A21_MISC_-_Sources_Sought_Notice_BIA_Final_1.pdf

SOURCES SOUGHT NOTICE

Title: Kobuk Valley (KOVA) - 03-132 - Goodwin

Issue Date: May 6, 2025

Response Due Date: May 9, 2025 @ 3:00 PM, Eastern Standard Time (EST)

THIS IS A SOURCES SOUGHT NOTICE ONLY. THIS IS NOT A REQUEST FOR

QUOTE (RFQ) OR A REQUEST FOR PROPOSAL (RFP). THIS DOES NOT

CONSTITUTE A SOLICITATION AND SHALL NOT BE CONSTRUED AS A

COMMITMENT BY THE GOVERNMENT.

Issued by: This Sources Sought Notice is being issued by the Department of the Interior (DOI), Acquisition Services Directorate (AQD), Interior Business Center (IBC), on behalf of the Appraisal and Valuations Services Office (AVSO).

Introduction: The Government is seeking Indian-owned Small Business Economic Enterprises (ISBEE) and Indian-owned Economic Enterprises (IEE) that are interested in supporting this project.

Requirement: The objective of this requirement is to procure appraisal and valuation services.

The AVSO has determined there is a need to form an independent opinion of the market value of the fee simple estate of the defined property.

See attachment 1, Draft Statement of Work (SOW), for details.

North American Industry Classification System (NAICS): 531320 “Offices of Real Estate Appraisers”

Product Service Code (PSC): R411 “Support-Professional: Real Property Appraisals”

Response Requirements: Responses should be limited to four (4) pages. Respondents shall include the following information in their submissions:

a) Name of Company

b) Company Address

c) Unique Entity Identifier (UEI)

d) Commercial and Government Entity (CAGE) Code

e) Point of Contact (include telephone number and email address)

f) Identification of business size and category, i.e. ISBEE, IEE

g) Capability statement of the company. The Statement should address the following:

i. Vendor’s capability as it relates to the requirement referenced herein;

ii. Description of recent and RELEVANT experience to the NAICS code identified within this notice;

iii. Additional, applicable information as it pertains to this announcement that could assist the Government in determining the contractor’s capabilities as it relates to the requirement referenced herein.

Response Due Date: RESPONSES ARE DUE NO LATER THAN May 9, 2025, at 3:00 PM EST. Responses to this source sought shall be sent directly to the Contracting Officer (CO), Ms.

Jacqueline Hernandez, at jacqueline_hernandez@ibc.doi.gov, and Contract Specialist (CS), Ms.

Ann Woodall, at ann_woodall@ibc.doi.gov. Responses submitted by any other method will not be accepted or answered. Please ensure that your e-mail response has “Sources Sought Notice – KOVA - 03-132 - Goodwin” in the subject line.

Disclaimer: The purpose of this market research is to survey prospective vendors in order to collect data, comments, and other information pertaining to this industry. The information submitted in response to this announcement will assist IBC in determining the appropriate procurement strategy in the future.

The Government is under no obligation to award a contract as a result of this announcement. No funds are available to pay for any information received from potential sources. All information submitted in response to this announcement is strictly voluntary.

Only electronic mail will be acceptable for vendors’ submissions. The Government does not intend to provide feedback or evaluate submissions.

[End of Sources Sought Notice]

KOVA - 03-132 - Goodwin (00228553) 5/1/2025

AVSO Statement of Work Page 2 of 9

Legal Description: The legal description for the land to be acquired is included within the Bureau of Indian Affairs (BIA) Title Status Report (TSR), dated February 11, 2025, exhibit attached to this Statement of Work.

Property Rights Appraised:

Fee simple subject to outstanding rights and reservations of record.

Outstanding Rights and/or Reservations:

The NPS has provided a BIA Title Status Report (TSR), for the identified property, dated February 11, 2025. Additionally, the NPS has provided a Commitment for Title Insurance for the identified property prepared by Stewart Title Company, File No. 2522703, dated January 3, 2025. A copy of both the BIA TSR and the Commitment for Title Insurance are included as exhibits to this Statement of Work.

The outstanding rights and reservations applicable to the larger parcel(s) include the Exceptions noted in Schedule B of the Commitment for Title Insurance. The appraiser must independently research, identify and discuss any outstanding rights affecting the larger parcel.

Owner of Record: Pearl Goodwin

Water Rights: There are no identified water rights associated with this property according to the realty specialist. This information must be investigated and confirmed by the appraiser.

Water Resources: The subject property is remote vacant land situated directly adjacent to and north of the Kobuk River. There are no known utilities to this site. This information must be investigated and confirmed by the appraiser.

Minerals: The mineral estate is to be included with the appraised property and the appraiser must develop an opinion as to any value of mineral rights. Please note exception #11 in the Commitment for Title Insurance and appendix C in the BIA TSR which appears to reserve oil and gas to USA by native allotment.

No mineral report by either NPS or AVSO’s Division of Minerals Evaluation has been provided.

The appraiser is obligated to address UASFLA Section 2.3.2.3 regarding the existence or nonexistence of commercially viable mineral deposits.

Access: This is a remote tract of land that is accessible only by floatplane or riverboat via the Kobuk River.

Exception 13 in the Commitment for Title Insurance cites, “Lack of a right of access to and from the land”.

Thus, the subject appears to have physical access but no recorded legal access. This must be investigated and confirmed by the appraiser.

