Using subcontractor appraisers

[Riick]

100% common situation working for a "Mill" in the 1980's, prior to licensing & USPAP.
No one cared about who the client was, just do the work correctly, and get paid.
Today ... USPAP violation.

 

[c w d]

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?

Yes. USPAP does not care about the business relationships that you have. It specifically states that the report must identify the client. You sign the report before the client is known thereby certifying that you have complied with USPAP.

 

[Fred]

Are you out of your mind? Yes, as the appraiser you must identify the client.

It specifically states that the report must identify the client.

Isn't the appraiser who sub-contracts work to him his client?

 

[PL1957]

Isn't the appraiser who sub-contracts work to him his client?

Yes, I do believe you are correct

 

[Hamlet]

The OP asked if they were violating USPAP if they did not personally identify the client.

Yes they are, doesn't matter who the client is.

 

[Wyoming]

The following quotes from USPAP should be useful:

Standards Rule 1-2
In developing a real property appraisal, an appraiser must:
(a) identify the client and other intended users;

The term “Client” is defined in the DEFINITIONS section of USPAP as the party or parties who engage an appraiser (by employment or contract) in a specific assignment.

From Statement 9
In order to properly define the problem under study and to understand his or her responsibilities in an assignment, an appraiser must identify the client and other intended users. This is accomplished by communication with the client prior to accepting the assignment.

An appraiser should use care when identifying the client to avoid violations of the Confidentiality section of the ETHICS RULE. The client may be identified as a person or entity, or as an agent of an intended user. In instances where the client wishes to remain anonymous, the appraiser must still document the identity of the client in the workfile but may omit the client’s identity in the appraisal, appraisal review, or appraisal consulting report.

 

[Hamlet]

The appraiser complete a report with one client (anonymous) and other intended users, the client then passes along the same report with a different client, but same intended users? I read from the OP that they do not have an understanding of who their client or intended users are, but I may be wrong.

 

[Fred]

The appraiser must identify the client(s) in their report, not keep it super secret knowledge in their heads. The OP did not do that, he left it blank and let his client identify their client.

Actually, "state the identify" in reports. The client's identity is just the first step in a long game of Chinese Checkers. USPAP is nightmare when it comes to collaborative efforts (IMNSHO). For example, he would also have to indentify his client's client as an intended user. Then what happens when his client changes something he already certified to, like an opinion of value.:Eyecrazy:

 

[Carnivore]

The client's identity is just the first step in a long game of Chinese Checkers. USPAP is nightmare when it comes to collaborative efforts (IMNSHO).

The never ending nightmare. To end it USPAP would have to be more definitive. Frankly, they just simply give lip service to privities.

The confidentiality section drives me crazy. They treat us as if these are special relationships that rise to the level of Doctor-Patient or Attorney-Client Privilege. Poppycock!

 

[George Hatch]

In my view the bigger problem is that by in not identifying exactly who your other intended users are you are sending out reports *in hopes* that their content is sufficient for these heretofore unidentified users.

Identification of intended users "by type" (only) is something I strive to avoid. I hate having to guess and make assumptions about what otherwise unidentified users of my reports might want from me.