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Experiencing Issues delivering FNMA 2055's AMCs site value formatting?

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Real Estate Appraiser with Accurate Valuations Group, LLC LA St Certified 851
Experiencing Issues delivering FNMA 2055's to AMCs for site value formatting?

 

Maybe I'm as dumb as a box of rocks and I didn't receive the memo. Apparently not because when I posted this to a Facebook group of Appraisers, they had never heard of such formatting.  

On FNMA 2055 exterior only orders used for Home Equity Loans or Pre-Foreclosure Drive-bys, Appraisal Management Companies (AMCs) want the "Site Value" alone  placed in the Site Value area of Cost Approach, which naturally causes major red flags when uploading reports, because the entire Cost Approach isn't filled out entirely.  And, if you don't add site value there, some AMCs electronic review systems automatically reject report, period.
 
Errors look like:

          "AP_CAP_CostApprSummaryCompSiteValueIncomplete - The cost approach support for the opinion of site value must be completed when a site value is developed and reported in the cost approach.
 
           P_CAP_EstimatedReproductionOrReplacementCost - There are fields completed in the cost approach that would make it appear as if this section was completed. For the fields estimated reproduction and replacement cost new, one and only one selection should be chosen. Please correct this field or remove numeric values (zero is acceptable) from the cost approach section if it was not intended to be completed."
 
After multiple emails, what's worked for me is to have the comment "The site value is based on my review of GBRMLS & legal news land sales."  and then formatting as you see attached.  At bottom of Cost Approach under "Indicated Value by Cost Approach ", the Appraiser needs to adjust software to turn off auto transfer, turn on display zero and just show "0".


 
NOTE: An Appraiser is NOT filling out the entire Cost Approach but rather just adding the site value alone.  
 
Why AMCs can't just issue a visual to Appraisers saying this is how we want site value displayed is beyond me.  One AMC reviewer implied that I'm supposed to already be familiar with these "rulesets" as if they're published somewhere.  So far, I haven't found any reference other than their email telling me so.  Also, other Appaisers were not able to show me a reference for such formatting. 
 

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