Source: http://rules.sos.state.ga.us/gac/539-1
Timestamp: 2020-02-28 07:13:56
Document Index: 168782970

Matched Legal Cases: ['§ 43', '§ 43', '§ 43', '§ 43', '§ 43', '§ 48', '§ 43']

» Chapter 539-1
Chapter 539-1 SUBSTANTIVE REGULATIONS
Rule 539-1-.01 Organization
(1) The public may obtain information regarding the operation of the Board or make submissions to the Board by addressing inquiries to the Georgia Real Estate Appraisers Board, Suite 1000 - International Tower, 229 Peachtree Street, N. E., Atlanta, Georgia 30303-1605.
(2) At its first regularly scheduled meeting of the calendar year, the Board shall select from its members a chairperson. An election of a chairperson may also occur at such time as the chairperson may vacate that position or at such time as the number of members which constitute a quorum may call for a new election. Such election shall be by secret ballot with all eligible members listed on the first ballot and balloting continuing until a member obtains a majority of the votes cast.
(3) At its first regularly scheduled meeting of the calendar year, the board shall select from its members a vice-chairperson. An election of a vice-chairperson may also occur at such times as the vice-chairperson may vacate that position or at such time as the number of members which constitute a quorum may call for a new election. Such election shall be by secret ballot with all members listed on the first ballot and balloting continuing until a member obtains a majority of the votes cast. The vice-chairperson shall preside in the absence of the chairperson and perform such other duties as may be assigned by the chairperson.
(4) Except as may otherwise be provided for in the contested cases in Chapter 539-4 Procedural Rules and in the Georgia Administrative Procedure Act, all requests for appearances before the board shall be governed by the provisions of this paragraph. All requests for scheduled appearances before the board shall be submitted in writing to the board at the address listed in paragraph (1) above. The board shall schedule an appearance at the board's regularly scheduled quarterly meeting for the first three persons or groups submitting a written request to the board's offices during regular business hours on or before the first day of the month preceding the quarterly meeting at which such person or group desires to be heard. Any person not scheduled to be heard by the board who desires to be heard may, at the discretion of the board, be allowed to appear before the board at the end of its scheduled business at any scheduled meeting. Except by leave of the board, all scheduled appearances before the board shall be limited to fifteen minutes and all unscheduled appearances before the board shall be limited to five minutes.
(5) Any interested person may petition the board requesting the promulgation, amendment, or repeal of a Rule. Such petition shall be in writing and the signature of the petitioner notarized. Within thirty (30) days after submission of a petition, the board either shall deny the petition in writing stating its reasons for denial or shall instigate rule-making procedures in accordance with the Georgia Administrative Procedure Act.
(6) The board shall supply declaratory rulings as to the applicability of any statutory provision or of any of its Rules. Requests for declaratory rulings must be in writing and the signature of the petitioner notarized. The board shall respond to a request for a declaratory ruling within thirty (30) days of its next scheduled meeting after its receipt of said request except when the board feels it would be in the best interest of the board to seek the opinion of the Attorney General. Nothing in this paragraph shall limit or impair the right of the board to seek the opinion of the Attorney General on any question of law connected with the duties of the board. The board shall not render a declaratory ruling on petitions on matters related to investigate hearings pending before it at the time of the petition.
Rule 539-1-.01A Definitions
(1) Terms Defined by 43-39A-2. As used in this Chapter and Chapters 539-2, 539-3, 539-4, and 539-5 the terms "analysis," "appraisal," "appraisal management company," "appraisal management services," "appraisal report," "appraisal review," "Appraisal Subcommittee," "appraiser," "appraiser classification," "appraiser panel," "board," "certified appraisal," "client," "commission," "commissioner," "controlling person," "evaluation assignment," "federally related transaction," "independent appraisal assignment," "owner," "person," "real estate," "real estate appraisal activity," "real estate related financial transaction," "real property," "specialized services," "state," "valuation," and "valuation assignment" have the same definitions as provided for in O.C.G.A. Section 43-39A-2.
