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During the past several years, a major concept in real estate appraisal has developed around the Intended User. According to USPAP, the Intended User is the person for which the appraisal is developed. The report must meet the contracted needs of that person be it lending decision, equity analysis, condemnation, tax appeal, or any of the numerous uses for a professional appraisal report. This does not, however, mean that any specified value should be reached since the true need of the client is to assure equity value for the loan. The report must be in the format required by that client and, if requested in a format not considered the proper approach or report by the appraiser, the appraiser is obligated to notify the client and recommend the proper format. This can be as simple as changing forms to requiring more extensive inspections (drive-by to an interior inspection) or more extensive as recommending a complete narrative appraisal analyzing highest and best use.
But the concept of Intended User doesn't stop at this point. The report then must be written in a manner understandable to the Intended User. Too often, reports are written with the same verbage and boilerplate comments for all uses and Intended Users. An appraisal for a client unfamiliar with the appraisal process must include more definitions and more elaborate descriptions of the process being followed than one completed for a mortgage lender who is familiar with reports and the process. Also, the definitions of appraisal terms are a good attachment for appraisals prepared for clients not commonly using appraisal services.
Additionally, this provides the appraiser the opportunity to clearly define the Intended Use and the limitations of the report. While appraisers commonly grumble under their breath when changes are implimented, fully utilizing the Intended User concept can develop better reports and even higher fees for more comprehensive reports than orginally requested. If a drive-by report does not provide the assurance of property value for mortgage equity, a full interior inspection should be advised as should a minimal field review if the desk review is inconclusive. This is especially relevant in areas similar to that in which I work which is largely rural with little available and dependable public data.
Disclaimer: ActiveRain Corp. does not necessarily endorse the real estate agents, loan officers and brokers listed on this site. These real estate profiles, blogs and blog entries are provided here as a courtesy to our visitors to help them make an informed decision when buying or selling a house. ActiveRain Corp. takes no responsibility for the content in these profiles, that are written by the members of this community.