Using subcontractor appraisers

[V. Nightshade]

I do some work as a subcontractor for an appraisal company. He has given me a copy of Clickforms, which I use for their appraisals and which has their name on it of course. I complete the report, often without knowinn the client name, and sign it in the way that Clickforms allows you to do where you have a signature but can make changes. I send the report to him and he puts in the client's name and sends it off. Even though I have an agreement with him, he has been reluctant to return the completed .pdf or locked completed copies of my reports to me. He is concerned about my "stealing" his clients. (My agreement, and my ethics, would prevent this actually.) Of course, I'm trusting him not to change my reports!

Leaving aside the risk I am taking by enabling him to change my reports under my signature, am I violating USPAP for me to do a report without personally identifying the client?

Also, have others had this situation occur? Either as the contractor or the contractee and what do you do?

 

[TJSum]

Trust has to work in both directions, if it does not, walk away before any real damage takes place.

I am no USPAP expert, that is above my paygrade, but IMHO you are violating it twice. Once, by not controlling your signature properly and then secondly, by not having a true copy of your report that is sent to the client.

From personal experience, people who seem to have real trust issues similar to what your boss has, are not very trustworthy themselves and should be trusted the least. Get away cleanly while you can.

 

[bart nathan]

I'm sure if he knows how to add the clients name to a report with a signature he knows how to add some appraised value too.

 

[JT1974]

Have you ever considered that your boss could very easily manipulate the report to whatever the client desires and leave his name off completely? You could in theory have dozens, if not hundreds, of reports out there with only your name on them with sky high values.

Just something to consider.

 

[Indiana Jones]

If he's worried about you stealing his clients, then he is not servicing them properly.

And yeah, I'd be worried about the loss of control over the final product.

 

[Couch Potato]

I do some work as a subcontractor for an appraisal company. He has given me a copy of Clickforms, which I use for their appraisals and which has their name on it of course. I complete the report, often without knowinn the client name, and sign it in the way that Clickforms allows you to do where you have a signature but can make changes. I send the report to him and he puts in the client's name and sends it off. Even though I have an agreement with him, he has been reluctant to return the completed .pdf or locked completed copies of my reports to me. He is concerned about my "stealing" his clients. (My agreement, and my ethics, would prevent this actually.) Of course, I'm trusting him not to change my reports!

Leaving aside the risk I am taking by enabling him to change my reports under my signature, am I violating USPAP for me to do a report without personally identifying the client?

Also, have others had this situation occur? Either as the contractor or the contractee and what do you do?

Are you out of your mind? Yes, as the appraiser you must identify the client. That is as basic as having a password on your signature and locking the report. The way you are working, you are providing him the equivalent of a blank appraisal report with your signature on it.

 

[V. Nightshade]

I appreciate all your comments and confirmation; the situation "emerged"; it kind of didn't start out with this as my expectation and I expected to receive the .pdfs and source sent back promptly. By the way, Couch, you might reconsider your tagline. My engaging on the forum, as well as others who post, are not examples of ignorance, but rather integrity and a desire to do the right thing. Your tagline is a bit insulting to all of us on this forum who post here in good faith and for the purpose of learning and becoming better.

 

[Michigan CG]

Nightshade,

Have the person you are working for send you a paper copy of the submitted report with the client blacked out. Then you have a copy and the source of your work is happy. Get a copy of EVERY report you have done.

I disagree with some of the posts in that how many people got trained and licensed and stole their mentor's clients? The guy is a realist.....sorry as it may be, but appraisers do steal each others clients.

 

[Mr Rex]

I appreciate all your comments and confirmation; the situation "emerged"; it kind of didn't start out with this as my expectation and I expected to receive the .pdfs and source sent back promptly. By the way, Couch, you might reconsider your tagline. My engaging on the forum, as well as others who post, are not examples of ignorance, but rather integrity and a desire to do the right thing. Your tagline is a bit insulting to all of us on this forum who post here in good faith and for the purpose of learning and becoming better.

Psst V, you aren't a virgin anymore, no matter how vehemently you defend yourself, you have been screwed. You contributed some, some others took your virginity.

 

[Hamlet]

VN,
You are also violating SR 1-2 and 2-2. CRs may claim to be newbies, but violating USPAP in so many ways is a HUGE around here.

I certainly wouldn't work for someone who didn't trust ME. Who needs that kind of relationship?