Purpose
Scope
Policy
A. Data Documentation and Appraisal Reporting Standards Introduction
Part I. Introduction:
A-1. Title Page
A-2. Letter of Transmittal
A-3. Table of Contents
A-4. Appraiser's Certification
A-5. Summary of Salient Facts and Conclusions
A-6. Photographs of Subject Property
A-7. Statement of Assumptions and Limiting Conditions
A-8. Scope of the Appraisal
A-9. Purpose of the Appraisal
A-10. Summary of Appraisal Problems
Part II. Factual Data Before Acquisition:
A-11. Legal Description
A-12. Area, City and Neighborhood Data
A-13. Property Data
Part III. Data Analysis and Conclusions Before Acquisition:
A-14. Analysis of Highest and Best Use
A-15. Land Valuation
A-16. Value Estimate by the Cost Approach
A-17. Value Estimate by the Sales Comparison Approach
A-18. Value Estimate by the Income Capitalization Approach
A-19. Correlation and Final Value Estimate
Part IV. Factual Data After Acquisition:
A-20. Legal Description
A-21. Neighborhood Factors
A-22. Prperty Data
Part V. Data Analysis and Conclusions After Acquisition:
Introductory Note
A-23. Analysis of Highest and Best Use
A-24. Land Valuation
A-25. Value Estimate by the Cost Approach
A-26. Value Estimate by the Sales Comparison Approach
A-27. Value Estimate by the Income Capitalization Approach
A-28. Correlation and Final Value Estimate
Part VI. Acquisition Analysis:
A-29. Recapitulation
A-30. Allocation and Explanation of Damages
A-31. Explanation of Special Benefits
Part VII. Exhibits and Addenda:
A-32. Location Map
A-33. Comparable Data Maps
A-34. Detail of Comparative Data
A-35. Plot Plan
A-36. Floor Plan
A-37. Title Evidence Report
A-38. Other Pertinent Exhibits
A-39. Qualifications of Appraiser
B. Legal Basis for Appraisal Standards for Federal Land Acquisitions B-1. Federal Law Controls
B-2. Market Value Criterion
B-3. Highest and Best Use
B-4. Sales Comparison Approach to Value
B-5. Prior Sales of the Identical Property
B-6. Cost Approach
B-7. Income Capitalization Approach
B-8. Development Approach
B-9. Conjectural and Speculative Evidence
B-10. Enhancement or Diminution in Value Due to the Project
B-11. Partial Acquisitions
B-12. Offsetting of Benefits
B-13. The Unit Rule
B-14. The Commerce or "Navigational Servitude"
B-15. Noncompensability of Consequential Damages
B-16. Offers to Purchase or Sell
B-17. Settlement Negotiations
B-18. Price Paid by a Governmental Entity for Similar Property
B-19. Leaseholds
B-20. Easements
B-21. Streets, Highways, Roads and Alleys
B-22. Public Facilities
B-23. Zoning and Permits
B-24. Federal Grazing Permits
C. Standards for the Review of Appraisals Introduction
C-1. Types of Appraisal Reviews
C-2. Scope of Work
C-3. Responsibilities of the Review Appraiser
C-4. An Opinion of Value Expressed by a Review Appraiser
C-5. Reviewer's Use of Information Not Available to the Appraiser
C-6. Review Reporting Requirements
C-7. Oral Review Reports
C-8. Review Appraiser's Certification
D. Standards for Unique and Miscellaneous Appraisal Problems D-1. Comparison of USPAP and the Uniform Appraisal Standards for Federal Land Acquisitions
D-2. Federal Rules of Civil Procedure
D-3. Appraiser Instructions, Assumptions and Limiting Conditions
D-4. Appraiser's Use of Consultant's Reports
D-5. Legal Description of the Property
D-6. Zoning and Other Land Use Regulations
D-7. Special Considerations in Appraisals for Federal Land Exchanges
D-8. Special Considerations in Appraisals for Inverse Condemnation Claims
D-9. Comparable Sales Requiring Extraordinary Verification and Treatment
D-10. Temporary Acquisitions
D-11. Valuation of Mineral Properties
D-12. Leasehold Acquisitions
D-13. Updating Appraisal Reports
D-14. Contacting Landowners
D-15. Contracting for Appraisal and Other Expert Services
D-16. Confidential Nature of Appraisals
D-17. Project Appraisal Reports
D-18. Responsibility of the Appraiser in Litigation
Appendixes
A. Appraisal Report Documentation Checklist
B. Recommended Format for Federal Appraisal Reports
Table of Authorities
Index
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