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Appraisal Review Guidelines & Market Change Analysis

Learn about appraisal review processes, communication standards, market change assessments, and critical analysis tools in the valuation industry. Stay updated on policy changes, confidentiality, and Fannie Mae regulations.

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Appraisal Review Guidelines & Market Change Analysis

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  1. VRC Staff Meeting 2/6/03 Appraisal Issues Reviews Updates Market Change

  2. Review • SR – 3 Technical Review • SR – 3-1, “how to” review • SR – 3-2, “communicate” • SR – 3-3, certification

  3. Review • SR 3-1, Development: • Scope of review is critical • Scope of work is client driven • Technical aspects ONLY, or • Technical aspects and VALUE • Value section must have independent scope • Value opinions must meet SR-1 requirements

  4. Review • SR 3-2, Communication • Review report must contain Scope of Work • Report may contain new value conclusion • Valuation must have separate Scope of Work • If value is included, must meet SR 2-2b • We don’t know how forms fit the new rules! • Err on the side of caution, better more than less!

  5. Updates • More questions than answers • Mixed signals among the big players • Intent of ASB is still unclear • Caution may be the best advice

  6. Updates • Updates are no longer an extension of a prior assignment. • Updates are defined as a new assignment! • VRC will not update work prepared by a non VRC appraiser. • Issues of confidentiality must be observed.

  7. Updates • Updates must follow one of three options: • New report without incorporation of prior report. • New report with “incorporation by attachment”. • New report with “incorporation by reference”. • Must be done by original firm • Must be for original intended users

  8. Updates & Fannie Mae • Fannie Mae Specific rules, not USPAP • 12 Month limitations • Cannot update a report 12 months old or older • 4 Month limitations • Over 4 months old requires new exterior inspection • New market data must be reviewed to assess change • Declining market requires new appraisal • An update changes the effective date • Original appraiser does NOT need to prepare

  9. Market Change • To Adjust or not to Adjust, that is the question! • Is the issue greater than property value change over time? • What are the tools? • What is our policy?

  10. To Adjust or not to . . . • Negative “time” adjustments reflect declining market conditions. • Can surface as dropping list prices, discounts, seller concessions, trick financing . . . . . . . • Must be market driven and clearly supported. • Our obligation is to analyze and report!

  11. Issue may be more than property value • Do amenities contribute the same value in times of decline? • Are purchasers more sensitive to property issues in times of decline? • Are clients more aggressive in times of decline? • Are extended marketing times coincident with declining values?

  12. What are some of the tools? • Listing Analysis • Original list to sales price discount analysis • Analysis of supply and demand relationship • Competitive market analysis • Marketing time (DOM) analysis • Seller concession analysis • Sales confirmations and the right questions

  13. What is our policy? • VRC’s policy is no different for time adjustments (negative or positive) than any other valuation question. We thoroughly analyze the market, reach well founded, supportable conclusions, have them reviewed by another appraiser, and deliver the results to our clients with the understanding that their input is important.

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