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ENRD Home | Legal Documents | Uniform Appraisal Standards for Federal Land Acquisitions

APPENDIX
A

Appraisal Report Documentation Checklist

Title Page			Scope of Appraisal
Agency Name	Property Address		Omitted	Adequate	Inadequate
Agency Tract No.	Appraiser's Name(s)		Purpose of Appraisal
Appraiser's Address	Effective Date of Value		Defin. Of Market Value	Defin. of Property Rights
Letter of Transmittal			Sum. of Appraisal Prob.
Date of Letter	Identification of Property		Omitted	Adequate	Inadequate
Prop. Rights Appraised	Effective Date of Value		Legal Desc.-Before
Special Assumptions	Special Instructions		Omitted	Adequate	Inadequate
Estimate of Before Value	Estimate of After Value		Area Data-Before
Appraiser Signature			Omitted	Adequate	Inadequate
Table of Contents			Site Data-Before
Omitted	Adequate	Inadequate	(Overall)
Appraiser's Certification			Adequate	Inadequate
Facts True & Correct	Limited Only by Assump.		Present use	Access
No Interest in Property	No Contingent Fee		Topog.	Soils
Conforms to USPAP	Conforms to Fed. Standards		Vegetation	Land Area
Property Inspection	Offered Owner Accomp.		Land Shape	Utilities
Professional Assistance	Before Value		Minerals	Easements
After Value	Effective Date of Value		Hazards
Summary of Salient Facts and Conclusions			Improvement Data-Before
Ident.of Property	Effective Date of Value		(Overall)
H & B Use-Before	H & B Use - After		Adequate	Inadequate
Description Before Value Before:	Description After Value After:		Type	Size
Cost	Cost		Actual Age	Effective Age
Market	Market		Conditions	Quality
Income	Income		Occupancy	On-site Imp.
Final Est.	Final Est.		Fixtures-Before
Photographs of Subject			Omitted	Adequate	Inadequate
Omitted	Adequate	Inadquate	History-Before
Assumptions & Limiting Conditions			Use
Appropriate	Suitable for Trial		Omitted	Adequate	Inadequate
Extraneous Assumptions	Limited Appraisal		Sales
Assessed Value & Tax Load-Before			Omitted	Adequate	Inadequate
Assessed Value			Rental
Omitted	Adequate	Inadequate	Omitted	Adequate	Inadequate
Tax Load			Income Capitalization Approach - Before
Omitted	Adequate	Inadequate	Justified Ommision
Zoning & Land Use Regulations - Before			Yes	No	N/A
Description			Gross Income Estimate
Omitted	Adequate	Inadequate	Omitted	Adequate
Rezone Probability			Expenses:
Omitted	Adequate	Inadequate	Fixed
Land Use Regs			Omitted	Adequate	Inadequate
Omitted	Adequate	Inadequate	Operating
Highest and Best Use-Before			Omitted	Adequate	Inadequate
Vacant			Reserves
Omitted	Adequate	Inadequate	Omitted	Adequate	Inadequate
Improved			Capitalzation Rate
Omitted	Adequate	Inadequate	Market Supported
L.P. Considered			Yes	No
Omitted	Adequate	Inadequate	Selection Method
Reasonable Conclusion			Omitted	Adequate
Yes	No		Suitable for Trial
Land Valuation-Before			Yes	No
Comparables:			Final Value Estimate-Before
Description			Reasoned Analysis
Adequate	Inadequate		Omitted	Adequate	Inadequate
Photos			Avoided Summation Appraisal
Omitted	Adequate	Inadequate	Yes	No
Analysis			Suitable for Trial
Omitted	Adequate	Inadequate	Yes	No
Suitable for Trial			Legal Description-After (or Description of Acquisition)
Yes	No		Omitted	Adequate	Inadequate
Final Value Analysis			Neighborhood Factors-After
Adequate	Inadequate		Project Desc.
Cost Approach-Before			Omitted	Adequate	Inadequate
Justified Omission			Project Impact
Yes	No	N/A	Omitted	Adequate	Inadequate
Reproduction Cost			Site Data
Adequate	Inadequate		Shape	Utilities
Depreciation:			Easements	Access
Market Supported			Relationship to Project
Yes	No		Adequate	Inadequate
Analysis			Improvements-After Description
