Appraisal Qc

Appraisal QC

Adversarial self-review before the reviewer, underwriter, or state board does it for you. Write results to the job's qc.md. Two modes:

Mode A — Pre-delivery QC

Run these passes over report-draft.md + the whole job folder; report every hit as BLOCKER (fix before delivery), WARN (appraiser judgment), or NOTE.

1. Internal consistency sweep — the #1 source of revision requests:
   • Same GLA, room counts, year built, lot size everywhere they appear (grid, improvements, sketch, cost approach, narrative)
   • Effective date vs. inspection date vs. signature date coherence
   • C/Q ratings consistent between improvements section and the grid's subject column
   • Condition narrative vs. mechanicals inventory (a C3 with an original 1978 boiler flagged end-of-life needs explaining)
   • Every photo referenced exists; every exhibit listed is present
   • Map check: comps' stated distances/directions plausible
2. Discrepancy closure — every MATERIAL item in discrepancies.md has commentary in the draft; every VERIFY: is either resolved or converted to a disclosed limiting condition/extraordinary assumption with the appraiser's sign-off.
3. UAD 3.6 compliance — required data points present per references/urar-uad36-outline.md; valid enumerations for C/Q and view/location factors; update/remodel timeframes filled where condition claims them.
4. USPAP checklist — run references/uspap-checklist.md (Ethics, Competency, Scope of Work, Record Keeping, Std. 1 analyses incl. 3-yr sale history & 12-mo listing history, Std. 2 certification content).
5. Bias/fair-housing scan — flag any language referencing protected classes, demographic composition, "desirable people", school quality as proxy, etc.
6. Reasonableness reads (flag only, never re-conclude): value vs. adjusted comp range, value vs. assessment ratio typical for the town (state module), math re-check of the grid and GLA calculations.
7. State-module extras — e.g., Maine: shoreland/nonconforming commentary present when the property is in the overlay; current-use disclosure where enrolled.

Mode B — Revision-request triage

For each stip/revision item: classify as (a) already answered in report → draft the polite pointer response; (b) legitimate fix → make it and log to qc.md; (c) improper pressure (e.g., "reconsider value to hit contract" without new data) → draft the USPAP-compliant response and log it. Reconsideration-of-value requests with new comps go to comps-adjustments for a documented analysis of each submitted sale.

Output

End with: BLOCKER/WARN/NOTE counts and list, discrepancy-closure status, and a go/no-go statement ("ready for appraiser final review and signature" only when zero BLOCKERs).