Federal Deposit Insurance Corporation

Board of Governors of the Federal Reserve System

Office of the Comptroller of the Currency

Frequently Asked Questions on the Appraisal Regulations and the

Interagency Appraisal and Evaluation Guidelines

October 16, 2018

Page 1 of 14

The Office of the Comptroller of the Currency (OCC), the Board of Governors of the Federal 

Reserve System (Board), and the Federal Deposit Insurance Corporation (FDIC) (collectively, 

the agencies) are issuing these frequently asked questions (FAQs) in response to questions raised 

regarding the agencies’ appraisal regulations and guidance. These FAQs do not introduce new 

policy or guidance but assemble previously communicated policy and interpretations. The FAQs 

focus on, and should be reviewed in conjunction with, the agencies’ appraisal regulations issued 

under Title XI of the Financial Institutions Reform, Recovery, and Enforcement Act of 1989

(Title XI), [Fotne1

- The agencies’ appraisal regulations were promulgated pursuant to Title XI. See 12 U.S.C. § 

3339. The agencies’ Title XI appraisal regulations apply to transactions entered into by the

agencies or by institutions regulated by the agencies that are depository institutions or bank

holding companies or subsidiaries of depository institutions or bank holding companies. OCC:

12 CFR Part 34, subpart C; Board: 12 CFR Part 225, subpart G; 12 CFR Part 208, subpart E; and

FDIC: 12 CFR Part 323, subpart A. EndofFte 1.]

the real estate lending standards, [Fotne2

The real estate lending standards were adopted by the OCC, the Board, and the FDIC. OCC:

12 CFR Part 34, subpart D; Board: 12 CFR Part 208.51 and Part 208, Appendix C; and FDIC: 12 

CFR Part 365, subpart A, Appendix A. EndofFte 2.]

the December 2010 Interagency Appraisal and

Evaluation Guidelines (Valuation Guidelines), [Fotne3

75 FR 77450 (December 10, 2010). EndofFte 3.]

and the March 2016 Interagency Advisory on the

Use of Evaluations in Real Estate-Related Financial Transactions (Evaluations Advisory). [Fotne4

 OCC Bulletin 2016-8 (March 4, 2016); Board SR Letter 16-5 (March 4, 2016); and Supervisory

Expectations for Evaluations, FDIC FIL-16-2016 (March 4, 2016). EndofFte 4.]

Institutions should also be aware of other regulations and guidance related to appraisals, which 

these FAQs do not address. [Fotne5

- The agencies, together with the National Credit Union Administration (NCUA), the Federal

Housing Finance Administration (FHFA) and Bureau of Consumer Financial Protection (BCFP),

have promulgated joint rules regarding appraisals for higher-priced mortgage loans (HPML

Appraisal Rule). See 78 FR 10367 (Feb. 13, 2013) and 78 FR 78520 (Dec. 26, 2013)

(implementing amendments made by the Dodd-Frank Wall Street Reform and Consumer

Protection Act (Dodd-Frank Act) to the Truth in Lending Act at 15 U.S.C. § 1639h); OCC: 12

CFR Part 34, subpart G; Board: 12 CFR 226.43; NCUA: 12 CFR 722.3(f); BCFP: 12 CFR

1026.35(c); and FHFA: 12 CFR 1222, subpart A. The FDIC adopted the HPML Appraisal Rule

as published at 12 CFR 1026.35(a) and (c) (78 FR at 10370, 10415). Additionally, in 2010 [contiue hxpag]
Page 2 of 14

(effective April 1, 2011), the Board issued the Interim Final Rule on Valuation Independence 

(IFR on Valuation Independence) establishing independence rules for consumer purpose 

residential mortgage loans secured by a consumer’s primary dwelling. See 75 FR 66554 (Oct.

28, 2010) and 75 FR 80675 (Dec. 23, 2010) (implementing Dodd-Frank Act amendments to the 

Truth in Lending Act at 15 U.S.C. § 1639e); Board: 12 CFR 226.42 and BCFP: 12 CFR 1026.42. 

Under the Dodd-Frank Act, the IFR on Valuation Independence is deemed to have been 

prescribed jointly by the OCC, Board, FDIC, NCUA, BCFP and FHFA. See 15 U.S.C.

§ 1639e(g)(2). For those transactions within the scope of the HPML Appraisal Rule or IFR on 

Valuation Independence, institutions must comply with those rules. EndofFte 5.]

These FAQs incorporate some of the FAQs issued by the agencies in 2005 (see questions 14

through 23). [Fotne6

- Frequently Asked Questions on the Appraisal Regulations and the Interagency Statement on

Independent Appraisal and Evaluation Functions (March 22, 2005) (2005 FAQs). EndofFte 6.]