AVSO Statement of Work Page 3 of 9

SECTION 3: APPRAISAL PROBLEM IDENTIFICATION

Client: U.S. Department of the Interior, AVSO

Intended Users: AVSO and NPS on behalf of the United States of America

Intended Use: The appraisal report will be used for the acquisition of the identified subject property by NPS. It is not intended for any other use.

Type of Value: Market Value

Effective Date: 1 The effective date (date of value) shall be no more than 30 days prior to the date of the first submission of the appraisal report.

Definition of Value: The definition of market value to be used in the appraisal is as follows:

Market value is the amount in cash, or on terms reasonably equivalent to cash, for which in all probability the property would have sold on the effective date of value, after a reasonable exposure time on the open competitive market, from a willing and reasonably knowledgeable seller to a willing and reasonably knowledgeable buyer, with neither acting under any compulsion to buy or sell, giving due consideration to all available economic uses of the property. [UASFLA 1.2.4, pg. 10]

1 As defined by USPAP, the effective date is the date to which the appraiser’s analyses, opinions, and conclusions apply.

AVSO Statement of Work Page 4 of 9

SECTION 4: ASSIGNMENT CONDITIONS

Applicable Standards: Applicable standards include:

Uniform Standards of Professional Appraisal Practice (USPAP), 2024-2025 edition; and the Uniform Appraisal Standards for Federal Land Acquisitions, 6th

Edition (UASFLA).

Uniform Relocation Assistance and Real Property Acquisition for

Federal and Federally Assisted Programs (Uniform Act 49 CFR Part 24).

Extraordinary Assumptions:

None. If the appraiser determines that an extraordinary assumption is necessary, he/she must contact the AVSO review appraiser for prior written approval.

Hypothetical Conditions: None. If the appraiser determines that hypothetical conditions are necessary, he/she must contact the AVSO Review Appraiser for prior written approval.

Jurisdictional Exceptions: The appraiser has been instructed to produce a UASFLA compliant appraisal.

Section 1.2.4 of the UASFLA states that “appraisers should not link opinions of value under these Standards to a specific opinion of exposure time.”

USPAP requires the appraiser to develop and report a reasonable exposure time if it is a component of the definition of market value, which contravenes the UASFLA. Therefore, the appraiser should invoke USPAP’s Jurisdictional Exception Rule to comply with the UASFLA.

Pre-Work Conference: The appraiser will need to coordinate a pre-work meeting with the assigned AVSO Review Appraiser prior to the inspection of the property. The purpose of the meeting will be to discuss the Statement of Work and potential inspection dates. Representatives from the NPS and non-Federal party should be notified of the date/time of the meeting and invited to participate if they chose to. The meeting will be conducted by phone/video call.

If any significant items of concern are observed during the property inspection, from aerial photographs, or other materials researched during the appraisal process, then the appraiser must contact the AVSO Review Appraiser before continuing with the appraisal assignment.

Property Inspection: The appraiser must inspect the subject property and all comparable market data used in the appraisal, if possible. The inspection of the subject property will be coordinated with the NPS realty staff and/or property owner. The appraiser must notify, in advance, both the NPS realty staff and AVSO review appraiser when the subject property inspection will occur. If a “boots on the ground inspection” is not possible due to the remote location and accessibility issues for this property, a Fly-Over is adequate as long as there are good photos.

AVSO Statement of Work Page 5 of 9

Contacting Property Owner:

Under the Uniform Act, the owner or the owner’s designated representative must be given an opportunity to accompany the appraiser during the inspection of the property (UASFLA 1.2.6.4).

Larger Parcel: The appraiser must conduct all research necessary to develop a well-supported larger parcel conclusion in accordance with UASFLA 6th Edition, Sections 1.2.7.3.1, 1.4.6, and 2.3.3.1.2.

Upon completion of the highest and best use and the larger parcel analysis sections of the report, the appraiser will notify the AVSO review appraiser and forward those sections for discussion prior to finalizing the rest of the appraisal.

SECTION 5: APPRAISAL REQUIREMENTS AND INSTRUCTIONS

General Appraisal Requirements and Instructions

1. The AVSO Statement of Work, engagement letter, and other assignment instructions must be included in the addenda to the appraisal report. Reference to these documents should be provided in the body of the report.

2. The appraisal report should substantially conform to the sequence and content described in Section 2 of the Uniform Appraisal Standards for Federal Land Acquisitions 6th Edition.

3. The appraisal should include detailed descriptions of the comparable properties. Each of the comparables should be accompanied by a location map and if possible, a recent photograph. The use of aerial or satellite imagery is acceptable. The appraiser must provide sufficient information relating to the comparable properties in order to provide the intended users with an understanding of the rationale presented within the report.

4. The appraisal report should include contact information for the party or parties relied upon to verify each sale (i.e. telephone number, email, etc.), along with maps clearly showing the location of the subject relative to the comparable property.

5. Sales requiring extraordinary verification in accordance with UASFLA Section 1.5.2.4 must adhere strictly to the standards enumerated therein.

6. The appraisal report will be reviewed for compliance with the terms of this Statement of Work, including all cited standards. Any findings of inadequacy will require clarification and/or correction.

7. While the public is not an intended user of the appraisal report, the Freedom of Information Act (FOIA) and Agency policy may result in the release of all or part of the appraisal report to others.

8. The appraiser shall consider the appraisal report and all U.S. Department of the Interior internal documents furnished to the appraiser to be confidential. Refer all requests for information concerning the appraisal to the AVSO review appraiser.

9. AVSO will not normally accept custody of confidential information. If the appraiser finds it necessary to rely on confidential information, then he/she will contact the AVSO review appraiser for instructions. The AVSO review appraiser will view the information and provide further instruction to the appraiser regarding handling and storage of the confidential information.