Omitted	Adequate	Inadequate	Omitted	Adequate	Inadequate
Final Estimate			Fixtures-After
Adequate	Inadequate		Omitted
Sales Comparison Approach-Before			History-After
Comparables:			Use/Rental Since Take
Description			Omitted	Adequate	Inadequate
Adequate	Inadequate		Assessed Value-Tax Load-After
Photos			Estimated A.V.
Omitted	Adequate	Inadequate	Omitted	Adequate	Inadequate
Analysis			Estimated Tax Load
Omitted	Adequate	Inadequate	Omitted	Adequate	Inadequate
Suitable for Trial			Zoning & Land Use Regulations-After
Yes	No		Omitted	Adequate	Inadequate
Final Value Analysis			Income Capitalzation Approach-After
Adequate	Inadequate		Justified Omission
Highest & Best Use-After			Yes	No	N/A
Change Considered			Gross Income Estimate
Omitted	Adequate	Inadequate	Omitted	Adequate
Intensity Considered			Expenses:
Omitted	Adequate	Inadequate	Fixed
Restoration Considered			Omitted	Adequate	Inadequate
Yes	No	N/A	Operating
Effects of TCEs			Omitted	Adequate	Inadequate
Yes	No	N/A	Reserves
Reasonable Conclusion			Omitted	Adequate	Inadequate
Yes	No		Capitalzation Rate
Non-comformity			Market Supported
Omitted	Adequate	Inadequate	Yes	No
Land Valuation-After			Selection Method
Comparables:			Omitted	Adequate
Same Comparables as Before			Suitable for Trial
Yes	No		Yes	No
Description			Final Value Estimate-After
Adequate	Inadequate		Reasoned Analysis
Photos			Omitted	Adequate	Inadequate
Omitted	Adequate	Inadequate	Avoided Summation Appraisal
Analysis			Yes	No
Omitted	Adequate	Inadequate	Suitable for Trial
Suitable for Trial			Yes	No
Yes	No		Acquisition Analysis
Final Value Analysis			Avoided Valuing Take
Adequate	Inadequate		Yes	No
Cost Approach-After			Shown in Proper Form
Justified Omission			Yes	No
Yes	No	N/A	Allocation & Explanation of Damages
Reproduction Cost			Value of Take/Damages Properly Allocated
Adequate	Inadequate		Yes	No
Depreciation:			Damage Explanation
Market Supported			Omitted	Adequate	Inadequate
Yes	No		Noted Accounting Tabulation
Analysis			Yes	No
Omitted	Adequate	Inadequate	Cost to Cure Damage Estimated
Final Value Analysis			Yes	No
Adequate	Inadequate		Cost Justified
Sales Comparison Approach-After			Omitted	Adequate	Inadequate
Comparables:			Profit
Same Comparables as Before			Omitted	Adequate	Inadequate
Yes	No		Cost v. Diminution in Market Value Considered
Description			Omitted	Adequate	Inadequate
Adequate	Inadequate		Special Benefits
Photos			Adequately Explained
Omitted	Adequate	Inadequate	Yes	No	N/A
Analysis			Location Map
Omitted	Adequate	Inadequate	Omitted	Adequate	Inadequate
Suitable for Trial			Comparable Data Maps
Yes	No		All Comps on Map
Final Value Analysis			Yes	No
Adequate	Inadequate		Subject Shown on Map
Comparable Data Sheets			Yes	No
Confirmed			Plot Plan
Yes	No		Property Boundaries Shown
Terms Reported			Yes	No
Yes	No		Dimensions Before
Buyer/Seller			Yes	No
Yes	No		Dimensions After
Date of Sale			Yes	No
Yes	No		Street Frontage After
Recording Info			Yes	No
Yes	No		Photo Locations
Location			Yes	No
Yes	No		Improvement Locations
Present Use			Yes	No
Yes	No		Floor Plan
H&B Use			Adequate	Inadequate	N/A
Yes	No		Title Report
Zoning			Omitted	Adequate	Inadequate
Yes	No		Other Exhibits
Legal			Adequate	Inadequate	N/A
Yes	No		Qualifications
Physical Description			Omitted	Adequate	Inadequate
Adequate	Inadequate

Return to Table of Contents

Data Documentation and Appraisal Reporting Standards ||
Legal Basis for Appraisal Standards for Federal Land Acquisitions ||
Standards for the Review of Appraisals ||
Standards for Unique and Miscellaneous Appraisal Problems || Appendixes


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