ࡱ> X[UVW ɀbjbj HP& & ii8TYDT:J J J ӱձձձձձձ>ձ9(( "J ((ձiiQ---(i8ӱ-(ӱ--^cϬRv);h$0T,[*ϬϬJ "-$t&J J J ձձ],J J J T((((J J J J J J J J J & /:  Step 1: PROBLEM IDENTIFICATIONParties to the AgreementCLIENTAPPRAISERPROPERTY OWNER If different from the Client Contact NameCompanyStreet AddressCity/State/ZipPhoneFaxE-mail AddressAuthorized SignatureUsers of the Report Clients reason for ordering AppraisAL VALUE TYPE AND DEFINITION (see attached) Market Value Real Property Going ConcernValue in Use Investment Value Cash ValueDisposition Value Liquidation Value Book ValueDepreciated Value Other __________ Attach DefinitionEFFECTIVE DATE OF VALUE ___ Value As-Is (on inspection date)Prospective ________ Value Upon CompletionProspective _________ Value Upon Occupancy StabilizationHistoric ____ Value As of ____________PROPERTY CHARACTERISTICSProperty NameStreet AddressCityStateZip CodeLand Size __________Acres ________________SFZoningImprovements Are:___ None ___ Proposed___ Existing, No Changes Planned___ Existing, Plus Additions, Remodel, or RepairsAssessor Parcel ID# Bldgs ___ # Stories___Gross Bldg SF Above GradeYear BltYear Rem.Tract Development?Yes NoProperty Type (See Choices In Property Type Addendum)Property CategoryGeneral UseLimited UseSpecial UseGoing ConcernProbable BuyerOwner/User Owner/InvestorInvestorSpeculatorTo Be DetdOccupancy Status100% Owner Occupied ___% Owner Occupied________Sq. Ft. Occupied ________Sq. Ft. VacantIn ___Tenant Spaces In ___Tenant SpacesREAL PROPERTY INTEREST VALUEDFee SimpleLeased FeeLeaseholdCombination (specify) ___________________tangibles or Intangibles Valued SEPARATELYFurniture, Fixtures & Equipment Machinery & Equipment Trade FixturesHousing Subsidy Bond Financing Business Enterprise ValueTax Abatement Low Income Housing Tax Credits Favorable Seller FinancingPROPERTY OWNERSHIP Property __is __is not owned by Client. Property __is __is not currently in escrow to be acquired by Client. Property __is __is not currently listed for sale or lease. Property __is __is not leased to 3rd parties other than Client and/or Owner.PROPERTY ENVIRONMENTAL ASSESSMENTAn environmental assessment __has __has not been performed by a licensed environmental hazards firm. To the best of clients knowledge the subject property is not impaired. The subject property is impaired; the value estimate __will __ will not consider costs to remedy the impairment.PROPERTY ENCUMBRANCESThe property is subject to easements, leases, reservations, covenants, contracts, declarations, special assessments, ordinances, or other items which may affect the property value. See Attached title commitment.ASSIGNMENT CONDITIONSThe value estimate may be rendered invalid if the following limiting condition(s) or hypothetical assumption(s) do(es) not come into existence by the effective date of value: Completion of construction occurs by ____________. Execution of lease(s) described in report. Extension of utility service specified in the report. Completion of construction and/or remodel in accordance with plans and specs provided to appraiser.Execution of access or parking easement(s) or other agreements as specified in the report. Review of final plans & specs at a future date. Granting of zoning/entitlements specified in report. Achievement of stabilized occupancy and NOI projected in the report by the stated date. Repair of all deferred maintenance Other ____________________________________ Step 2: CLIENT AGREEMENT RELATIVE TO SCOPE OF WORK TO BE DEVELOPEDVALUE RECONCILIATION % Specific Dollar Value% Specific Dollar RangeDollar Benchmark, such as no less or more than $_________)DOCUMENTATION REVIEW Client may choose not to provide the requested documents; in that event Appraiser may make an Assumption & Limiting Condition that affects the usability of the report.Minimum Requirements for All Property Sale Contract (if under contract or sold last 3 years) Any Current Listings, or Offers Legal Description (from survey, conveyance or title document) Survey, if available Preliminary Title Report, if available FF&E Breakdown Description & cost of improvements since acquisition, if applicable Copy of Assessors Tax Bill Other (see attached description) Other _______________________ Other _______________________Additional Requirements for All New Development and/or Remodel or Repair Projects Construction Plans Construction Specifications List of Changes/Repairs Planned Detailed Cost Breakdown Estimated Completion Date Proposed public/private on/off-site improvements Market Study, if available Other (see attached description) Other _______________________ Other _______________________Additional Requirements for Income Producing Property Historical Income & Expense Data (3 Years preferred) YTD Income & Expense Data Current Year Budget Proforma (for proposed or acquisition projects) Leases, including all amendments, addendums, guarantees and exhibits Rent roll summary Lease drafts, if any Letters of Intent (LOI), if any Management Contract, if applicable Franchise Agreement, if applicable Other ________________________APPRAISAL DEVELOPMENT OR PERFORMANCE