Our appraisers develop appraisals and reviews for the greater Las Vegas, Nevada valley to include, North Las Vegas, Henderson and Clark County NV areas.  Our appraisers digitally sign their reports and submit them by email with full color PDF, Project 2000, Pinnacle, Mortgage Links, ERC ERelay, or X-12 EDI attachments.

Comparison requests can only be supported in a very narrow fashion, which is explained below.

If you provide us with an address, we cannot provide a value or range of values, as we would be providing an oral report as defined by USPAP.  Providing an oral report without running the entire mandated appraisal process will cause the state to revoke our appraisal license!  This is why:  

USPAP  (UNIFORM STANDARDS OF PROFESSIONAL APPRAISAL PRACTICE) is a Federal Guideline that the states enforce - the Ethics provision tells us:

An appraiser must not accept an assignment that includes the reporting of predetermined opinions and conclusions.

An appraiser must not communicate assignment results in a misleading or fraudulent manner. An appraiser must not use or communicate a misleading or fraudulent report or knowingly permit an employee or other person to communicate a misleading or fraudulent report.

USPAP goes on to say that a conversation wherein an appraiser or an appraiser's employee provides a value or range of values is an ORAL REPORT -- and if we have not done all of the required actions for a written report we have "communicated a misleading or fraudulent report"! This means we could lose our license and be sued in court!

1) First, you can order the least expensive "drive-by" appraisal and have the homeowner pay for it up front.  If the homeowners are being honest this should not be a problem, and if the property value has been inflated you will know early in the process.  For a fee, the "drive-by" can be upgraded to a "full" report, if the underwriter requires one.

2) Second, and less costly, you can ask our appraisers for FACTS.  As long as the appraiser and the appraiser's employees do not know the property address and you ask for general facts -- we can help you!

For example:  123 Main St, is a 2,532 sq ft,  3 bedroom, 2.5 bath home in the Dry Creek Wash subdivision.  A factual request would sound like this:  

"Can you tell me what 2,400 to 2,600 sq ft, 3 bedroom, 2.5 bath homes in the Dry Creek Wash subdivision have sold for in the past 6 months?"

We can answer this question with facts - which means this type of comp request is not an appraisal, as we formed no opinion and the facts can not be construed as misleading.

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Copyright © 2000 Sunrise Appraisal Service
Last modified: July 07, 2004