AVSO Statement of Work Page 6 of 9

10. If including any proprietary information in the appraisal, the appraiser must gain concurrence from the AVSO review appraiser and deliver the proprietary information in a separate binder.

11. When the appraiser has performed any services regarding the subject property within the prior three years, he/she must disclose this information to the AVSO review appraiser prior to engagement.

12. The appraisal report content should rely on the “AVSO Review Checklist” attached as an exhibit to this Statement of Work. The contracted appraiser is encouraged to refer to this checklist prior to submitting the appraisal report for review.

Special Appraisal Requirements and Instructions

1. AVSO is the appraiser's sole client. The appraiser may not communicate assignment results to any party except AVSO, unless authorized to do so in writing by AVSO.

2. If the appraiser discovers material facts which differ from those provided by AVSO or encounters circumstances which prevent the appraiser from developing an unbiased appraisal, the appraiser must contact the AVSO review appraiser for instructions.

3. Any communication (verbal or written) with the NPS realty contact shall include the assigned AVSO review appraiser.

4. Even though communication is encouraged with the property owner and NPS, only the assigned AVSO review appraiser can modify appraisal instructions (in writing).

AVSO Statement of Work Page 7 of 9

SECTION 6: PERFORMANCE & SUBMISSION REQUIREMENTS

Any questions prior to award please contact the contracting officer directly. After award, the appraiser must address any questions regarding appraisal instructions and/or technical requirements for the appraisal to the AVSO review appraiser. Appraisal assignment contacts will be provided upon award.

The Target Period of Performance for the delivery of the initial appraisal report, in an unlocked PDF format, to the AVSO review appraiser is 90 calendar days from the date of award. If it is determined by the contractor that a performance period of 90 days is not realistically feasible, it is the offeror’s responsibility to have provided an alternative delivery date for consideration with their quote, not to exceed 120 days from the time of award.

The appraiser will be notified by email once the initial appraisal report has been received. If comments are provided to the appraiser upon review, it is expected that the appraiser will address any comments and/or concerns promptly. A PDF version of the final appraisal report shall be delivered by email to the AVSO review appraiser (addressing all review comments and/or concerns). Delivery of the final PDF version shall occur within 15 calendar days, or sooner, of notification of review comments and/or concerns. AVSO will distribute the digital PDF. The appraiser’s submission of the report to any other party is strictly prohibited, unless written approval is provided by the AVSO review appraiser.

Invoicing and Payment

Do not submit an invoice prior to notification that the appraisal report has been approved for agency use and that a Completion of Contract Deliverables has been submitted for processing by the assigned AVSO Review Appraiser.

Please see DOI-AAAP-0028 Electronic Invoicing and Payment Requirements – Invoice Processing Platform (IPP) (February 2021), for invoicing instructions.

Deliverable/Task Schedule

Initial Appraisal Report: The Target Period of Performance for the delivery of the initial appraisal report, in an unlocked PDF format, to the AVSO review appraiser is 90 calendar days from the date of award. If it is determined by the contractor that a performance period of 90 days is not realistically feasible, it is the offeror’s responsibility to have provided an alternative delivery date for consideration with their quote, not to exceed 120 days from the time of award.

The initial submission will include one electronic (pdf) copy of the appraisal report to be submitted directly to the AVSO review appraiser.

Simultaneous delivery to any other party is prohibited.

Note: The initial submission of the report should allow the review appraiser to search text, highlight text and include review comments.

Review Period: The review period will be 30 days from the receipt of the initial appraisal report. The appraisal report will be reviewed by the AVSO review

AVSO Statement of Work Page 8 of 9 appraiser for compliance with the terms of this Statement of Work, including all cited standards.

Comments Provided to the Appraiser:

Review comments and/or suggestions, if any, will be provided to the appraiser, and to the extent that revisions are required, the appraiser shall complete the revisions within 15 days. An electronic copy of the revised report must be submitted directly to the AVSO review appraiser.

Final Appraisal Report: Once the report is reviewed by AVSO and a final appraisal report (addressing all review comments and/or concerns) has been delivered, the review appraiser will notify the NPS, and the contracted appraiser in writing that the appraisal assignment is complete. The review appraiser will provide the NPS with the digital copy of the final appraisal report at that time. The appraiser’s submission of the report to any other party is strictly prohibited, unless written approval is provided by the AVSO review appraiser.

Invoice Submission and Payment

60 days after Final Appraisal Report acceptance by the Government

Closeout 60 days after final payment

PLEASE NOTE: ANY ADJUSTMENTS TO THE ABOVE DELIVERABLE/TASK SCHEDULE

SHALL BE SUBMITTED TO THE CONTRACTING OFFICER (CO). THE CONTRACTING

OFFICER WILL APPROVE OR REJECT THE REQUEST BY EMAIL.

