112. DOES CHANGING THE SALE PRICE RESULT IN A NEW ASSIGNMENT? (NEW)

Question: I recently completed an appraisal for mortgage financing purposes in a purchase transaction and delivered the report to my client. My opinion of value did not support the pending sale price. As a result, the purchase transaction was not consummated. However, one week later the buyer and seller entered into a new purchase agreement where the sale price coincided with my appraised value. My client asked if I can provide a revised report that includes the analysis of the newly agreed-upon sale price. To provide a revised appraisal report, must I consider the client’s request as a new assignment?

Response: If the client does not require a more current effective date, USPAP would not mandate treating the request as a new assignment. However, if the client does require a more current effective date, the request must be treated as a new assignment.

In this example, regardless of whether the effective date is changed, the date of the report would have to change to accurately reflect the appraiser’s consideration of the newly obtained agreement of sale. Because the new purchase agreement was obtained after the date of the first report, the revised report would need to have a date of report that is the same as or later than the date the new purchase agreement was obtained by the appraiser.

In addition, the new report would also need to reflect the appraiser’s analysis of the prior agreement of sale. In the development of an appraisal, an appraiser is required under Standards Rule , to not commit a substantial error of omission or commission that significantly affects an appraisal. Since information about the prior agreement of sale is known by the appraiser and that information is relevant to the appraisal problem, it must be considered.

Additional related guidance may be found in Advisory Opinion , Update of a Prior Appraisal; Frequently Asked Question , Does a New Assignment Require Starting Over?; Frequently Asked Question , Offers to Purchase Subject Property; and FAQ , Changing the Effective Date.