(2) Other Terms. As used in this Chapter and Chapters 520-2, 520-3, 520-4, and 520-5 the term:
(a) "Applicant" means any person who has submitted a complete Board-approved application in proper form accompanied by the proper fee. The Board shall consider an application to be in proper form only after the applicant has completed all of the applicable requirements for the appraiser classification, for the appraisal management company registration, or for an approval as set forth in O.C.G.A. Chapter 43-39A and in any Chapter of the Board's Rules and Regulations;
(b) "Candidate for classification" means any person who is in the process of completing the requirements for a classification as set forth in O.C.G.A. Chapter 43-39A and in any Chapter of the Board's Rules and Regulations, but who has not successfully completed all of them.
(c) "Credible real estate appraisal explanation" means one worthy of belief and one in which the relevant evidence and logic supports the appraisal assignment's intended use;
(d) "Customer" means a person who has not entered into an agreement for an independent appraisal assignment with an appraiser who holds a classification issued by the Board but for whom an appraiser may perform ministerial acts related to an appraisal assignment;
(e) "Disposition Value" means an opinion of value that, as specified by the client, is established on an exposure period of less than the average market exposure.
(f) "Liquidation Value" means an opinion of value that, as specified by the client, is established on an exposure period of significantly less than the average market exposure;
(g) "Military" means the United States armed forces, including the National Guard;
(h) "Military Spouse" means a spouse of a service member or transitioning service member;
(i) "Ministerial acts" means those acts that an appraiser performs for a person and that do not require discretion or the exercise of the appraiser's own judgment;
(j) "Reliable source" means a source of information typically used by in the area of the assignment and reasonably relied upon by appraisers in the ordinary course of business. The term "reliable source" does not assure the accuracy of all data in the source;
(k) "Service Member" means an active or reserve member of the armed forces, including the National Guard;
(l) "Statutory overnight delivery" means delivery of a document through the United States Postal Service or through a commercial firm that is regularly engaged in the business of document delivery or document and package delivery in which the sender:
2. receives a receipt acknowledging receipt of the document signed by addressee or an agent of the addressee; and
(m) "Transitioning Service Member" means a member of the military on active duty status or on separation leave who is within twenty-four months of retirement or twelve months of separation.
Rule 539-1-.02 Fees and Renewals
(1) Whenever an individual applicant activates an original appraiser classification, that applicant shall pay an activation fee that shall cover all fees due the Board until the last day of the month of the applicant's month of birth in the calendar year following the calendar year in which the applicant first becomes classified.
(2) Unless renewal fees are paid, all classifications issued under the provisions of paragraph (1) of this Rule will lapse at midnight on the last day of the month of the individual's birthday.
(3) Fees for all licenses and services performed by the Board shall be as follows:
(a) The activation fee for an original appraiser classification except state registered real property appraiser shall be $95.00; the activation fee for an original state registered real property appraiser shall be $125.00;
(b) The renewal fee for any appraiser classification for a renewal period shall be $100.00 if submitted and paid in any manner other than through the Board's Internet online renewal system and $75.00 if submitted and paid through that online system;
(c) As required by federal law, for all classifications except state registered real property appraiser, the Board shall collect upon activation a federal registry fee to be paid to the Appraisal Subcommittee of the Federal Financial Institutions Examination Council of:
1. $40.00 if the first renewal date after activation occurs 12 months or less after the date of activation; or
2. $80.00 if the first renewal date after activation occurs more than 12 months after the date of activation.
As required by federal law, for all classifications except state registered real property appraiser, the Board shall collect at the first and each subsequent renewal of the classification a federal registry fee of $40.00 to be paid to the Appraisal Subcommittee of the Federal Financial Institutions Examination Council; and
(d) $50.00, plus renewal fees that would otherwise have been due, for reinstatement of any appraiser classification or approval that lapsed solely for nonpayment of fees.
(4) $25.00(1) for failure to notify the Board in writing within 30 days of a change of address; and (2) whenever it is necessary for the Board to return an application because the application is incomplete.
(4.1) $100.00 for submitting to the Board a check that is returned unpaid or for disputing a charge to a credit card for a fee owed to the Board when the dispute results in a chargeback to the Board's account.