AVSO Statement of Work Page 9 of 9

SECTION 7: EXHIBITS

The following Subject Property Exhibits are provided as attachments to this SOW:

1. KOVA 03_132 Goodwin Land Vicinity Map

2. KOVA 03_132 Goodwin Land Status Map

3. KOVA 03_132 Goodwin Carto Map

4. KOVA - 03-132 - Goodwin - Carto Map

5. KOVA - 03-132 - Goodwin - Carto Plat Map

6. KOVA-03-132 Goodwin Simple LSR USS5240 Lot1

7. AVSO Review Checklist

The following additional exhibits will be provided only to the winning bidder after contract award:

A. KOVA - 03-132 - Goodwin - Title Commitment

B. KOVA - 03-132 - Goodwin – PIC

C. KOVA - 03-132 - Goodwin - Exchange Certificate

D. KOVA - 03-132 - Goodwin - BIA Title Status Report

E. KOVA - 03-132 - Goodwin - US Survey Native Allotment

F. KOVA - 03-132 - Goodwin - US Survey Corrected Native Allotment

G. Appraisal Assignment Contacts

AmblerKotzebue Kiana

Noorvik

Selawik

Noatak

Buckland

Deering

Candle

Date: 2/26/2025

Alaska Region National Park Service U.S. Department of the InteriorVicinity

KOVA-03-132

KOVA-03-132

Lot 1, USS 5240

19.96 acres map area

KOVA-03-132

# Alaska Towns

NPS Unit

0 10 20 Miles

Kobuk Valley National Park Kobuk Valley National Park

Date: 2/26/2025

Alaska Region National Park Service U.S. Department of the InteriorLand Status

KOVA-03-132

KOVA-03-132

Lot 1, USS 5240

19.96 acres map area

Kobuk Valley National Park Kobuk Valley National Park

Federal

Private

KOVA-03-132

0 0.5 1 Miles

Kob uk

R iv er

Kobuk Valley National Park Kobuk Valley National Park

Date: 2/26/2025

Alaska Region National Park Service U.S. Department of the InteriorImagery

KOVA-03-132

KOVA-03-132

Lot 1, USS 5240

19.96 acres map area

Kobuk Valley National Park Kobuk Valley National Park

KOVA-03-132

0 0.25 0.5 Miles

Land Surveyor Report

Final Determination by the Certified DOI Land Surveyor:

A review of the above request has been completed and the following determination(s) has been made by the DOI Land Surveyor or Certified Federal Surveyor:

(Check one)

The [land description / land surveys] is/are acceptable for the stated purpose, see comments below.

The [land description / land surveys] has/have potential problems as noted below;

however, the risk appears minor and the action within the stated purpose should not be affected.

The [land description / land surveys] has/have potential problems and should not be used for the stated purpose. The following errors and/or concerns as noted below need to be corrected/addressed before this/these [land description / land surveys] should be used.

A boundary survey is required. (See cost/time estimate below)

I certify that the parcel described on the attached document(s) contains acres.

This report correctly represents the records and documents evaluated under my direction and control and in conformance with the requirements of the Department of the Interior Standards for Federal Lands Boundary Evidence, of the parcel(s) of land identified.

Name: Certified DOI Land Surveyor Contact Information: Date:

Authorized Officer:

□ I concur with the above recommendation(s) and:

□ Additional funding is not required.

□ Funding for the recommended action(s) is authorized in the amount of $____________.

Cost code: ____________________________

□ Funding for the recommended action(s) will be provided at a later date.

□ I do not accept the above recommendation(s) for the following reason(s):

Comments:

Authorized Officer Name: Office, Title and Contact Information:

Date:

This report is to be retained in the official case file.

Project Name:

Agency Case ID:

AVIS Project Number:

Contracted Appraiser:

Effective Date of Value:

Date of Appraisal Report:

Appraisal Review Report Prepared By:

Appraisal Report Reading Dates:

YES NO N/A

2-1 (a) Clearly and accurately set forth the appraisal in a manner that will not be misleading;

2-1 (b)

2-1 (c)

Reporting Requirements

2-2 (a) (i)

2-2 (a) (ii)

2-2 (a) (iii)

2-2 (a) (iv)

2-2 (a) (v)

2-2 (a) (vi)

USPAP 2020-2021 Checklist

AVSO Review Checklist

Does the report prominently state "Appraisal Report" as the reporting option?

When an opinion of reasonable exposure time has been developed in compliance with Standards Rule 1-2(c), the opinion must be stated in the report.

Contain information, documents, and/or exhibits sufficient to identify the real estate involved in the appraisal, including the physical, legal, and economic property characteristics relevant to the assignment.

State the real property interest appraised.

State the type and definition of value and cite the source of the definition.

Each written real property appraisal report must:

Standards Rule 2-1, General Reporting Requirements

Standards Rule 2-2, Content of a Real Property Appraisal Report

Contain sufficient information to enable the intended user(s) of the appraisal to understand the report properly; and

Clearly and accurately disclose all assumptions, extraordinary assumptions, hypothetical conditions, and limiting conditions used in the assignment.

State the identity of the client.

State the identity of any other intended user(s) by name or type.

State the intended use of the appraisal.

AVSO Review Checklist Revised 2/2021

Reporting Requirements (continued) YES NO N/A

2-2 (a) (vii)

2-2 (a) (viii)

2-2 (a) (ix)

2-2 (a) (x)

(1)

(2)

(3)

(4)

(5)

2-2 (a) (xi)

2-2 (a) (xii)

2-2 (a) (xiii)

2-2 (a) (xiv)

Comments:

Summarizing the results of analyzing the subject sales, agreements of sale, options, and listings in accordance with Standards Rule 1-5;

Provide sufficient information to indicate that the appraiser complied with the requirements of Standard 1 by:

Comment: If such information is unobtainable, a statement on the efforts undertaken by the appraiser to obtain the information is required. If such information is irrelevant, a statement acknowledging the existence of the information and citing its lack of relevance is required.

State the use of the real estate existing as of the effective date and the use of the real estate reflected in the appraisal;

When an opinion of highest and best use was developed by the appraiser, state that opinion and summarize the support and rationale for that opinion.

- State all extraordinary assumptions and hypothetical conditions; and

- State that their use might have affected the assignment results.

