Appraisal Services. 4.2.1 Prepare a Waiver Valuation or an Appraisal for each parcel as recommended by the approved Appraisal Problem Analysis.
4.2.2 The Appraiser will be a licensed appraiser in the State of Indiana and an INDOT qualified Appraiser.
4.2.3 Waiver Valuations will be prepared in accordance with the current RED Manual, and Indiana Law. If applicable the report willl comply with the Uniform Standard of Professional Appraisal Practice (USPAP).
4.2.4 Appraisals will comply with the following: • Uniform Relocation Assistance and Real Property Acquisition Policies Act of 1970, (URA) Public Law 91-646 dated January 2, 1971 (The Uniform Act). All Appraisals must conform to Title III of the Uniform Act and appropriate Federal regulations. • 49 CFR (Code of Federal Regulations) Part 24; updated January 4, 2005; Uniform Relocation Assistance and Real Property Acquisition for Federal and Federally Assisted Programs; Final Rule. • Uniform Standard of Professional Appraisal Practice (USPAP) • Current RED Manual at the time the appraisals are performed. • Indiana Law
4.2.5 Waiver Valuations and Appraisals shall undergo an Appraisal Review process.
Appraisal Services. Developer shall provide TxDOT with fair market value appraisals prepared by appraisers meeting the minimum qualifications established herein. All appraisals shall be prepared in conformance with applicable law (including the Uniform Act), and in accordance with professional appraisal methods and applicable TxDOT standards for all parcels to be acquired by TxDOT. Developer shall:
1. Select appraisers from TxDOT's list of approved fee appraisers and meeting the requirements specified in Section 7.2.
Appraisal Services. A real/personal property report detailing what items making up each parcel are classified as real estate, tenant-owned improvements or personal property. Particular attention shall be paid to items that have questionable classifications. A completed TxDOT Form ROW-A-9 - Property Classification Agreement.
Appraisal Services i. Property appraisals will be based on “Fair Market Value” unless otherwise specified or requested. Two copies of the appraisal report shall be bound, clearly labeled and signed by the primary certified general appraiser and any other certified general appraiser and/or licensed trainee which aided in the process. Four additional copies will be furnished.
ii. All photographs used within the report must be originals. No digital photos shall be used for subject property. Digital photos shall only be used for comparable sales. All adjustments to any comparable sales must be clearly explained in a narrative format. All comparable sales must be within a two-year time frame. If any sales which have occurred prior to the two-year limit, they must be clearly explained and added to the conventional three comparable sales typically used in the appraisal process.
iii. Current location maps of the subject property including, area, regional, plat, and flood maps must be included and clearly labeled for the subject property.
iv. All reports shall be a “Self-Contained Narrative Report” unless otherwise requested and shall follow the most current Uniform Standard of Professional Appraisal Practice (USPAP) rules and regulations. Each appraisal report must be physically inspected, photographed, and personally signed by the primary-general certified appraiser of the firm. Appraiser trainees may aid in the collection of the information, however, all analysis and conclusion must be performed by the primary general certified appraiser.
v. Appraisal reports are due within four weeks of the request (20 business days) and receipt of a fully executed purchase order.
Appraisal Services. Consultant will provide appraisal reports for the County that will state the estimated fair market value of the easement or fee (if any) interest for each affected property. All appraisals will meet accepted professional appraisal standards. The appraisals will conform to the Caltrans Appraisal Manual and the requirements of the Bureau of Real Estate Appraisers of the State of California (BREA). An appraisal of each property shall be completed in accordance with federal and state policy. Each property owner shall be contacted and offered the opportunity to accompany the appraiser during the inspection of the property. The primary steps in completion of fair market value appraisals of the property rights to be acquired shall include but are not limited to the following: • Onsite physical inspection of the subject property with the owner. • Visual inspection of the comparable market data. • Study of community and neighborhood in which the subject is located. • Collection of data from appropriate governmental agencies. • Market investigation of vacant and improved comparable data. • Verification of market data with sources knowledgeable with the pertinent details of the transaction. • Analysis of all appropriate data in the before and after condition to arrive at an opinion of value. • Preparation of report. An appraisal report shall be prepared for each parcel (contiguous, same ownership parcels combined where possible) and shall include, at the minimum, the following information: • The purpose and function of the appraisal, including limiting factors and conditions. • A description of the physical characteristics of the property being acquired in addition to the highest and best use of property. • A discussion of all relevant and reliable approaches to value. In most cases this will necessitate the use of the sales comparison approach only. • A description of comparable sales relied on in the determination of value. • A statement of the value of the property rights to be acquired, including damages to the remainder. • A signed certification by the appraiser including the effective date of the valuation. • Appraisal reports for 5 parcels. • Electronic copies of each Appraisal that meet all State and Federal Standards.
Appraisal Services. Company will determine a leasehold interest and/or sale valuation/appraisal for the property or property interest as instructed by Lands. Company shall prepare, furnish, and deliver one (1) hard copy of the appraisal report along with a digital version of such report to the Lands Director at the address set forth in Paragraph #13. The report shall, in form and substance, conform to recognized appraisal standards, principles, and practices of the Alabama Real Estate Appraisers Board and the Appraisal Institute.
Appraisal Services as frequently as is necessary for WEST and each Subsidiary to comply with its obligations under the Related Documents, arranging for the Appraisals to be made and providing the Appraisals to the relevant Service Providers;
Appraisal Services. 1.6.4.1 Xxxxxx shall identify the valuation problems, determine the number and type of appraisal reports needed for each parcel, identify items pertinent to the valuation of each parcel, and note any specific or unusual appraisal problems. Any properties worth more than $10,000 will have an appraisal completed and any property valued at under $10,000 will have a waiver valuation completed by Xxxxxx real estate staff.
1.6.4.2 Xxxxxx shall utilize Southwest Valuation, LLC a MoDOT approved appraiser to complete appraisals.
1.6.4.3 All appraisal reports will be reviewed by a pre-qualified review appraiser, independent of the individual who issued the report. Xxxxxx shall hire an outside appraiser for this service on all appraisals.
1.6.4.4 All completed appraisal, appraisal reviews, and waiver valuation reports shall be provided to City of Joplin.
Appraisal Services. An appraisal report for each parcel (16 Total) of property to be acquired for the project shall be completed by an independent appraiser who is both qualified and experienced. Mississippi Department of Transportation appraisal procedures shall be followed and the appraisal report shall conform with all applicable federal and state laws and regulations. The appraisal reports shall contain a “before and after” appraisal where applicable, and state the highest and best use of the property. The appraisal value of the property to be acquired will separately state the value allocated to the land, improvements and damages to the reminder, if any. Uneconomic remainders, if any, shall be identified, and the value separately stated. The appraiser shall contact each property owner or his authorized representative, and invite same to accompany him as he inspects the property and be given an MDOT Acquisition Guide, which explains the Appraisal Process and document such contact in the appraisal report.
Appraisal Services. As directed and approved by SBBC, coordinate and assist with subcontracting a vendor to provide reconstruction cost appraisal services for certain facilities of SBBC as agreed upon by Respondent and SBBC. The cost of this service would fall outside the broker compensation definition and, at the option of SBBC, be considered as a value added expenditure.