(5) Each applicant for approved school status shall pay an activation fee of $95.00 that shall cover all fees due the Board until December 31st of the calendar year in which the Board grants approval to the school. To continue an approval thereafter, prior to December 31st for each succeeding year for which it wishes to continue a school approval, the school must pay a renewal fee of $100.00 if submitted and paid in any manner other than though the Board's Internet on-line renewal system and $75.00 if submitted and paid through that on-line system.
(6) Each applicant for approved instructor status shall pay an activation fee of $95.00 that shall cover all fees due the Board until December 31st of the calendar year in which the Board grants approval to the instructor. To continue an approval thereafter, prior to December 31st for each succeeding year for which the instructor wishes to continue an approval, the instructor must pay a renewal fee of $100.00 if submitted and paid in any manner other than though the Board's Internet on-line renewal system and $75.00 if submitted and paid through that on-line system.
(7) Each applicant for an appraisal management company registration shall pay an activation fee of $1,000.00 that shall cover all fees due the Board until the month of the first anniversary of the activation of a registration by the company. To continue a registration thereafter, the appraisal management company must pay a yearly renewal fee of $500.00 if submitted and paid in any manner other than through the Board's internet on-line renewal system and $475.00 if submitted and paid through that on-line system.
Rule 539-1-.03 Examinations
(1) Any examinee, applicant, candidate for classification, approved instructor, or appraiser who without proper authorization supplies to others, or attempts to supply to others, any information concerning the content of any qualifying examination administered by or approved by the Board shall be grounds for denial of an appraiser classification or the imposition of any sanction permitted by O.C.G.A. Section 43-39A-18.
(2) Approved schools and their staff members are prohibited from:
(a) obtaining from examinees or others information concerning the content of any qualifying examination administered by or approved by the Board;
(b) accepting such information except as provided or approved by the Board; and
(c) using such information in non-approved courses operated by or in association with any approved school or their staff members.
Violation of this paragraph may be grounds for denial of approved status, withdrawal of approved status, suspension of approved status, or imposing any sanction permitted by O.C.G.A. Section 43-39A-18 upon an approved school.
(3) Unless a person first obtains written permission of the Board, a person may not take any qualifying examination offered by the Board except:
(a) to qualify for or to reinstate the classification for which the examination is designed;
1. such person holds a classification issued by the Board by reciprocity rather than by examination,
2. such person is applying to another state for classification by reciprocity, and
3. the state to which such person is applying requires that an applicant for reciprocity must have passed an examination in Georgia as a condition of receiving a classification by reciprocity in that state; or
(c) when such person is required to take a qualifying examination by an Order of the Board in a disciplinary matter.
Rule 539-1-.04 Applying for an Appraiser Classification After Passing Examination
(1) Any candidate for classification who has taken an examination for an appraiser classification and successfully passed the examination must make application for an active or inactive appraiser classification within three months from the date of the examination date, or after three months, must pay a fee equal to two times the original application fee. Any candidate for classification who fails to make application for an appraiser classification within twelve months from the date of the examination taken must retake the examination. In addition to passing the qualifying examination, an applicant who applies for an appraiser classification must submit evidence satisfactory to the Board of successful completion of any required education and experience.
(2) Any applicant who meets the age, education, experience, and examination requirements as described in O.C.G.A. §§ 43-39A-8 and 43-39A-9 and the Rules and Regulations of the Board and whose application for an appraiser classification or reinstatement of a classification is then denied may request a formal hearing concerning that denial. The applicant must make that request in writing to the Real Estate Commissioner within sixty (60) days of the Board's mailing notice to the applicant to the address on the application that the Board has reviewed the applicant's application and voted to deny issuance of an appraiser classification. If the applicant does not make written application for a hearing within sixty (60) days, the application shall lapse and the applicant may not make another application for a classification without again standing and passing any qualifying examination that may be required for that classification and paying any required fees.
(3) Any applicant who meets the age, education, experience, and examination requirements as described in O.C.G.A. §§ 43-39A-8 and 43-39A-9 and the Rules and Regulations of the Board and who is denied issuance of an appraiser classification after having been granted the opportunity for a formal hearing may not make another application for an appraiser classification without again standing and passing any qualifying examination that may be required for that classification and paying any required fees.