Many of the questions in the 2005 FAQs are directly addressed in the Valuation

Guidelines and, therefore, have not been included in this FAQ document. These FAQs 

supersede the 2005 FAQs. [Fotne7

- In some cases, the 2005 FAQs have been edited for clarity and consistency with current rules. EndofFte 7.]

Appraisal and Evaluation Programs

1. Why does a financial institution need a program for establishing the market value of

real property?

Answer: Financial institutions should have a program for valuing real property to ensure they 

are engaging in real estate-related lending in a safe and sound manner and in compliance with 

Title XI and the agencies’ appraisal regulations. [Fotne8

- Financial institutions should also have a program for establishing the market value of real 

property to comply with the real estate lending standards, which require financial institutions to 

determine the value used in loan-to-value calculations based in part on a value set forth in an 

appraisal or an evaluation. OCC: 12 CFR Part 34, subpart D, Appendix A; Board: 12 CFR 208, 

subpart E, Appendix C; and FDIC: 12 CFR Part 365, subpart A, Appendix A. EndofFte 8.]

Lending secured by real estate is a large part of many financial institutions’ business plans and is 

important to the communities served by those institutions. Lessons learned from past crises have 

shown that poorly managed real estate lending programs, including the failure to properly value 

real estate that secures transactions, can result in higher loan losses, reduced profitability, and 

bank failures.

In light of these problems, Congress adopted Title XI, [Fotne9

- 12 U.S.C. §§ 3331 et seq. EndofFte 9.]

requiring financial institutions to obtain

appraisals prepared by state-certified or state-licensed appraisers for all federally related

transactions (FRTs) [Fotne10

- 12 U.S.C. § 3349. See 12 U.S.C. § 3350(4) for the Title XI definition of “federally related 

transaction.” EndofFte 10.]

and requiring the agencies to issue regulations relating to such appraisals. [Fotne11

- 12 U.S.C. § 3339. EndofFte 1.]
Page 3 of 14

Congress expanded Title XI and adopted new provisions relating to appraisals in the Dodd-Frank 

Act after the 2008 financial crisis.

2. What regulations are applicable to appraisal and evaluation programs?

Answer: The agencies have issued appraisal regulations as required by Title XI for the 

performance of real estate appraisals in connection with FRTs. These regulations prescribe 

which real estate-related financial transactions require the services of an appraiser, identify 

which categories of FRTs must be appraised by a state-certified appraiser and which by a statelicensed appraiser, and prescribe minimum standards for the performance of real estate 

appraisals in connection with FRTs. [Fotne12

- OCC: 12 CFR 34, subpart C; Board: 12 CFR Part 225, subpart G; 12 CFR Part 208, subpart E; 

and FDIC: 12 CFR Part 323. EndofFte 12.]

Financial institutions should also be aware of and comply with two additional rules that apply 

specifically to residential mortgage loans secured by a consumer’s principal dwelling - the

HPML Appraisal Rule and the IFR on Valuation Independence. [Fotne13

- See supra, note 6. EndofFte 13.]

In addition, the agencies

adopted regulations regarding real estate lending standards pursuant to section 304 of the Federal 

Deposit Improvement Act of 1991, which requires banks and federal savings associations to 

adopt and maintain written policies that establish appropriate limits and standards for extensions 

of credit that are secured by real estate. [Fotne14

- OCC: 12 CFR 34.62; Board: 12 CFR 208.51; and FDIC: 12 CFR 365.2. EndofFte 14.]

The Interagency Guidelines for Real Estate Lending Policies, [Fotne15

- OCC: 12 CFR Part 34, subpart D; Board: 12 CFR Part 208, subpart E, Appendix C; and FDIC: 

12 CFR Part 365, subpart A, Appendix A. EndofFte 15.]

which were promulgated as an

appendix to the real estate lending standards, were issued to assist financial institutions in 

formulating and maintaining appropriate real estate lending policies in accordance with the 

regulations. The agencies’ real estate lending standards provide that each financial institution’s 

written policies must be consistent with safe and sound lending practices, and must ensure that 

the financial institution operates within limits and according to standards that are reviewed and 

approved by the financial institution’s board of directors.

3. What types of transactions require an appraisal?

Answer: The agencies’ Title XI appraisal regulations require an appraisal performed by a statecertified or state-licensed appraiser for all FRTs. [Fotne16

- OCC: 12 CFR 34.43(a); Board: 12 CFR 225.63(a); and FDIC: 12 CFR 323.3(a). EndofFte 16.]

All real estate-related financial transactions

engaged in by financial institutions are FRTs unless the transactions are exempt from the 

appraisal requirements of the appraisal regulations. [Fotne17

- OCC: 12 CFR 34.43(a); Board: 12 CFR 225.63(a); and FDIC: 12 CFR 323.3(a). EndofFte 17.]
Page 4 of 14

The agencies’ Title XI appraisal regulations require an evaluation that is consistent with safe and

sound banking practices for certain exempt transactions. [Fotne18

- OCC: 12 CFR 34.43(b); Board: 12 CFR 225.63(b); and FDIC: 12 CFR 323.3(b). EndofFte 18.]

