Section 2: The Appraisal Reviewer
Anchor: #i1000563Characteristics and Qualifications
An appraisal reviewer should be an individual of unquestioned integrity, unyielding to anything but truth and facts as they relate to value. The appraisal reviewer also occupies the unique position of arbiter of the many issues presented in the appraisals. Since the appraisals provide the main basis upon which the State endeavors to determine adequate compensation to acquire property, it follows that nothing less than the best possible effort is acceptable.
The appraisal reflects the appraiser's:
- professional opinion of value;
- appraisal skills and abilities;
- knowledge of a specific property;
- professional judgment in application of approach to value and use of capitalization tables; and
- knowledge of local financing, market conditions, market trends and other criteria.
Therefore, it is unusual to have two or more appraisals alike as to form, data, or value. Obviously, then, when two or more appraisals are involved and different values are anticipated, it is the responsibility of the appraisal reviewer to consider the efficacy of each appraisal, and to recommend a value commensurate with facts. To accept a higher value simply to eliminate a problem of negotiation or to expedite the process is to betray the professional trust that is inherent in the job, which is to protect the taxpayer as well as the property owner. To recommend the low value simply because it may result in buying the property at a cheaper price is decidedly unethical and contrary to the Department’s responsibility to protect private real; property interests of the citizens of Texas.. In addition, the latter course leads to poor public relations, more eminent domain proceedings, and loss of public confidence.
Honesty and sincerity of purpose in an appraisal reviewer is synonymous with knowledge and appraisal perception - they are inseparable!
If the appraisal reviewer’s motivation is other than to be correct, his/her work is faulty from the beginning and his/her job will have lost something vital, something that comes only with the knowledge of a job well done.
Of equal importance is the fact that good reviewing of appraisals will always result in constantly improved appraisals. The knowledge that a well-informed appraisal reviewer stands between the appraiser of the property and final approval of his recommended compensation will naturally stimulate the appraiser to put forth the best possible appraisal effort. A good appraisal reviewer, therefore, plays no small part in setting the stage that will ultimately reflect the State's image in the acquisition of private property.
Anchor: #i1000623District Appraisal Reviewers
The functions of the District appraisal reviewers are comparable in responsibility to other major functions of fieldwork. District appraisal reviewers should be qualified staff appraisers and are responsible for:
- appraisal work,
- fee appraisers' qualifications,
- assigning parcels to be appraised,
- advising fee appraisers,
- reviewing appraisal reports,
- recommending values,
- determining retention values,
- assisting in eminent domain cases, and
- furnishing appraisal support for acceptance of Commissioners' Awards and recommended settlements of eminent domain lawsuits.
In addition, District appraisal reviewers:
- assist the engineering staff in highway location work,
- prepare estimated right of way costs on possible alternate routes and for programming purposes,
- act in an advisory capacity where right of way costs relate to engineering matters,
- collect basic data on the costs of new construction, fences, and advertising signs, and
- maintain a file of comparable sales information on each right of way project.
Right of Way Division Appraisal Reviewers
The Appraisal Branch of ROW Division is concerned with the review and processing of appraisals, appraisal contracts, fee schedules, and applications for appointment as fee and staff appraisers submitted and recommended for approval by the District Offices. This Section is responsible for:
- reviewing appraisal reports;
- reviewing the District's analysis of the appraisals and their recommended values;
- preparing review comments;
- maintaining the statewide list of certified fee appraisers in the ROWIS;
- recommending for ROW Division Director's approval all
retention values and the values of all properties to be acquired
for:
- highway right of way purposes (Districts approve values, but Division does approve the sales of surplus right of way values),
- building and warehouse sites,
- storage and other maintenance uses, or
- borrow sources;
- reviewing all appraisal support for District recommendation of the acceptance of Commissioners' Awards and recommended settlements in eminent domain cases, and
- assuring reception of adequate documentation of appraised and approved values.