(4) Any applicant who meets the age and education requirements as described in O.C.G.A. §§ 43-39A-8 and 43-39A-9 and the Rules and Regulations of the Board for State Registered Real Property Appraiser and whose application for such appraiser classification or reinstatement of a classification is denied by the Board may request a formal hearing concerning that denial. The applicant must make that request in writing to the Real Estate Commissioner within sixty (60) days of the Board's mailing to the applicant to the address on the application notice that the Board has reviewed the applicant's application and voted to deny that classification. If the applicant does not make written application for a hearing within sixty (60) days or is denied issuance of a State Registered Real Property Appraiser classification after having been granted the opportunity for a formal hearing, the application shall lapse and the applicant must pay any required fees when making a new application.
Rule 539-1-.05 Applications
(1) Applications for an appraiser classification, for an appraisal management company registration, for renewal of an appraiser classification, for renewal of an appraisal management company registration, for any change in status of an appraiser classification, for approval of schools and instructors, for renewal of school and instructor approvals, and for any change of information required to be filed with the Board, except a name change or a change of address, must be on Board approved forms. Each Board approved form may require the email address of an applicant if an email address is maintained by such applicant.
(a) Any such application, change of information, or fee required to be filed with the Board may be filed with the Board by:
1. personal delivery to the Board's offices during regular business hours;
2. mail in a letter postmarked by the United States Postal Service; or
3. private courier or delivery service.
(b) Any application that does not require the payment of a fee may be filed by electronic facsimile (fax) transmission.
(c) The effective date of the filing of the application or fee shall be the United States Postal Service postmarked date, if mailed, or if otherwise filed, the date the Board dates the receipt of the application or fee. In the event that receipt by the Board of an application or fee occurs later than the deadline for the filing of such application or fee, the applicant or appraiser shall bear the burden of proof that the application or fee was timely filed.
(2) If a candidate for classification, an applicant, or an appraiser submits an application on a form that is no longer in use by the Board and pays the correct fee in effect on the date of the application, the Board may require the applicant or appraiser to submit a new application on its latest form at no further cost to the applicant or appraiser.
(3) An appraiser, a candidate for classification, an applicant for an appraisal management company registration, an applicant to be a controlling person in an appraisal management company, any owner of an appraisal management company, or an applicant for an appraiser classification must supply all information requested on any form that the applicant or appraiser submits to the Board. Failure to supply all information shall cause the application to be incomplete. An application is incomplete if the applicant or the candidate for classification fails to include the proper fee, to attach any required documents, to provide all requested biographical or other data, to include required signatures, or to include legible responses. Failing to disclose each and every criminal conviction, as defined by O.C.G.A. § 43-39A-14(a), or classification or license disciplinary action that the applicant may have in this state or any other jurisdiction may constitute a falsified application.
(4) The Board shall return any incomplete application, or any obsolete application, or any application on a non-approved form to a candidate for classification, an applicant, or an appraiser by mail at either (a) the address listed on the incomplete or incorrect application or (b) the last known business address of record in the Board's files if the incomplete or incorrect application contains no address. The candidate for classification, the applicant, or the appraiser must correct any deficiencies noted by the Board on such application within fourteen (14) days of the Board's mailing notice of the deficiency to the candidate for classification, the applicant, or the appraiser. If no response is received by the Board within thirty (30) days of the Board's mailing notice of the deficiency, the application shall be viewed as abandoned, any fee paid forfeited, and the candidate for classification, the applicant, or the appraiser must submit a new application and fee in order to complete the transaction.
(5) After making an original application for an appraiser classification to the Board, the applicant shall not commence real estate appraisal activities under such appraiser classification until he or she has received a wall certificate of classification and pocket card from the Board.
(6) Duplicate wall certificates and/or pocket cards shall be issued upon satisfactory proof of loss of the original.
(7) The Board will provide reasonable accommodations to a qualified candidate for classification with a disability in accordance with the Americans With Disabilities Act. The request for an accommodation by an individual with a disability must be made in writing and received in the Board office by the application deadline along with the appropriate documentation, as indicated in the Request for Disability Accommodation Guidelines.