The Title XI appraisal regulations

apply to both commercial and residential transactions; however, for financial institutions the 

threshold above which an appraisal is required is different for residential transactions, 

commercial real estate transactions, and qualifying business loans. [Fotne19

- OCC: 12 CFR 34.43(a)(1), (5) and (13); Board: 12 CFR 225.63(a)(1), (5), (14); and FDIC: 12 

CFR 323.3(a)(1), (5), (13). Additionally, the HPML Appraisal Rule requires appraisals for 

higher priced mortgage loans, which must include an interior visit of the property, unless the 

HPML is $25,000 or less (adjusted annually for inflation; $26,000 for 2018) or another 

exemption from the rule applies. OCC: 12 CFR 34.203(b)(2); Board: 12 CFR 226.43(b)(2); and 

BCFP: 12 CFR 1026.3 5(c)(2)(ii). EndofFte 19.]

As discussed in the Valuation Guidelines, a financial institution’s appraisal policy and practices 

may differ by transaction type. The financial institution should consider the type and complexity 

of the transaction when ordering appraisals, selecting appraisers, and reviewing appraisals. [Fotne20

- See Valuation Guidelines, sections VIII and XV. EndofFte 20.]

Moreover, for all lending activity, a financial institution should ensure that independence is 

maintained when ordering appraisals, selecting appraisers, and reviewing appraisals. [Fotne21

- See Valuation Guidelines, section V. EndofFte 21.]

4. What is the purpose of the Valuation Guidelines, and do all financial institutions’

valuation programs have to meet every aspect of the Valuation Guidelines?

Answer: The Valuation Guidelines are not regulations and do not prescribe a set of 

requirements that financial institutions must meet, nor do they represent a checklist or a “one size 

fits all” approach to supervising financial institutions. Instead, the Valuation Guidelines describe 

a framework to assist financial institutions in complying with the agencies’ appraisal regulations 

and real estate lending standards.

A financial institution’s valuation program should be commensurate with the complexity and 

nature of its real estate lending activities, risk profile, and business model, and must comply with 

applicable laws and regulations. For example, a financial institution that engages primarily in 

owner-occupied real estate lending in its local market area should tailor its valuation program to 

reflect the size and nature of the loans and collateral. In contrast, a financial institution that 

engages in significant commercial real estate lending or large acquisition, development, and 

construction (ADC) projects should tailor its valuation program for these types of higher risk 

transactions.

5. Should a financial institution review all appraisals and evaluations?

Answer: As part of the credit approval process and prior to making a final credit decision, a 

financial institution should review appraisals and evaluations to confirm that they comply with 

the agencies’ appraisal regulations and the financial institution’s internal policies.
Page 5 of 14

Reviewers should be independent of the transaction and have no direct or indirect interest in the 

property or transaction, and be independent of and insulated from any influence by loan 

production staff. Additionally, as reflected in supervisory guidance, the reviews should confirm 

that an appraisal or evaluation contains sufficient information and analysis to support the market 

value conclusion and the decision to engage in the transaction.

The depth of the review should be commensurate with the risk of the transaction. Valuations 

supporting lower risk transactions may warrant a less robust review, while valuations supporting 

higher risk transactions with complex or specialized collateral, such as large ADC projects, may 

warrant a more robust review. [Fotne22

- Valuation Guidelines, section XV. EndofFte 2.]

6. What cost-effective actions can a smaller financial institution take to implement an

appraisal and evaluation review program that meets the standards for independence in

the agencies’ appraisal regulations?

Answer: A small financial institution with limited staff should implement practical safeguards 

for reviewing appraisals and evaluations when absolute lines of separation between the collateral

valuation program and loan production process cannot be achieved. [Fotne23

- Id. EndofFte 23.]

Small financial

institutions could have loan officers, other employees, or directors review an appraisal or 

evaluation, but those individuals should be appropriately qualified, independent of the 

transaction, and should abstain from any vote or approval related to such loans.

To the extent that a financial institution is involved in real estate transactions that are complex, 

out of market, or otherwise exhibit elevated risk, management should assess the level of in-house 

expertise available to review appraisals or evaluations associated with these types of 

transactions. If the expertise is not available in-house, the financial institution may find it 

appropriate to evaluate alternatives, such as outsourcing of the review process, for ensuring that 

effective and independent reviews are performed.

For transactions subject to the IFR on Valuation Independence, institutions must comply with the 

provisions of that rule. [Fotne24

- See, e.g., Board: 12 CFR 226.42(d) and BCFP: 12 CFR 1026.42(d). EndofFte 24.]

Appraisal Exemptions

7. When is it appropriate for financial institutions to use the “abundance of caution”

exemption?

