Appraisals in ENV format
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From my perspective there seems to be an increase in the number of appraisal requests that require the ENV format. The conversion to ENV of your completed appraisal report is usually not an exact copy of the report which the appraiser completed and signed. Some forms may not convert, other may separate your photos from the text which go along with the photo and the order of the forms in your report may not be the same and there may be other changes to your report. This should be a concern to every appraiser since the client/lender, is not getting an exact copy of your appraisal. This means that the appraisal report you completed and signed is NOT a copy of what the client receives. Most appraisers have a statement in their reports that states something like the following.
I do not believe that this statement is sufficient when the appraiser has accepted an assignment that he/she knows in advance that the report the client will be receiving will not be an accurate copy of the appraisal report which the appraiser has completed and signed. Personally I do not accept assignments that require that the report be submitted in ENV format. I realize that all appraisers do not have the luxury of declining these requests, however if you do accept these assignments you should attempt to protect yourself as much as possible. The appraisal software companies have made it easy to convert your appraisal report to the ENV format to comply with the client requests, that is not the problem as I see it. The problem as is that you the appraiser are knowingly providing your client with a report that is not a copy of the report that you completed and signed. I would think that this would be a violation of USPAP however that is for someone else to decide.
After some discussions with my son who is also a Certificated Residential Appraiser about the potential problems when converting your appraisal reports into the ENV format to submit to the AMC/Lender we have come up with a statement that should probably be included in your appraisal if it is going to be converted to ENV format. I suggest that the following statement (or some variation of it) be put in a prominent place on a form that you know will be converted correctly.
Stay safe out there and Happy 4th of July!