(8) Whenever an applicant or a candidate for classification submits to the Board an original application on paper for classification as, including but not limited to, a registered, licensed, or certified appraiser; for an appraisal management company registration; or for approval as a school or instructor, the Board shall maintain the paper record for a period of fifteen years and may then destroy the application. Whenever an appraiser submits any other application to the Board on paper, the Board shall maintain the paper record for a period of one year and may then destroy the application. The Board shall maintain all electronic licensing records for a period of at least 15 years.
(9) The Board shall maintain investigative files under the following schedules:
(a) forty years for all investigative files in which the Board imposes a disciplinary action; and
(10) No more than 60 days prior to making application, each applicant for an appraiser classification, controlling person of an applicant appraisal management company, any individual with a direct ownership interest exceeding 50% of an applicant appraisal management company, an instructor approval, or the Director of a school applying for approval shall obtain, at the applicant's expense, and attach to the applicant's application for classification a certified criminal history report issued by the Georgia Crime Information Center of the Georgia Bureau of Investigation indicating whether the applicant has any record of a criminal history. If that report indicates that the applicant has a record in another jurisdiction, the applicant must, at the applicant's expense, provide any necessary fingerprints, fees, authorization, or other requirements for the Board to obtain a Federal Crime Information Center report from the Federal Bureau of Investigation. If the criminal history report of such a candidate for classification reveals a prior criminal conviction(s) or if the candidate for classification has a prior professional classification or license disciplinary action, the candidate for classification shall comply with the provisions in paragraphs (8) and (9) of this rule and said candidate for classification shall be subject to the provisions of 43-40-15 (a) et seq.
(11) A candidate for classification or an applicant for classification who has moved to Georgia from another state or a candidate for classification or an applicant for classification for non-resident classification may be granted a classification without further examination or education if such candidate for classification produces, from the regulatory body of each state that has classified the candidate or applicant for licensure, an original certification issued no more than six months prior to the candidate or applicant for licensure making application for licensure that shows that the candidate or applicant for licensure:
1. has passed an examination for the type of classification for which such candidate for classification seeks classification in Georgia;
2. has met all preclassification and continuing education requirements required by such other state(s) for that classification;
3. is classified in good standing at the time of the certification; and
4. has not had any formal disciplinary action imposed by such state's licensing body.
Rather than the written certification required of applicants by this paragraph, the Board, in its sole discretion, may choose to accept some electronic form of the certified data from other states, which applicants must submit, or by some other procedure that reduces paperwork. A candidate for classification whose certification does not comply with all of the conditions in this paragraph must take and pass the qualifying examination for the Georgia classification that such candidate for classification seeks.
(12) An applicant appraisal management company must, with its application for registration, include evidence of having obtained a surety bond of not less than $20,000 coverage. The evidentiary documentation must include the name of the bond issuer and policy number of the bond.
(13) An appraisal management company whose registration has lapsed for failure to pay its renewal fee may apply as an original applicant only once five years have passed from the date of lapsing.
(14) Military Spouses and Transitioning Service Member Applications.
Rule 539-1-.06 Certified Copies of Convictions
(1) Whenever a candidate for classification or approval or an applicant for classification, approval, or renewal of a classification reveals, or the Board discovers, that such candidate for classification or approval or applicant for classification or approval or renewal of a classification has a criminal conviction, as that term is defined in O.C.G.A. § 43-39-14(b)(1)(A), such person must supply to the Board a certified copy of:
(2) Whenever a candidate for classification or approval or an applicant for classification, approval, or renewal of a classification reveals, or the Board discovers, that such candidate for classification or applicant for classification or approval or renewal of a classification has been the subject of a disciplinary action before any licensing agency, such applicant must supply the Board with a certified copy of :
(3) The Board, in its discretion, may deem an application for classification as incomplete unless the requirements of paragraphs (1) and (2) are met and may elect not to process such an application unless and until those requirements are met.
Rule 539-1-.07 Reactivation of Inactive Appraiser Classification
(1) Any appraiser who seeks to activate an appraiser classification which has been on inactive status and who is not current in meeting continuing education requirements shall be required to attend any Board approved course or courses of study necessary to bring such appraiser's continuing education requirements current.