Answer: The abundance of caution exemption [Fotne25

- The abundance of caution exemption generally has limited application. See Valuation 

Guidelines, Appendix A, exemption 2. EndofFte 25.]

may only be used in those transactions where a

borrower qualifies for an extension of credit based on the strength of the associated cash flow or
Page 6 of 14

non-real estate collateral, and knowledge of the market value of the real estate collateral taken as 

security for the transaction is unnecessary in making the credit decision. The financial 

institution’s credit analysis should clearly document and verify that the credit decision was well 

supported by repayment sources other than real estate collateral. For transactions that meet the

abundance of caution exemption, neither an appraisal nor an evaluation is required. [Fotne26

- OCC: 12 CFR 34.43(a)(2) and (b); Board: 12 CFR 225.63(a)(2) and (b); and FDIC: 12 CFR 

323.3(a)(2) and (b). EndofFte 26.]

Refer to

the following examples.

Example 1: Commercial and Industrial Cash Flow Loan. A financial institution 

extends a commercial business line of credit to a heating and cooling repair business.

The financial institution holds the owner’s personal guaranty and has taken a security 

interest in an investment property owned by the guarantor. The financial institution’s 

credit analysis determines that cash flow from business operations has generated 

sufficient debt service coverage. The guarantor’s global cash flow also reflects sufficient 

debt service coverage, and the guarantor maintains a strong liquid asset position. All of 

the borrower’s other credit attributes are satisfactory. The financial institution’s credit 

analysis has verified and documented that the financial institution would have made the 

loan without knowledge of the market value of the real estate. Based on the borrower’s 

overall creditworthiness and the sufficiency of cash flow generated by the business to 

cover the debt service on the loan, the security interest in the real estate can be considered 

an abundance of caution.

Example 2: Loan Secured by Other Collateral. A financial institution extends a term 

loan to a construction company to purchase equipment used in the construction business 

and secures the loan with a lien on the equipment and the borrower’s headquarters

building. [Fotne27

- The equipment pledged as collateral is not co-located with the headquarters building. EndofFte 27.]

The real estate lien can be considered an abundance of caution if, for

example, the value of the equipment adequately secures the outstanding balance of the 

loan and the borrower’s global cash flow provides for repayment of the loan. In such a 

case, the cash flow from the operation of the business is the primary source of repayment 

for the loan and the equipment is the secondary source of repayment. All of the 

borrower’s other credit attributes are satisfactory. The financial institution’s credit 

analysis verified and documented that the financial institution would have made the loan 

without knowledge of the market value of the real estate.

Prior to making a final commitment to the borrower, the financial institution should document 

and retain in the credit file the analysis performed to verify that the abundance of caution 

exemption has been appropriately applied. If the operating performance or financial condition of 

the borrower subsequently deteriorates and the financial institution determines that the real estate 

will be relied upon as a repayment source, an appraisal should then be obtained, unless another 

exemption applies.
Page 7 of 14

8. Does a financial institution always need to obtain a new appraisal or evaluation for a

renewal of an existing loan at the financial institution, particularly where the property

is located in a market that has not changed materially?

Answer: No. A financial institution may use an existing appraisal or evaluation to support the 

renewal of an existing loan at the financial institution when the market value conclusion within 

the appraisal or evaluation remains valid.

Validating the market value conclusion of the real property is a fact-specific determination, 

based on market conditions, property condition, and nature of the transaction. As described in

the Valuation Guidelines, [Fotne28

- See Valuation Guidelines, section XIV. EndofFte 28.]

a financial institution should establish criteria for validating an

existing appraisal or evaluation in its written valuation policies. The criteria should consider 

factors that could impact the market value conclusion in the existing appraisal or evaluation, 

such as: the volatility of the local market; changes in terms and availability of financing; natural 

disasters; supply of competing properties; improvements to the subject or competing properties; 

lack of maintenance on the subject or competing properties; changes in underlying economic and 

market assumptions, such as capitalization rates and lease terms; changes in zoning, building

materials, or technology; environmental contamination; and the passage of time. [Fotne29

- Valuation Guidelines, section XIV. EndofFte 29.]

Regarding

this last factor, there is no provision in the agencies’ appraisal regulations specifying the useful 

life of an appraisal or evaluation.

The financial institution must also consider whether an appraisal or an evaluation is required for 

the transaction. The agencies’ appraisal regulations require an evaluation for transactions 

involving an existing extension of credit at the financial institution when either (1) there has been 

no obvious and material change in market conditions or physical aspects of the property that 

threatens the adequacy of the real estate collateral protection after the transaction, even with the 

advancement of new money, or (2) there is no advancement of new money, other than funds

necessary to cover reasonable closing costs. [Fotne30

- See OCC: 12 CFR 34.43(a)(7) and (b); Board: 12 CFR 225.63(a)(7) and (b); and FDIC: 12 

CFR 323.3(a)(7) and (b). EndofFte 30.]

