2010 USPAP Changes

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					2010 USPAP Changes
Common USPAP/UA Interfaces

                 Federal Agency Update
 Sponsored by the Appraisal Institute and the International
                   Right of Way Assoc.
                   1/26/10 Las Vegas
           Presenter: Michael C. McCall, MAI
  New Definitions            Purpose: Clarification

• Assignment: 1) an agreement between
  an appraiser and a client to provide a
  valuation service; 2) the valuation service
  that is provided as a consequence of such
  an assignment
        New Definitions       (Cont.)

• Signature: personalized evidence
  indicating authentication of the work
  performed by the appraiser and the
  acceptance of the responsibility for
  content, analyses, and the conclusions in
  the report.
        New Definitions       (Cont.)

• Jurisdictional Exception: an assignment
  condition established by applicable law or
  regulation which precludes an appraiser
  from complying with part of USPAP
       Edits to Ethics Rule

• Introductory Section: Reworded and the
  caveat for compliance by organizations
  involved in appraisal has shifted to the
  individual employed by said organizations.
       Ethics Rule Edits – Conduct

• Conduct:
  – New Bullet: must not perform an assignment
    in a grossly negligent manner (Standards
    Rules already prohibit “careless and negligent
  – New Bullet: must not perform an assignment
    with bias
         Ethics Rule Edits – Conduct (cont.)
• New Requirement: If known prior to accepting
  an assignment, and/or if discovered at any time
  during the assignment, an appraiser must
  disclose to the client, and in the subsequent
  report certification:
  – Any current or perspective interest in the subject
    property or parties involved; and
  – Any services regarding the subject property
    performed by the appraiser within the three year
    period immediately preceding acceptance of the
    assignment, as an appraiser or in any other capacity.
  Ethics Rule Edits – Management

– An appraiser must disclose that he or she
  paid a fee or commission, or gave a thing of
  value in connection with the procurement of
  an assignment.
  • Must appear in certification and letter of
  • Not necessary to disclose amount
      Ethics Rule Edits – Management (cont.)
• Misleading advertising language clarified
• Signature:
  – An appraiser must fix, or authorize the use of,
    his or her signature to certify recognition and
    acceptance of his or her USPAP
    responsibilities in an appraisal or review
  – An appraiser may authorize the use of his or
    her signature only on an assignment-by-
    assignment basis.
  – An appraiser must not affix the signature of
    another appraiser without his or her consent.
           Ethics Rule Edits (cont)

• Confidentiality Section – edited for clarity
• Record Keeping Section
  – Requirement for client access to restricted
    appraisal files deleted
     Ethics Rule Edits – Record Keeping (cont.)
• An appraiser having custody of a workfile
  must allow other appraisers with workfile
  obligations related to an assignment
  appropriate access and retrieval for the
  purpose of:
  – State Regulatory Agencies
  – Compliance with due process of law
  – Professional peer review
  – Compliance with retrieval agreements
   Edits to Competency Rule
• Edited and expanded for clarity. Now
  – Some discussion and description of
    • Ability to define the problem
    • Knowledge and experience to complete
    • Recognition of, and compliance with, laws and
 Edits to Competency Rule (cont)

– Some expanded discussion of how
  competency may be acquired e.g.
  • Personal study
  • Association with others that have knowledge and
    experience in the subject matter
  • Retention of others that have knowledge and
    experience in the subject matter
  Edits to Jurisdictional Exception Rule
• New language: If any applicable law or
  regulation precludes compliance with any
  part of USPAP, only that part of USPAP
  becomes void for that assignment.
  – Comment: When compliance with USPAP is
    required by federal law or regulation, no part
    of USPAP can be voided by law or regulation
    of the state or local jurisdiction.
 Edits to Jurisdictional Exception Rule (cont)

• Descriptions of laws and regulations edited
  – Law includes constitutions, legislative and court-
    made law, and administrative rules and
    ordinances. Regulations include rules or orders
    having legal force, issued by an administrative
    agency. Instructions from a client or attorney do
    not establish a jurisdictional exception.
  – Non-Compensable?
 Edits to Jurisdictional Exception Rule (cont)
• In an assignment involving a jurisdictional
  exception, an appraiser must:
  – 1) Identify the law or regulation that precludes
    compliance with USPAP
  – 2) Comply with that law or regulation
  – 3) Clearly and conspicuously disclose in the
    report the part of USPAP that is voided by that
  – 4) Cite in the report the law or regulation requiring
    this exception to USPAP compliance
         Edits to Standard 3
          Appraisal Review

• Standard 3 was reorganized and edited for
  clarification. No substantial changes to
  fundamental requirements.
Common Uniform Act Issues
• Jurisdictional Exception
• Hypothetical Conditions
• Scope of Work
   Jurisdictional Exception
• Project Influence
  –Uniform Act requires appraiser to
   ignore influence of project in the
   “before value”
  –Question of Jurisdictional Exception
    • Addressed in USPAP language.
      Discussion follows with Q&A
    Hypothetical Conditions
• Valuing the property as if the project
  is complete creates a hypothetical
• While ignoring project influence is not
  a jurisdictional exception, it is a
  hypothetical condition
• Discussion follows with Q&A
            Scope of Work
• FHWA requires agency to take the lead in
  scope of work decision.
• USPAP requires appraiser to take
• Conflict?
  – No, the decision is a mutually agreed upon
    process. Discussion follows with Q&A
Hope this was useful