Debra, A good way to find what you need to include is to ask them what their underwriter requests. They are about as simple as a "report" can get. One might be asked for the 1-pager, a map for general location of property, and a subject photo page with two front shots of corner approaching and corner driving away and the street setting. Do not fall into any persuasion to ever refer to this assignment as an appraisal (you did in your posting) , as it is not. It may become paramount that you reinforce that specific notion to the processor or LO with whom you may have a phone conversation at that time. Very likely they will say the word "appraisal" several times in your conversation and your reply needs to be clear that you will NOT be making any selling price data checking of other "comps" in the area, as it does not call for that.....you know, such that you might toss out some verbal "ballpark" estimate next time you chat with them. If this client rep speaks about THEIR estimate of a value it is not your duty to confirm that, and tell them so. As to your fee....providing you are not driving some 100 miles to do this, and that it is right there in town, your fee might be modest. There is not a whole lot out there which we might do for less than 100. It's up to you though. When you say here ..."do you include a legal" just what do you mean ? Perhaps you mean some sort of USPAP Compliance or USPAP Identification form to identify users, purpose, or the general limitations to any information the form requires. I would always want to know just what purpose is being satisfied with one's "report". I think the last two line-fields in middle of form are worthy of your extra effort to CYA. The lines of the form may suffice for you to say what needs to be said. A simple X'ing of the "NO" box falls short. You'll note, the invitation to describe follows only a "Yes" answer you might provide. Perhaps the word which is there to CYA is the word "apparent" in each of those questions. That word could tip-toe you over an invisible line.... like defining what the meaning of "is" is. Good luck with it, no sweat, and sprinkle a little CYA into it somewhere.