Alternatively, a financial institution could choose

to obtain an appraisal, although only an evaluation is required. For example, an institution may 

choose to obtain an appraisal to achieve a higher level of risk management or to conform to 

internal policies.

In the context of renewal transactions, whether there has been a material change in market 

conditions may affect both whether an appraisal or evaluation is required and whether an existing 

appraisal or evaluation remains valid. A financial institution can assess whether there has been a 

“material change” in market conditions by considering the factors detailed above for validating 

an existing appraisal or evaluation. When there has been an obvious and material change in 

market conditions or physical aspects of the property that threatens the adequacy of the real 

estate collateral protection, the existing appraisal or evaluation is no longer valid. In such 

situations, if no new money is advanced, a financial institution must obtain a new evaluation, or 

may choose to satisfy the agencies’ appraisal regulations by obtaining a new appraisal.
Page 8 of 14

However, if new money is advanced, a financial institution must obtain a new appraisal unless 

another exemption from the appraisal requirement applies. Refer to the following examples. [Fotne31

- These examples assume no other exemption from the appraisal requirement applies. EndofFte 31.]

Example 1. A financial institution originated a revolving line of credit for a specified term, 

and at the end of the term, renews the line for another specified term with no new money 

advanced. The financial institution’s credit analysis concluded that there had been a material 

change in market conditions or the physical aspects of the property that threatened the 

adequacy of the real estate collateral protection. Based on this conclusion, the financial 

institution could not validate an existing appraisal or evaluation to support the transaction. 

The agencies’ appraisal regulations would require an evaluation, rather than an appraisal, 

because no new money was advanced, even though the financial institution concluded there 

is a threat to the adequacy of the collateral protection. Alternatively, the financial institution 

could choose to obtain a new appraisal, although only an evaluation would be required.

Example 2. A financial institution originated an ADC loan and, at maturity, renewed the 

loan and advanced new money that exceeded the original credit commitment. The financial 

institution’s credit analysis concluded that a material change in market conditions or the 

physical aspects of the property threatened the adequacy of the real estate collateral 

protection. Based on this conclusion, the financial institution could not validate an existing 

appraisal or evaluation to support the transaction. The agencies’ appraisal regulations would 

require an appraisal to support the transaction, because the financial institution advanced new 

money and concluded there is a threat to the adequacy of the real estate collateral protection.

Example 3. Consider the same scenario in Example 2 above; however, the financial 

institution’s credit analysis concluded that there had not been a material change in market 

conditions or physical aspects of the property that threatened the adequacy of the real estate 

collateral protection. Based on this conclusion, the agencies’ appraisal regulations would 

require an appropriate evaluation to support the transaction. The financial institution could 

use a valid existing evaluation or appraisal, or could choose to obtain a new evaluation to 

support the transaction. Alternatively, a financial institution could choose to obtain a new 

appraisal, but a new appraisal would not be required.

Example 4. A financial institution originated a balloon mortgage secured by a single family 

residential property. At the end of the term, the financial institution renews the balance of 

the mortgage for another term, with no new money advanced. The financial institution’s 

credit analysis concluded that there had not been a material change in market conditions or 

the physical aspects of the property that threatened the adequacy of the real estate collateral 

protection. Based on this conclusion, the agencies’ appraisal regulations would require the 

financial institution to obtain an appropriate evaluation to support the transaction. The 

financial institution could use a valid existing evaluation or appraisal, or could choose to 

obtain a new evaluation to support the transaction. Alternatively, the financial institution 

could choose to obtain a new appraisal, although a new appraisal would not be required.
Page 9 of 14

Financial institutions should consider the risk posed by transactions that do not require new 

appraisals or evaluations and may consider obtaining a new appraisal or evaluation based on the

financial institution’s risk assessment. [Fotne32

- See Valuation Guidelines, Appendix A, exemption 7. EndofFte 32.]

In addition, financial institutions making HPMLs must

ensure compliance with the HPML Appraisal Rule. [Fotne33

- See OCC: 12 CFR 34.203(b)(7); Board, 12 CFR 226.43(b)(7); and BCFP: 12 CFR 

1026.35(c)(2)(vii). See also FHFA: 12 CFR 1222, subpart A. EndofFte 3.]

9. When engaging in a renewal transaction, how can a financial institution document the

validity of an existing appraisal or evaluation?

Answer: A financial institution should document the assessment of the validity of an existing 

appraisal or evaluation in the credit file. The documentation should detail the facts and analysis 

to support the financial institution’s determination that the market value conclusion of the 

collateral can be used to support the subsequent transaction. The level of detail for the 

assessment of the validity of appraisals or evaluations in the credit file could vary in accordance 

with the transaction type. For example, documentation for a renewal of a residential mortgage 

loan may be less detailed than for a residential tract development loan or commercial property.