Include a signed certification in accordance with Standards Rule 2-3.

Stating the value opinion(s) and conclusion(s); and

Summarizing the information analyzed and the reasoning that supports the analyses, opinions, and conclusions, including reconciliation of the data and approaches.

Summarize the scope of work used to develop the appraisal.

Summarize the extent of any significant real property appraisal assistance.

Summarizing the appraisal methods and techniques employed;

Stating the reasons for excluding the sales comparison, cost, or income approach(es) if any have not been developed;

State the effective date of the appraisal and the date of the report.

AVSO Review Checklist

Certification Requirements

2-3 (a)

YES NO N/A

2-3 (b)

Comments:

No one provided significant real property appraisal assistance to the person signing this certification. (If there are exceptions, the name of each individual providing significant real property appraisal assistance must be stated.)

I have (or have not) made a personal inspection of the property that is the subject of this report. (If more than one person signs this certification, the certification must clearly specify which individuals did and which individuals did not make a personal inspection of the appraised property.)

My analyses, opinions, and conclusions were developed, and this report has been prepared, in conformity with the Uniform Standards of Professional Appraisal Practice.

My compensation for completing this assignment is not contingent upon the development or reporting of a predetermined value or direction in value that favors the cause of the client, the amount of the value opinion, the attainment of a stipulated result, or the occurrence of a subsequent event directly related to the intended use of this appraisal.

My engagement in this assignment was not contingent upon developing or reporting predetermined results.

I have no bias with respect to the property that is the subject of this report or to the parties involved with this assignment.

I have performed no (or the specified) services, as an appraiser or in any other capacity, regarding the property that is the subject of this report within the three-year period immediately preceding the agreement to perform this assignment.

I have no (or the specified) present or prospective interest in the property that is the subject of this report and no (or the specified) personal interest with respect to the parties involved.

The reported analyses, opinions, and conclusions are limited only by the reported assumptions and limiting conditions and are my personal, impartial, and unbiased professional analyses, opinions, and conclusions.

The statements of fact contained in this report are true and correct.

I certify that, to the best of my knowledge and belief:

The wording does not have to match the following verbatim, but each of the elements must be addressed:

An appraiser who signs any part of the appraisal report, including a letter of transmittal, must also sign a certification.

AVSO Review Checklist

2.3.1.1 Per UASFLA YES NO N/A

Should Include

Should Include

Should Include

Should Include

Should Include

Should Include

2.3.1.2 Per UASFLA YES NO N/A

Should Include

Should Include

Should Include

Should Include

Should Include

Should Include

Should Include

Should Include

Should Include

Agency assigned tract or parcel number (if any)

Name of the individual(s) making the report

Address of the individual(s) making the report

Effective date of the appraisal

Comments:

Title Page

Property name

Property address

Identification of any hypothetical conditions, extraordinary assumptions, limiting conditions, or legal instructions identification

Value Opinion

For Partial Acquisitions: Opinions of the value of the larger parcel before the acquisition and the remainder property after the acquisition, and the difference.

Appraiser's signature

Comments:

Letter of Transmittal

Date of the letter

Identification of the property appraised

Identification of the property rights appraised

Reference that the letter is accompanied by an appraisal report

Statement of the effective date of the appraisal

UASFLA 2016 Checklist

INTRODUCTION - UASFLA SECTION 2.3.1

AVSO Review Checklist

2.3.1.3 Per UASFLA YES NO N/A

Should List

Shall List

2.3.1.4 Per UASFLA YES NO N/A

Shall Include

Must Include

Must Include

Must Include

Shall Include

Shall Include

May Add

Should Avoid

Appraiser’s signed certification statement consistent with the certification requirements of USPAP Standard 2

The following statements must be included:

• the appraisal was developed and the appraisal report was prepared in conformity with the Uniform Appraisal Standards for Federal Land Acquisitions

• the appraisal was developed and the appraisal report prepared in conformance with the Appraisal Standards Board’s Uniform Standards of Professional Appraisal Practice and complies with USPAP’s Jurisdictional Exception Rule when invoked by Section

1.2.7.2 of the Uniform Appraisal Standards for Federal Land Acquisitions

• the appraiser has made a physical inspection of the property appraised and that the property owner, or [his][her] designated representative, was given the opportunity to accompany the appraiser on the property inspection.

The appraiser’s opinion of the market value of the subject property as of the effective date of the appraisal.

Table of Contents

Major parts of the appraisal report and their subheadings should be listed.

Items in the addenda of any report shall be listed individually.

Comments:

Appraiser’s Certification

For Partial Acquisitions: The certification shall include both the appraiser’s opinion of the market value of the whole property as of the effective date of the appraisal and the appraiser’s opinion of the remainder property’s market value after the government’s acquisition and the difference between them as of the effective date of the appraisal.

Items that may be required by law and the appraiser’s professional organization(s).

Appraisers should avoid adding certifications that are not pertinent to the specific appraisal (e.g., that the report was prepared in accordance with FIRREA or that are beyond the scope of the appraisers’ assignment (e.g., certifying an opinion of just compensation).

Comments:

AVSO Review Checklist

2.3.1.5 Per UASFLA YES NO N/A

Shall Report

Should Include

Should Include

Should Include

Should Include

Should Include

Should Include

Should Include

2.3.1.6 Per UASFLA YES NO N/A

Shall Show

May

Should

Should

Major facts and conclusions that led to the final opinions(s) of value

Identification of the property appraised

Highest and best use of the property (both before and after the acquisition if a partial acquisition)

Brief description of improvements (both before and after the acquisition if a partial acquisition)

Indicated value of the property by each approach to value employed (both before and after the acquisition if a partial acquisition)

Final opinion of value (both before and after the acquisition if a partial acquisition)

Executive Summary

Except for an overall view, photographs may be incorporated in the body of the report as appropriate, or may be placed in the addenda of the report.

