I have included the language below into my reports. I work exclusively with AMC’s and none have pushed back. You all should do likewise. If an AMC refuses to give you work, get it in writing and sue them into oblivion.

Errors and Omissions Coverage:
At the advice of counsel, the appraiser has not included a copy of the E&O Declarations page within this report. This practice has been adopted primarily to protect the appraisers right to privacy. Appraisal Management Companies are required under Federal lending guidelines to monitor, vet and approve appraisers, which includes requiring appraisers to supply necessary documents, such as E&O binders to the AMC in advance of receiving assignments. There is no requirement under Federal lending guidelines for the appraiser to include a copy of E&O coverage within the appraisal report. Requiring the appraiser to accept terms of engagement, whereby the appraiser is required to include a copy of E&O coverage, makes the terms of engagement conditional upon waiver of privacy rights. If, the Lender has need of a copy of the Appraisers E&O coverage, it may be obtained outside of the appraisal assignment from the AMC or the third party facilitating the appraisal engagement on behalf of the Lender.

Just tell them NO and send it separately. I do and the liability is greater when you do attach it. Besides it is because they are too lazy to send the copy you already sent them. The lender already has a file on the loan and adding a separate document to that file is not that difficult. I worked for an appraisal company that always sent it and he was always getting sued by borrower or homeowner for some minor item that did not change the value of the property. (More hassles, You can please some of the people some of the time and some of the people all of the time but you can’t please all of the people all of the time) You want hassles keep adding it. Besides like the attorney said it probably isn’t going to be the same policy. What if you change to a different insurance company. The new company with prior acts will be the one insuring you. Once all appraisers refuse then the AMC’s will get off this kick. Many of them think your insurance policy protects them. I have even been ask by some of them to add their name to my policy. BS. They are not my staff or employee.