10. Are real estate transactions secured by farmland eligible for the $1 million exemption

for certain business loans?

Answer: Yes, real estate transactions secured by farmland are eligible for the $1 million 

exemption if they meet the regulatory requirements. The agencies appraisal regulations establish 

a $1 million threshold above which appraisals are required for business loans that are not 

dependent on the sale of, or rental income derived from, real estate as the primary source of

repayment (qualifying business loans). [Fotne34

- OCC: 12 CFR 34.43(a)(5); Board: 12 CFR 225.63(a)(5); and FDIC: 12 CFR 323.3(a)(5). EndofFte 34.]

A loan secured by farmland could be treated as a

qualifying business loan and be eligible for the corresponding $1 million threshold if repayment 

is primarily from the proceeds from the farm business (for example, sale of crops and related 

payments).

However, a loan secured by farmland whose repayment is primarily from rental income from 

renting or leasing the farmland to a non-affiliated entity would not be eligible for the qualifying

business loan threshold. [Fotne35

- 83 FR 15030 (April 9, 2018). EndofFte 35.]

Transactions secured by multiple farmland properties that are owned

by one or more affiliated limited liability companies could meet the qualifying business loan 

exemption, if they meet the source of repayment requirements provided in the appraisal 

regulations. [Fotne36

- Id. EndofFte 36.]
Page 10 of 14

Appraisals and Evaluations

11. What information should be contained in an evaluation?

Answer: The agencies’ appraisal regulations require evaluations to be appropriate for the 

transaction and consistent with safe and sound banking practices, but do not specifically define

the content to support the evaluation. [Fotne37

- OCC: 12 CFR 34.43(b); Board: 12 CFR 225.63(b); and FDIC: 12 CFR 323.3(b). EndofFte 37.]

As explained in the Valuation Guidelines, [Fotne38

- See Valuation Guidelines, section XIII. EndofFte 38.]

an

evaluation should contain sufficient information detailing the analysis, assumptions, and 

conclusions to support the credit decision. An evaluation’s content should be documented in the 

credit file or reproducible. An evaluation should include sufficient information to identify the 

property, address the property’s actual physical condition, and detail the analysis, assumptions, 

and conclusions that support the market value conclusion. The level of detail documented in the 

evaluation should reflect the risk in the transaction. For example, in general, an evaluation for 

most residential properties could be less detailed than evaluations for commercial properties.

When developing policies and procedures regarding supplemental information that a financial 

institution will require to develop an evaluation, the financial institution should be aware that

some valuation assignments, such as for properties in rural areas or non-disclosure states [Fotne39

- Nondisclosure States do not make information concerning property transactions available to 

the public. EndofFte 39.]

or

properties that are not sufficiently similar to other properties in the local market, may be more 

challenging to value due to a lack of comparable sales data. Although the sales comparison 

approach is the most used valuation method, in areas where there have been few, if any, recent 

comparable sales of similar properties in reasonable proximity to the subject property, the person 

who performs an evaluation may consider alternative valuation methods and other information 

for developing an evaluation and supporting a market value conclusion.

For example, the cost approach to valuing real property might be an appropriate valuation 

approach, particularly if the property is newer construction. Similarly, for an income producing 

or rental property, the income approach could be appropriate to support a market value 

conclusion in an evaluation. [Fotne40

- See Valuation Guidelines, sections XII, and XIII; Evaluations Advisory. EndofFte 40.]

12. When would a financial institution be able to use a tax assessment valuation (TAV) in

the development of an evaluation?

Answer: A financial institution could use a TAV as a component in the development of an 

evaluation when it demonstrates a valid correlation between the TAV and the market value of the 

property by:

• Determining and documenting how the tax jurisdiction calculates the TAV and how 

frequently property revaluations occur;
Page 11 of 14

• Performing an analysis to determine the relationship between the TAV and market values 

for properties within a tax jurisdiction; and

• Testing and documenting how TAVs correlate to market value based on 

contemporaneous sales at the time of assessment and revalidating whether the correlation 

remains stable as of the effective date of the evaluation.

A TAV with a valid correlation analysis could be used, along with other supporting information 

appropriate to the type of transaction, to prepare an evaluation and develop a market value 

conclusion. A TAV is not, in and of itself, an alternative to an evaluation. As with all 

evaluations, transactions that rely heavily on a TAV as part of the evaluation process should 

describe and document the method(s) the financial institution used to confirm the property's 

actual physical condition and the extent to which an inspection was performed.

Financial institutions should establish policies and procedures that specify the supplemental

information that is required to develop an evaluation supported by a TAV. [Fotne41

- See Valuation Guidelines, Appendix B. EndofFte 41.]