Each photograph should be numbered and show the identification of the property, the date taken, and the name of the person taking the photograph.

Location from which each photograph was taken and the direction the camera lens was facing should be shown on a plot plan of the property in the report’s addenda.

Comments:

Hypothetical conditions, extraordinary assumptions, limiting conditions, or instructions

Effective date of the appraisal

Comments:

Photographs

Photographs shall show the front elevation of the major improvements, any unusual features, views of the abutting properties on either side, views of the property directly opposite, and interior photographs of any unique features.

AVSO Review Checklist

2.3.1.7 Per UASFLA YES NO N/A

Shall State

Shall

Shall State

Unacceptable and Must

Must Avoid

Should Identify

2.3.1.8 Per UASFLA YES NO N/A

Shall Identify

Shall Identify

Shall Identify

Shall Identify

Shall Identify

Shall Identify

Shall Identify

Shall Identify

Statement of Assumptions and Limiting Conditions

Comments:

Description of Scope of Work

The appraiser shall use this section of the report to identify the seven critical elements that defined the appraisal problem to be solved:

• Client

• Intended Users

Any assumptions and limiting conditions that are necessary to the background of the appraisal shall be stated.

Any agency or special legal instructions provided to the appraiser shall be referenced and a copy of such instructions shall be included in the addenda of the appraisal report.

If the appraisal has been made subject to any encumbrances against the property, such as easements, these shall be stated.

It is unacceptable to state that the property has been appraised as if free and clear of all encumbrances, except as stated in the body of the report; the encumbrances must be identified in this portion of the report.

The appraiser must avoid including “boilerplate” assumptions and limiting conditions.

For instance, an assumption that improvements are free from termite infestations is inappropriate in the appraisal of vacant land. Also, assumptions and limiting conditions cannot be used by an appraiser to alter an appraisal contract, assignment letter, or the appraiser’s scope of work.

For Partial Acquisitions: The appraiser should identify those hypothetical conditions, assumptions, and limiting conditions that apply to both the before and after acquisition appraisals, those that apply only to the appraisal of the larger parcel before the acquisition, and those that apply only to the appraisal of the remainder.

• Intended Use

• Definition of Market Value

• Effective Date

• Property Characteristics

• Assignment Conditions

For Partial Acquisitions: The appraiser should identify those hypothetical conditions, assumptions, and limiting conditions that apply to both the before and after acquisition appraisals, those that apply only to the appraisal of the larger parcel before the acquisition, and those that apply only to the appraisal of the remainder.

AVSO Review Checklist

2.3.1.8 Per UASFLA YES NO N/A

Shall Include

Shall and Must

Should Describe

Should

Should State

Shall Discuss and Explain

Must Include

Must Label and Include

1.2.4 & 1.2.7.2 Per UASFLA YES NO N/A

Shall Not Link

Required

Must Not Include

Description of the property rights appraised.

Definition of market value found in Section 1.2.4 of UASFLA (must be placed in this portion of the appraisal report).

Should describe the investigation and analysis that was undertaken in developing the appraisal.

Geographical area and time span searched for market data should be included, as should a description of the type of market data researched and the extent of market data confirmation.

Should state the references and data sources relied upon in developing the appraisal.

The applicability of all approaches to value shall be discussed and the exclusion of any approach to value shall be explained.

Description of Scope of Work (continued)

Did the appraiser invoke USPAP’s Jurisdictional Exception Rule? Note: Not linking an opinion of value to a specific exposure time requires a jurisdictional exception to USPAP Standards Rule 1-2(c).

Estimates of marketing time are not appropriate for just compensation purposes, and must not be included.

Comments:

Explanation and discussion of the implications of hypothetical conditions or extraordinary assumptions must be included.

Hypothetical conditions and extraordinary assumptions must be labeled as such and any legal instructions must be included in the addenda of the report. (1.2.7.1 Must consult client or counsel before use of hypothetical condition)

Comments:

Jurisdictional Exceptions and Exposure Time

The appraiser shall not link an opinion of market value for federal acquisition purposes to a specific exposure time.

AVSO Review Checklist

2.3.2.1 Per UASFLA YES NO N/A

Must

Should Reference

2.3.2.2 Per UASFLA YES NO N/A

Must

Should Exclude

Shall Disregard

2.3.2.3.1 Per UASFLA YES NO N/A

Describe

Describe

Describe

Describe

Describe

Describe

FACTUAL DATA - UASFLA SECTION 2.3.2

Legal Description

The use of “boilerplate” demographic and economic data is unnecessary and, unless the appraiser demonstrates that the specific data directly impacts the current market value of the subject property, it should be excluded.

Changes in the neighborhood brought about by the government’s project for which the property under appraisal is being acquired shall be disregarded. Note: This specific Standard is contrary to USPAP Standards Rule 1-4(f) and is considered a jurisdictional exception.

Comments:

PROPERTY DATA - UASFLA SECTION 2.3.2.3

Site

Must be sufficiently detailed to properly identify the property appraised. Note: If lengthy, it should be referenced and included in the addenda of the report.

If the client agency has assigned a parcel or tract number to the property, that information should also be referenced.