(2) Any nonresident appraiser who seeks to activate an appraiser classification which has been on inactive status and who is current in meeting the continuing education requirements in his or her state of residence shall not be required to attend any additional education courses in order to activate such nonresident's appraiser classification.
Rule 539-1-.08 Reinstatement of Lapsed Appraiser Classification
(1) Any appraiser whose appraiser classification lapses due to nonpayment of fees or failure to complete satisfactorily any of the education requirements of O.C.G.A. Chapter 43-39A shall be prohibited from engaging in real estate appraisal activities as defined in O.C.G.A. Section 43-39A-2 until such time as the appraiser classification is reinstated. Upon the lapsing of an appraiser classification, an appraiser shall forward his other wall certificate and pocket card to the board at once.
(2) Except as provided in paragraph (6) below, any appraiser who fails to pay a renewal fee and allows an active appraiser classification to lapse may reinstate that appraiser classification within two years of the date of its lapsing by paying the total amount of all renewal fees that would have been due while that appraiser classification was lapsed plus a reactivation fee and by successfully completing any required continuing education courses that would have been due while that appraiser classification was lapsed.
(3) Except as provided in paragraph (6) below, any appraiser who allows an appraiser classification to lapse for a period longer than two years but less than five years due solely to a failure to pay a renewal fee may reinstate that appraiser classification by paying the total amount of all renewal fees that would have been due while that appraiser classification was lapsed plus a reactivation fee and by successfully completing 90 classroom hours of Board approved courses that includes the current version of the 7-Hour National USPSAP Update Course (or its AQB-approved equivalent). Courses taken to reinstate an appraiser classification under this paragraph must be taken within one year prior to making application for and paying the fees required for reinstatement. Any course taken under this paragraph must be taken at a Board approved school.
(4) Any appraiser whose appraiser classification lapses for failure to complete in a timely manner any continuing education required for renewal of that appraiser classification may reinstate that appraiser classification by (a) furnishing the Board evidence of having completed an approved course or courses of study and (b) paying any required fees. The course or courses of study required by (a) above must have a number of hours of instruction totaling at least 14 classroom hours for each year of the renewal period.
(5) Except as provided in paragraph (6) below, any real estate appraiser (except a State Registered Real Property Appraiser) who fails to pay a renewal fee and allows an appraiser classification to lapse and who does not elect to reinstate that appraiser classification under the provisions of paragraph (2) or (3) of this Rule may reinstate that appraiser classification by furnishing proof of completion of any required preclassification education and by taking and passing the appropriate qualifying examination for that appraiser classification.
(6) Any nonresident appraiser whose appraiser classification lapses for failure to pay a renewal fee may reactivate that appraiser classification by paying the fee required of an original applicant if such nonresident has maintained an active appraiser classification in his or her state of residence during the period that his or her appraiser classification lapsed and has met that state's continuing education requirements.
(7) Any appraisal management company whose registration lapses for failure to pay a renewal fee may reactivate by paying the renewal fee and an additional fee for reinstatement as follows:
(a) if the registration is reinstated within four months of the date of lapsing, $100.00; or
(b) if the registration is reinstated more than four months after the date of lapsing, $100.00 plus an additional fee of $50.00 for each month or portion of a month beyond four months from the date of lapsing.
Rule 539-1-.09 Notification of Legal Actions
Every appraiser shall notify the Board in writing of the final disposition of any administrative, civil, or criminal action filed in any court of competent jurisdiction or any administrative agency whenever that final disposition involves the subject matter of the offenses cited in O.C.G.A. Sections 16-13-111, 43-39A-14 or 43-39A-17. Such notice of any administrative or civil action shall be given to the board within ten (10) days of the conclusion of the court or administrative proceedings and shall include a copy of any final order entered by the court or agency. Such notice of any criminal action shall be given to the board within ten days of any conviction and shall include a copy of the indictment, or accusation, and the conviction.