A financial

institution should be able to demonstrate that such an evaluation provides a credible market value 

conclusion and supports the financial institution’s decision to enter into a transaction.

13. If a financial institution engages in a FRT with an intermediate lender, such as a

warehouse lender, in which the financial institution extends credit to the intermediate

lender collateralized by the intermediate lender’s real estate-related transactions with

third parties, can the financial institution accept appraisals ordered by the intermediate

lender to support the value of the underlying real estate collateral?

Answer: Yes, the financial institution may accept the appraisals from the intermediate lender,

provided the intermediate lender is a financial services institution, [Fotne42

- See Valuation Guidelines, Appendix D. EndofFte 42.]

the appraiser has no direct or

indirect interest in the property or the transaction, and the other requirements of the appraisal 

regulations are fulfilled. [Fotne43

- OCC: 12 CFR 34.45(b)(2); Board: 12 CFR 225.65(b)(2); and FDIC: 12 CFR 323.5(b)(2). 

Although the agencies’ appraisal regulations do not specifically define “financial services 

institution,” the term is intended to describe entities that provide services in connection with real 

estate lending transactions on an ongoing basis, including loan brokers. See Valuation 

Guidelines, Appendix D. EndofFte 43.]

14. Can a financial institution approve a residential or commercial real estate loan subject

to receipt and review of an appraisal or evaluation, or must the appraisal or evaluation

be obtained and reviewed prior to making the final decision?

Answer: A financial institution may grant conditional approvals to prospective borrowers 

before obtaining an appraisal or evaluation. However, a final credit decision or action should 

only occur after the financial institution receives, reviews, and accepts the appraisal or 

evaluation.
Page 12 of 14

15. The work-out plan on a problem loan calls for a financial institution to receive an

assignment of a note secured by a deed of trust on a different property. Is this

transaction considered a real-estate-related financial transaction and is an appraisal

required on the collateral property?

Answer: Yes, this transaction is considered a real-estate-related financial transaction. The

agencies’ appraisal regulations require an evaluation in certain loan workout situations. [Fotne44

- See Valuation Guidelines, Appendix A, exemptions 7 and 8. EndofFte 4.]

In

such situations, although only an evaluation would be required, the financial institution could 

choose to obtain a new appraisal.

Independence

16. A financial institution plans to make a construction loan to a tract developer to build

multiple homes. [Fotne45

- See Frequently Asked Questions on Residential Tract Development and Lending (September 

8, 2005); OCC: https://www.occ.gov/news-issuances/bulletins/2005/bulletin-2005-32.html;

Board: https://www.federalreserve.gov/boarddocs/srletters/2005/SR0514a1.pdf; and FDIC: 

https://www.fdic.gov/news/news/financial/2005/fil9005a.html. EndofFte 45.]

Is it permissible for the developer to order appraisals on the

properties to support the construction loan request? Could the developer select an

appraiser from the lender’s approved appraiser list and in turn submit the appraiser’s

name to potential permanent lenders?

Answer: No, the financial institution may not accept a borrower-ordered appraisal and may not 

allow the borrower to select an appraiser from its approved appraiser list. [Fotne46

- OCC: 12 CFR 34.45(b); Board: 12 CFR 225.65(b); and FDIC: 12 CFR 323.5(b). EndofFte 46.]

17. Are appraisers required to disclose whether they have been engaged to appraise a given

property in the past?

Answer: The agencies’ appraisal regulations do not specifically require that the financial 

institution obtain information from appraisers as to whether an appraiser has previously 

appraised a given property. However, the regulations do require that all appraisals conform to 

Uniform Standards of Professional Appraisal Practice (USPAP), and USPAP requires that an 

appraiser disclose any services regarding a given property performed by the appraiser within the 

three-year period immediately preceding acceptance of an assignment, as an appraiser or in any

other capacity. [Fotne47

- USPAP, 2018-2019 Edition, Ethics Rule. EndofFte 47.]

The agencies’ appraisal regulations also require a financial institution, when

engaging a fee appraiser, to confirm that the appraiser has no direct or indirect interest, financial 

or otherwise, in the property or the transaction. The financial institution should ask relevant 

questions of an appraiser to confirm that the appraiser is independent of the transaction and 

capable of rendering an unbiased opinion. [Fotne48

- Valuation Guidelines, section VI. EndofFte 48.]
Page 13 of 14

18. Can a staff appraiser or an appraisal company affiliated with the financial institution

be considered independent, since the financial institution compensates them?

Answer: Yes, if a staff appraiser prepares an appraisal, that appraiser must be independent of

the loan production function and not involved in the approval of the transaction. [Fotne49

- OCC: 12 CFR 34.45(a); Board: 12 CFR 225.65(a); and FDIC: 12 CFR 323.5(a). EndofFte 49.]

Staff

appraisers must not have any direct or indirect interest in the property or transaction. [Fotne50

- Id. EndofFte 50.]