Comments:

Area, City, and Neighborhood Data

This data (mostly demographic and economic) must be kept to an absolute minimum and should only include information that directly affects the subject property, together with the appraiser’s conclusions as to significant trends.

• Present use

• Accessibility and road frontage

• Land contours and elevations

• Soils

• Vegetation (including timber)

• Views

AVSO Review Checklist

2.3.2.3.1 Per UASFLA YES NO N/A

Describe

Describe

Describe

Describe

Describe

Describe

Must

Discuss

Should Address

Required

2.3.2.3.2 Per UASFLA YES NO N/A

Describe

Describe

Describe

Describe

Describe

Describe

Describe

Should Include

• Land area

• Land shape

• Utilities

• Mineral deposits

• Water rights

• Relevant easements

Site (continued)

Improvements

• Dimensions

• Square foot measurements

• Chronological and effective age

• Dates of any significant remodeling/renovation

• Condition

A statement must be made concerning the existence or nonexistence of commercially valuable mineral deposits.

Discuss the beneficial and detrimental factors inherent in the location of the property.

Presence of hazardous substances should be addressed in accordance with UASFLA Sections 1.3.1.1.

An affirmative statement is required if the property is located within a flood hazard area.

Comments:

• Type and quality of construction

• Present use and occupancy

Where appropriate, a statement of the method of measurement used in determining gross building area and net rentable areas should be included.

AVSO Review Checklist

2.3.2.3.2 Per UASFLA YES NO N/A

Describe

Describe

Describe

Describe

Describe

Required

2.3.2.3.3 Per UASFLA YES NO N/A

Describe

Should State

2.3.2.3.4 Per UASFLA YES NO N/A

State

State

Include

• Paving

• Irrigation systems

• Domestic and private water systems

If the appraiser will rely on the cost approach to value, or if the acquisition is a partial acquisition that will structurally impact the improvements, a more comprehensive improvement description is required.

All site improvements require description, including the following:

• Fencing

• Landscaping

Improvements (continued)

Use History

State briefly the history of the use of the property as vacant and as improved. Note: If information is indeterminable, the appraiser must report that fact.

If improved, state the purpose for which the improvements were designed and the dates of original construction and major renovations, additions, and/or conversions. Note: If information is indeterminable, the appraiser must report that fact.

Include a 10-year history of the use and occupancy of the property. Note: If information is indeterminable, the appraiser must report that fact.

Comments:

Comments:

All fixtures are to be described with a statement of the type and purpose of each.

The current physical condition, relative utility, and obsolescence should be stated for each item or group included in the appraisal, and whenever applicable the repair or replacement requirements to bring the fixture to a usable condition.

Comments:

Fixtures

AVSO Review Checklist

2.3.2.3.5 Per UASFLA YES NO N/A

Include

Must Include

Must Include

Must Include

Must Include

Must Include

Must Include

Include

2.3.2.3.6 Per UASFLA YES NO N/A

Report

Should Report

Must Describe

• Price

• Terms and conditions of sale

• The appraiser’s verification of the sale and whether the transaction met the conditions required for a comparable sale under Section 1.5.2.2

Offers to buy or sell the property (if the information is available).

Comments:

Sales History

Include a 10-year record of all sales. Note: If no sale has occurred in the past 10 years, the appraiser must report the last sale of the property, irrespective of date.

• Name of the seller

• Name of the buyer

• Date of sale

Rental History

Report the historical rental or lease history of the property for at least the past three years (if this information can be ascertained).

All current leases should be reported, including the date of the lease, name of the tenant, rental amount, term of the lease, parties responsible for property expenses, and other pertinent lease provisions.

The appraiser must describe the verification process and whether the lease(s) meets the conditions required for a comparable lease.

Comments:

Information to be reported must include:

AVSO Review Checklist

2.3.2.3.7 Per UASFLA YES NO N/A

Include

Should Report

2.3.2.3.8 Per UASFLA YES NO N/A

Identify

Must Report

Must Report

Should Note

Must Report

Discuss

Must

Must Discuss

Include the current assessment and dollar amount of real estate taxes Note: If assessed value is statutorily a percentage of market value, state the percentage.

Some jurisdictions have developed programs wherein property will be assessed based on its current use rather than its highest and best use. These programs often relate to farmlands, timberlands, and open space; for purposes of eligibility, owners may have to agree to leave the property in its existing use for a certain period of time. In such a case, the appraiser should report both the current assessed value and taxes for the property’s existing use and the estimated assessed value and tax load for the property at its highest and best use.

Comments:

Zoning and Other Land Use Regulations

Identify the zoning for the subject property.

The appraiser must also discuss the impact of any private restrictions on the property, such as deed and/or plat restrictions.

Comments:

Zoning must be reported in descriptive terms (e.g., multifamily residential, 5000 sq. ft.

of land per unit) rather than by zoning code (e.g., MF-2).

Other local land use regulations (that have an impact on the highest and best use and value of the property), including setback requirements, off-street parking requirements, and open space requirements must be reported.

The appraiser should also note any master or comprehensive land use plan in existence that may affect the utility or value of the property.

If the property was recently rezoned, that must be reported.

If the rezoning of the property is imminent or probable, discuss in detail the investigation and analysis that led to that conclusion under Section 2.3.3.1 (Highest and Best Use).

Note: The mere assertion by an appraiser that a property could be rezoned is insufficient.

The appraiser must identify all other land use and environmental regulations that have an impact on the highest and best use and value of the property. Note: The impact of the regulations must also be discussed in the highest and best use analysis.