Rule 539-1-.10 Certifications of Appraiser Classification History
Upon written request the board shall provide a certification of the history of an appraiser's records with the board only for the five years immediately preceding the written request. However, regardless of the date of occurrence, the board shall provide a certification of any records that it maintains of any disciplinary sanctions taken against the appraiser classification of any appraiser. Whenever the certification is to be utilized in a court of law, the party making the written request for the certification shall also indicate the name of the case, its case number, and the name of the court in which the certification will be used.
Rule 539-1-.11 Retention of Certificate of Appraiser Classification
Upon making such request in writing to the board, any appraiser who retires after twenty years of active appraiser classification or the family of any appraiser who is deceased shall be allowed to retain the appraiser's wall certificate of appraiser classification for non-appraisal purposes.
Rule 539-1-.12 Paying Compensation to an Out of State Appraiser
An appraiser classified in this state is hereby permitted to divide or share compensation with an appraiser classified in another state.
Rule 539-1-.13 Appraiser's Duties Upon Surrender, Suspension, or Revocation of an Appraiser Classification
Upon surrendering an appraiser classification or upon notice of suspension or revocation of an appraiser classification, an appraiser shall forward his or her wall certificate and pocket card at once to the Board. No refund of fees will be made upon any appraiser classification when surrendered, suspended, or revoked. Any appraiser who surrenders an appraiser classification to the Board or whose appraiser classification is revoked by the Board and who later seeks reinstatement of that appraiser classification must apply as an original applicant.
Rule 539-1-.14 Investigations
(1) Whenever a request for investigation involves an appraisal report which varies from a sales, lease, or exchange price by 20% or less, the Board may in its discretion decline to conduct an investigation.
(2) Whenever a request for investigation is based on a disagreement with an appraiser's opinion of value, the Board may request that the party requesting the investigation supply it with an appraisal report on the property conducted by another appraiser regulated by the Board before the Board initiates an investigation.
Rule 539-1-.15 Experience Requirements
(1) All applicants for state licensed real property appraiser, state certified residential real property appraiser, or state certified general real property appraiser must have experience in real property appraisal activity as provided by 539-1-.16. Such experience must have been acquired prior to the filing of an application for state licensed real property appraiser, state certified residential real property appraiser, or state certified general real property appraiser. Real property appraisal activity (a) means both the act or process of valuation of real estate or real property and preparing an appraisal report and (b) includes fee and staff appraisals, ad valorem tax appraisals, review appraisals, appraisal analysis, highest and best use analysis, feasibility analysis/study, and market analysis/study. In order to count toward meeting the experience requirements for any classification, appraisal experience obtained after January 1, 1991, must be real property appraisal activity conducted in compliance with the Standards for Appraisals in Chapter 539-3 and experience must have been obtained while classified as an appraiser in this or another state.
(2) Applicants may not count work in the following areas toward meeting the requirement for at least two years of experience:
(a) market value estimates as a real estate licensee in connection with the listing and/or sale of real estate;
(b) mass appraisals of real estate for ad valorem tax purposes (credit will be given for appraisals of individual parcels for such purposes);
(c) appraisals of businesses;
(d) appraisals of personal property; or
(e) a feasibility or market analysis except to the extent that the applicant estimated the market value or the market rent of a proposed real estate project.
(4) Each applicant for state licensed real property appraiser, state certified residential real property appraiser, or state certified general real property appraiser shall verify his or her experience on forms as prescribed by the Board and by providing the documentation of experience required by 539-1-.16.
(5) The Board may, in addition to any other requirements for documenting experience, require an applicant to document experience by producing appraisal reports [if release of such report(s) is (are) approved by the applicant's client(s)], and file memoranda. Appraisal reports or file memoranda claimed as evidence to meet experience requirements should at a minimum contain the following:
(a) identification and description of the property being appraised;
(b) identification of the real property interest being appraised;
(c) statement of the purpose of the appraisal;
(d) definition of the value to be estimated;
(e) effective date of the appraisal and date of the report;
(f) description of the process of data collection, confirmation, and reporting;
(g) assumptions and limiting conditions;
(h) description of the information considered, appraisal procedures followed and the reasoning supporting the analysis, opinions, and conclusions;
(i) the appraiser's opinion of highest and best use;
(j) explanation of the exclusion of any usual valuation approaches;
(k) explanation of any departures from common standards of appraisal practice in effect at the time of the appraisal; and
(l) signed certification.