OPTIONS NOTE: If scope of appraisal performance is limited, the usability of the appraisal report may be limited. SUBJECT PROPERTY INSPECTIONNEIGHBORHOOD ANALYSISHIGHEST & BEST USE; MARKET ANALYSISCheck all that apply: No inspection required Land only inspection Exterior Improvement Inspection 100% Interior/Exterior Inspection Inspect at least one of each model Inspect ___% of total # of units Inspect ___% of square footage Videotaped Inspection Physically Measure Improvements Use size from public sources or plans Tax Comparable AnalysisCheck only one in each category: Regional Full Narrative Abbreviated Narrative Form-Fill Exclude City Full Narrative Abbreviated Narrative Form-Fill Exclude Check One: Level A Analyze rents, occupancy and absorption rates for subject and rent or sale comparables only Level B Level A PLUS analyze rents, occupancy and absorption rates for regional market and sub-market Level C Level B PLUS prepare complete supply and demand analysis using current and projected demographics Restricted Use Appraisal Report Option OnlyNeighborhood Full Narrative Summary Form-Fill ExcludeDEVELOPMENT OF MOST APPLICABLE APPROACHES TO VALUE (Check all that apply)Land Valuation Not Applicable Applicable but Not Used Automated Valuation Model (AVM) Sales Comparison Method Compare subject site with a minimum of 3 similar arms-length land sales which closed within last 12 months in subject market with similar highest/best use Inspect selected land sales Confirm details of each sale with A principal or broker Public records MLS or equivalent database Show and support adjustments Other Methodology_____________ Perform broker survey; narrate result Cost Approach Not Applicable Applicable but Not Used Automated Valuation Model (AVM) Analyze and compare cost budget of subject with actual costs of similar projects and cost index Research a cost index such as Marshall Valuation Research costs of recent similar projects locally Estimate depreciation from all sources based on: Age Life Method Marshall Valuation Tables _______________________ Sales Comparison Approach Improved Property Not Applicable Applicable but Not Used Automated Valuation Model (AVM) Compare subject as improved with a minimum of 3 similar arms-length improved sales which closed within last 12 months with similar highest and best use Inspect Selected Improved Sales Confirm details with: A principal or broker Public records MLS or equivalent database Show and support adjustments Show derivation of Overall Rate from each sale consistently, i.e., based on historical, actual or proforma NOI, or adjusted Perform Broker Survey; narrate result Other Analysis (Describe): _______________________________ _______________________________ _______________________________ _______________________________ _______________________________ _______________________________Income Capitalization Approach Not Applicable Applicable but Not Used Automated Valuation Model (AVM) Review all Leases Sample review ___% of Leases Review all Lease Abstracts Review Rent Roll Only Compare subject contract or proforma rental income with a minimum of 3 similar arms-length rent comparables for each rental category type with similar highest and best use Rely on asking rents of rent comparables (not signed leases) Inspect Rent Comparables Confirm details of each rental with A principal or broker Public records MLS or equivalent database Show and support adjustments Compare subject historical expense data with Comparable published data comparable actual data Derive capitalization rate from: published data band of investment theory comparable sales. Show derivation from each sale consistently, i.e., based on historical, actual or proforma NOI, or adjusted Apply Direct Capitalization Analysis Apply DCF Analysis Other _______________________ Step 3. REPORTINGAPPRAISAL REPORTING OPTIONSIncome Capitalization ApproachSales Comparison ApproachLand ValueCost Approach Approach Not Done Self-Contained Summary Narrative (Evaluation) Summary Form Restricted Use Oral Other_________ Approach Not Done Self-Contained Summary Narrative (Evaluation) Summary Form Restricted Use Oral Other_________ Approach Not Done Self-Contained Summary Narrative (Evaluation) Summary Form Restricted Use Oral Other_________ Approach Not Done Self-Contained Summary Narrative (Evaluation) Summary Form Restricted Use Oral Other_________ SCHEDULE OF APPRAISAL REPORT EXHIBITS To Be Included (Check all that apply) Appraiser Exhibits Engagement Letter for This Assignment General Assumptions & Limiting Conditions Specific Assumptions & Limiting Conditions Signed Certification Appraiser's Statement of Qualifications Appraisers List of Current Clients / References Appraisers List of Recently Completed Appraisals Appraisers State License or Certification Other (specify)__________________________ Subject Property General Regional Location Map with Subject Neighborhood Identified Neighborhood Location Map with Subject Identified Neighborhood Photos Subject Photos - Exterior with Legend Subject Photos - Interior with Legend Subject Inspection