Assessed Value and Annual Tax Load

AVSO Review Checklist

2.3.3.1.1 Per UASFLA YES NO N/A

Must

Must

Must

Must Address

Must Address

Must Address if Improved

Must Address if Improved

Must Address if Improved

Must Address if Improved

Must Address if Improved

Should Discuss

Should Report

Must Describe

Should Identify

DATA ANALYSIS AND CONCLUSIONS - BEFORE ACQUISITION UASFLA SECTION 2.3.3

Highest and Best Use

Highest and Best Use as Vacant: The appraiser must describe the analysis developed under Section 1.4 concerning the highest and best use of the property as if vacant

• Physically possible uses (as improved)

• Financially feasible uses (as improved)

• Maximally productive uses (highest value) (as improved)

The appraiser should discuss the use of the property (as if vacant and as improved), which results in the highest value, and the analysis that supports that conclusion.

If the appraiser concludes a highest and best use that will require rezoning of the property, the investigations and analyses developed under Section 1.3.1.3 concerning the probability of obtaining that zoning change should be reported in sufficient detail for the client and intended users to understand the reasons for the conclusion.

If the appraiser concludes that the highest and best use requires some other form of government approval, the investigations and analyses developed under Sections 1.3.1.3 and 1.4.5 concerning the probability of obtaining those approvals must be described in sufficient detail for the client and intended users to understand the reasons for the conclusion.

• Physically possible uses (as if vacant) Note: The physical characteristics of the property that impact value must be addressed.

These should include property size, shape, topography, access, road frontage, and utilities.

• Legally permissible uses (as if vacant) Note: The appraiser must describe the legal constraints on the property. Zoning requirements, height restrictions, setback and open space requirements, and all other legal constraints on the property should be described and their impact discussed.

• Financially feasible uses (as if vacant)

• Maximally productive uses (highest value) (as if vacant)

Highest and Best Use as Improved: If the property contains improvements, the appraiser must address the highest and best use as improved.

• Legally permissible uses (as improved)

The appraiser should identify the timing of the highest and best use and the likely purchaser and user (as if vacant and as improved).

Comments:

AVSO Review Checklist

2.3.3.1.2 Per UASFLA YES NO N/A

Must Describe

Must Report

2.3.3.2.1 Land Valuation - Sales Comparison Approach Per UASFLA YES NO N/A

Shall Provide

The description of each sale transaction used as a comparable sale should include (at a minimum):

Should

Should

Should

Should

Should

Should

Should

Should

Should

Shall Consider

Shall Include

Shall Include

Shall Include

The three tests (unity of highest and best use, unity of title, and contiguity) must be reported in sufficient detail, with emphasis on the unity of highest and best use.

• Property rights conveyed

• Financing terms

• Price paid

• Name of the seller

• Name of the buyer

• Size of the property

• Location of the property

• Zoning or other legal constraints

Comments:

APPLICATION OF APPROACHES TO VALUE

The appraiser shall provide detailed descriptions of confirmed sales of lands that have the same or similar highest and best use as the subject property

• Date of the transaction

• Conditions of sale

Items of comparison shall include:

• Description of the physical characteristics

• Person with whom the transaction was verified

Differences between the comparable sales and the subject property shall be considered and adjustments made to the sales to address these differences.

Larger Parcel

The appraiser must describe the factual basis and analysis underlying the conclusion of the larger parcel analysis.

AVSO Review Checklist

2.3.3.2.1 Land Valuation - Sales Comparison Approach (continued) Per UASFLA YES NO N/A

Shall Include

Shall Include

Shall Include

Shall Include

Shall Include

Must Summarize

Should Support

Must Provide

2.3.3.2.2 Per UASFLA YES NO N/A

Must Address

Must Present

Must Present

Must Present

Must Present

Must Present

Must Present

• Legal characteristics

• Non-realty components of value included in the sale property

The adjustments must be summarized in an adjustment grid.

Each adjustment (whether qualitative or quantitative) should be supported with market data.

The data and analysis must provide sufficient detail for the client and intended users to understand the data, the analysis, and the logic of the appraiser’s opinion of market value for the subject land as if vacant.

Comments:

• Expenditures made immediately after purchase

• Market conditions

• Location

• Physical characteristics

• Economic characteristics

• Expenses

• Time Lag

• Discount Rate

Land Valuation - Subdivision Development Method

The report must address all of the factors and assumptions used in sufficient detail for the client and intended users to understand the outcome of this method

• Lot Sale

• Absorption Rate

• Development Costs

The market support for each of the following factors used in this analysis must be clearly presented in the report:

AVSO Review Checklist

2.3.3.2.2 Per UASFLA YES NO N/A

Must Include

2.3.3.3 Per UASFLA YES NO N/A

Should

Should State

Must

Should

Should

Shall Explain and Deduct

2.3.3.4 Per UASFLA YES NO N/A

Must Contain

Must

Should Show

The discounted cash flow analysis prepared as part of this analysis must be included in the report.

Comments:

Land Valuation - Subdivision Development (continued)

The dollar amount of depreciation from all causes, including physical deterioration, functional obsolescence, and economic or external obsolescence shall be explained and deducted from reproduction or replacement cost.

Comments:

Sales Comparison Approach

Each appraisal report must contain a sufficient description of the comparable sales used so that it is possible for the reader to understand the conclusions drawn by the appraiser from the comparable sales data.

Photographs of the comparable sales must accompany each appraisal report.

Cost Approach

This portion of the report should be in the form of computational data, arranged in sequence, beginning with reproduction or replacement cost.

The report should state the source (book and page—including last date of page revision—if a national service) of all figures used.

Entrepreneur’s profit, as…