wall to heighten your personal moral high ground.

Again, as a former regulator, I can tell you with 100% certainty that a state has taken action on a licensee for using a form that included incorrect/false statements/certifications.

However, the action taken is never going to say ‘the licensee used a URAR when they should have used a GP form’, it’s going to be along the lines of ‘the licensee failed to correctly identify the intended use’ or similar. Usually, if a licensee is unaware of the baked in language of a URAR they made a host of other errors as well.

I do recall a complaint filed by the licensee’s client. The licensee had used a URAR for a bankruptcy proceeding and got chewed up on the stand to the point the BK judge wrote a scathing analysis (included by the licensee’s client in the complaint).

BTW, to my knowledge the URAR is not copyrighted by design.