Video Electronic File Media Subject Survey (reduced to 11x17) Subject Plot Plan Subject Plans (reduced to 11x17) Assessor's Property Record Card Assessor's Printout Title Commitment or Policy Legal Description (from conveyance or title document) Sale Contract (if in escrow or sold last three years) Listing Agreement(s) Offer(s) FF&E Breakdown Management Contract Franchise Agreement Market Study Other (specify)__________________________ Other (specify)__________________________ Other (specify)__________________________ Sales Comparison Approach Improved Sale Location Map Improved Sale Comparable Photos Improved Sale Comparable Write-Ups / MLS Printout Improved Sale Comparable Adjustment Grid AVM Printout Other (specify)__________________________ Other (specify)__________________________ Other (specify)__________________________ Income Capitalization Approach Leases, Existing & Proposed; Letters of Intent (LOIs) Lease Abstracts Rent Roll Rent Comparable Location Map Rent Comparable Photos Rent Comparable Write-Ups Rent Comparable Adjustment Grid Proforma Income & Expense; or Actual Budget Historical Income & Expense (3 Yr) Expense Comparables DCF Printout DCF Electronic File Media Other (specify)__________________________ Other (specify)__________________________ Other (specify)__________________________ Land Valuation Land Sale Comparable Location Map Land Sale Comparable Photos Land Sale Comparable Adjustment Grid Land Sale Comparable Write-Ups / MLS Printout Cost Approach Developer's Cost Breakdown Cost Index Printout (ex: Marshall Valuation) Actual Cost Comps Other (specify)__________________________ Other (specify)__________________________ Other (specify)__________________________ OTHER TERMS OF AGREEMENTDOCUMENTS TO BE REVIEWED DELIVERY DATEAPPRAISAL DELIVERY DATEELECTRONIC DELIVERY _____ # OF ORIGINAL COPIESFEE AMOUNT $______________ Step 4. COMPLIANCE WITH OTHER USPAP RULESEthics Rule & Related IssuesETHICS RULEAppraiser is not to report a predetermined opinion or conclusion, and Appraiser is not an advocate of anything other than his assignment results.Appraiser has not paid fees, commissions, etc. in connection with procurement of this assignment. ETHICS RULE & PRIOR APPRAISALAppraiser or appraisers firm ___has or ___ has never previously appraised this property.This assignment is a new assignment for a different Client. This assignment is a new report or update of a prior report for the same property for the same Client.ETHICS RULE & FUTURE RE-APPRAISALAppraiser will keep any value conclusion confidential. Appraiser will keep data provided by Client confidential unless said data becomes a matter of public recordThe Appraiser may redact all information provided by Client for analysis use in connection with future assignments.Competency Rule & Related IssuesCOMPETENCY RULE The Appraiser has the appropriate education and experience to appraise the subject property based on its classification above and its geographical location and has previously appraised similar properties in the subject market. See Appraisers Qualification Statement and List of Recent Assignments included in report. The Appraiser has never appraised a property similar to the subject, or has never appraised a property in the subject market, and does not have the appropriate education and experience to appraise the subject property. However, appraiser will take all steps necessary to develop a credible opinion of value as required under USPAP (see attached description).ASSISTANCE WITH APPRAISAL No one shall provide appraiser with assistance. Appraiser may select any staff appraiser to assist in development and reporting of appraisal, and they may sign the report and be given credit in the certification._______________________ will be assigned to assist with the development and reporting of appraisal, and he or she may sign the report and be given credit in the certification.APPRAISER LICENSING & CERTIFICATIONThe Appraiser is currently licensed or certified in the state where the property is located. The person designated to provide assistance is currently licensed or certified in the state where the property is located.Neither the Appraiser nor any person designated to provide assistance is licensed in the state where the property is located, but a temporary practice permit will be obtained by both, and a copy included in the report.REPORT CERTIFICATIONReport shall contain a certification in compliance with USPAP, signed by all persons who worked on the assignmentAdditional Contract Requirements Depending on the client and the intended use, the assignment may be subject to requirements in addition to USPAP. The appraiser should clarify with the client at the outset if there are any additional requirements required by the following: Government agencies (such as OCC, FDIC, OTS, NCUA, Federal Reserve, HUD, VA, etc.) Government sponsored enterprises (GSEs such as FNMA, FHLMC, etc.) Other entities that establish public policy (such as city or county governments, etc.) Other____________________________________Federal financial institution staff as well