Likewise,

when fee appraisers from an affiliated appraisal company prepare appraisals, such fee appraisers

must not have any direct or indirect interest in the property or transaction. [Fotne51

- OCC: 12 CFR 34.45(b)(1); Board: 12 CFR 225.65(b)(1); and FDIC: 12 CFR 323.5(b)(1). EndofFte 51.]

For transactions

subject to the IFR on Valuation Independence, institutions must refer to that rule for the 

circumstances under which a staff appraiser or appraisal company affiliated with the creditor 

would not be considered to have a conflict of interest based on the person’s employment or 

affiliate relationship with the creditor. [Fotne52

- See Board: 12 CFR 226.42(d) and BCFP: 12 CFR 1026.42(d). EndofFte 52.]

19. May a financial institution accept an appraisal prepared by an appraiser who was

engaged by the loan broker for the transaction?

Answer: The agencies’ appraisal regulations allow a financial institution to accept an appraisal 

prepared by an appraiser engaged by another financial services institution, including a loan

broker, [Fotne53

- Valuation Guidelines, Appendix D. EndofFte 53.]

as long as the appraiser has no direct or indirect interest, financial or otherwise, in the

property or transaction and the appraisal conforms to the requirements of the regulations and is 

otherwise acceptable. Financial institutions should review broker-ordered appraisals thoroughly 

to confirm that the appraisal complies with the regulations and meets the quality standards 

required by the financial institution’s appraisal policies. For transactions subject to the IFR on 

Valuation Independence, institutions must refer to that rule for the circumstances under which 

the loan broker ordering the appraisal would not be considered to have a conflict of interest as a 

result of performing multiple settlement services for the transaction. [Fotne54

- See Board: 12 CFR 226.42(d); BCFP: 12 CFR 1026.42(d). EndofFte 54.]

20. May an appraisal be routed from one financial institution to another financial

institution via the borrower?

Answer: A financial institution should not accept an appraisal from the borrower. However, the 

borrower can inform the financial institution that there is an existing appraisal. Prior to 

accepting an appraisal from another financial institution, the institution should confirm that the 

appraiser is independent of the transaction, the appraiser was engaged directly by the other 

financial institution, and the appraisal conforms to the agencies’ appraisal regulations and is 

otherwise acceptable. [Fotne55

- OCC: 12 CFR 34.45(b)(2); Board: 12 CFR 225.65(b)(2); and FDIC: 12 CFR 323.5(b)(2). EndofFte 5.]
Page 14 of 14

21. May an appraiser deliver an appraisal report to more than one lender assuming the

appraisal has been ordered by one of the lenders?

Answer: The agencies’ appraisal regulations do not address whether an appraiser can deliver an 

appraisal report to more than one lender. The case may depend upon the provisions of the 

engagement letter. For example, the lender may specify in the engagement letter that the 

appraisal may be provided to another financial institution if the lender decides not to go forward 

on the loan. In the case of a syndicated loan, a lead lender is usually responsible for engaging 

the appraiser and providing copies of the appraisal to the other participating financial institutions. 

With regard to standards of confidentiality, USPAP directs an appraiser to be aware of, and 

comply with, all confidentiality and privacy laws and regulations applicable in an assignment. [Fotne56

- Refer to the Confidentiality section of the Ethics Rule in the USPAP. EndofFte 56.]

22. May a financial institution accept a transferred appraisal prepared by an appraiser

who had an affiliated business relationship with the financial services institution that

originally ordered the appraisal?

Answer: The affiliated business relationship between the financial services institution and the 

fee appraiser does not violate the independence requirement of the agencies’ appraisal 

regulations, provided the fee appraiser has no direct or indirect interest, financial or otherwise, in 

the property or the transaction. The financial institution receiving the appraisal should confirm 

that the appraiser is independent of the transaction and that the appraisal conforms to the

agencies’ appraisal regulations and is otherwise acceptable. [Fotne57

- OCC: 12 CFR 34.45(b)(2); Board: 12 CFR 225.65(b)(2); and FDIC: 12 CFR 323.5(b)(2). EndofFte 57.]

For transactions subject to the IFR

on Valuation Independence or the HPML Appraisal Rule, institutions should confirm that the 

appraisal complies with those rules.

23. How can a financial institution confirm appraiser independence when accepting an

appraisal prepared for another financial services institution?

Answer: Documentation (such as an engagement letter) should be available to indicate that the 

financial services institution (not the borrower) ordered the appraisal and that the appraiser has 

no direct or indirect interest, financial or otherwise, in the property or the transaction. The

original lender’s engagement letter to the appraiser should be included in the credit file. [Fotne58

- Valuation Guidelines, section VI. EndofFte 58.]

For

transactions subject to the IFR on Valuation Independence, an institution’s documentation should 

be available to indicate that the requirements of that rule are met.