as third party appraisers/reviewers/evaluators, when ordering/preparing/reviewing appraisals or evaluations prepared for use in federally related transactions should be familiar with and comply with the following: Real Estate Lending & Appraisals published by the Comptroller of the Currency, Treasury (12 CFR 34as amended several times) Interagency Appraisal and Evaluation Guidelines dated October 27, 1994 Independent Appraisal and Evaluation Functions, dated October 28, 2003 (for example, OCC AL 2003-9) Frequently Asked Questions on the Appraisal Regulations & Independent Appraisal and Evaluation Functions dated March 22, 2005 (for example, OCC 2005-6) Frequently Asked Questions on Residential Tract Development Lending dated September 8, 2005 (for example, OCC 2005-32) 2006 Revisions to USPAP dated June 22, 2006 (for example, OCC 2006-27) Appraisal Guidelines, for example, of a specific financial services institution Other __________________________________________________  Property Types & Sub-Types ListingAgricultural Agribusiness Aquaculture Dairy Grain Elevator Greenhouse/nursery Livestock Farms Pasture/Ranch Permanent crops Row Crops Timberland Undeveloped agricultural Other Assembly / Meeting Place Armory/club/lodge facility Community/recreation center Convention Center Reception hall/banquet facility Religious facility Other Health Care Acute care hospital Ambulatory surgery center Behavioral care facility Clinical laboratory Comprehensive ambulatory care center Medical center Medical Office Rehabilitation center/hospital Other Industrial Flex space Industrial-business park Industrial condominium Intermodal facility Manufacturing Heavy Light High-tech Office/showroomProcessing/production/refinery facility Chemical processing/refinery Energy production Food processing Mineral processing Water treatment Research & Development (R&D) Salvage yard Sawmill/lumberyard Self-storage/mini-storage facility Tank farm/petroleum storage Truck terminal/hub/transit facility Underground/cave storage Warehouse Air Cargo Distribution Loft/multi-story Refrigerated/ cold storage Storage Other Land Undeveloped agricultural Industrial Multifamily Apartment Duplex, triplex and 4-plex Office Park/open space Residential lot Subdivision Retail Retail pad Water-related Coastal/island Flood zone Wetland/ marshland Wilderness Other Lodging and Hospitality All-suite Bed & Breakfast Campground/RV-trailer camp Casino Hotel Economy/limited service Extended-stay Full-service Luxury Mixed-use Hotel-Office Hotel-office-Retail Hotel-Retail Hotel-Residential Resort/spa Other Multifamily Garden/low-rise Govt Subsidized Mid/High-rise Mobile/Mfd Park Student-oriented housing Dormitory Fraternity/sorority Apartment Office Creative/loft Office Building Low-rise Mid-rise High-rise Institutional/ governmental Medical Office Mixed Use Office-industrial Office-Multifamily Office-Retail Office-Retail-Industrial Office-Retail-Multifamily Office/business parkOffice/R&D Office/Warehouse Other Retail-Commercial Car wash Full-service Hybrid Self-service Convenience Store Day Care facility/nursery Garden Center Mixed-use Retail-office Retail-office-residential Retail-residential Parking facility Garage Surface Post Office Restaurant Fast Food Full-service Limited Service Sit-down Multi-screen/megaplex theatre Retail-pad Tavern, bar, nightclub, microbrewery Service station/gas station Single-screen theatre Freestanding building Bank branch Box box Department Store Grocery Store Freestanding Other Street Retail Vehicle Related Dealership Lube shop Tire store Service & repair facility OtherSenior Housing Assisted living residence Congregate senior housing Continuing care retirement community Skilled nursing facility Other Shopping Center Community center Convenience/Strip center Fashion/specialty center Neighborhood center Outlet Center Power center Regional center Super-regional center/mall Theme/festival center Other Special Purpose Airport-airplane hangar Cemetery/mausoleum Courthouse Funeral home/mortuary Jail/correctional facility Landfill Library Marina Military facility Mine-quarry Museum/gallery Outdoor sign Salvage yard Sawmill/lumberyard School/university Tank farm/petroleum storage Train station/bus terminal Truck terminal/hub/transit facility Zoo/nature facility OtherSports & Entertainment Amusement facility Theme park Arcade Go-cart track Miniature golf Waterslide park Swimming Pool / Aquatic Facilityl Bowling alley Casino/gaming facility Equestrian center/stable Fitness court, and spa facility Court facility Health and fitness center/sports club/gym Spa resort Golf-related Driving range Golf course/club Golf resort Racetrack Auto Dog Horse Skating rink Ski Resort Sports arena /stadium Indoor Outdoor Theatre / performing arts facility Auditorium Concert hall/arena Drive-in theater Multi-screen /megaplex theater Outdoor amphitheater Single-screen theater Other NOTE: Many of the above property types are limited or special use properties for which current data to appraise the property may be limited.      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