(6) The Board, at its option, may elect to accept documentation of experience other than that cited in paragraph (5) above including, but not limited to, the following:
(a) submission of a detailed log of appraisal activity;
(b) employer affidavits or interviews;
(c) client affidavits or interviews; and
(d) submission of business records.
Rule 539-1-.16 Appraiser Classifications and Their Education, Examination, and Experience Requirements
(a) State Trainee appraiser classification
In order to qualify as a State Trainee appraiser, an applicant must:
1. have attained the age of 18 years old;
2. be a resident of the state of Georgia, unless that applicant has fully complied with the provisions of Code Section 43-39A-9;
3. be a high school graduate or the holder of a general educational developmental equivalency diploma; and
4. furnish evidence of having successfully completed at least 90 creditable classroom hours of qualifying education as specified in the required core curriculum in a Board approved course or courses which includes passing the 15 hour National Uniform Standards of Professional Appraisal Practice (USPAP) course. There is no state examination for the State Trainee appraiser classification but the State Trainee appraiser must pass the appropriate qualifying education end of course examinations in all the prerequisite courses in order to earn credit for those courses. All qualifying education must be completed within the five (5) year period prior to the date of submission of a State Trainee appraiser application. No appraiser experience is required as a prerequisite for the State Trainee appraiser classification.
5. Furnish evidence of having successfully completed a course that, at minimum, complies with the specifications for course content established by the Appraiser Qualifications Board (AQB), which is specifically oriented to the requirements and responsibilities of Supervisory Appraisers and Trainee Appraisers. The course must be completed by the State Trainee appraiser prior to obtaining a State Trainee appraiser classification in Georgia. Further, the State Trainee appraiser course is not eligible towards the ninety (90) hours of qualifying education required.
(b) A State Trainee appraiser who receives a classification shall be formally supervised by a Supervisory Appraiser in good standing and state-certified and each shall be subject to the following:
The scope of practice for a State Trainee appraiser classification is the appraisal of those properties which the state-certified Supervisory Appraiser is permitted by his/her current credential and that the Supervisory Appraiser is competent to appraise.
1. A State Trainee appraiser, as well as the Supervisory Appraiser, shall be entitled to obtain copies of appraisal reports and/or permitted appropriate access and retrieval arrangements for all work files for appraisals in which he or she participated, in accordance with the recordkeeping rule of USPAP.
2. A State Trainee appraiser must comply with the competency rule of USPAP for all assignments.
3. A State Trainee appraiser shall be subject to direct control and supervision of a Supervisory Appraiser in good standing, who shall be State Certified. A State Trainee appraiser is permitted to have more than one Supervisory Appraiser.
4. A Supervisory Appraiser shall be responsible for the training, guidance, and direct control in supervision of a State Trainee appraiser by:
(i) Accepting responsibility for the appraisal by signing and certifying the appraisal complies with USPAP;
(ii) Reviewing and signing the State Trainee appraisal report; and
(iii) Personally inspecting each appraised property with the State Trainee appraiser until the Supervisory Appraiser determines the State Trainee appraiser is competent to inspect the property, in accordance with the competency rule of USPAP for the property type.
6. A State Trainee appraiser is permitted to have more than one Supervisory Appraiser, but a Supervisory Appraiser may not supervise more than three (3) State Trainee appraisers, at one time, unless a program is adopted in Georgia to provide for progress monitoring, Supervisory certified appraiser qualifications, and supervision and oversight requirements for Supervisory Appraisers.
7. An appraisal experience log shall be maintained by the Supervisory Appraiser and the State Trainee appraiser. It is the responsibility of both the Supervisory Appraiser and the State Trainee appraiser to ensure the appraisal experience log is accurate, current and complies with the requirements of the State of Georgia. At a minimum, the appraisal experience log requirements shall include:
(i) Type of property;
(ii) Date of report;
(iii) Address of appraised property;
(iv) Description of work performed by the State Trainee appraiser and scope of the review and supervision of the Supervisory Appraiser;
(v) Number of actual work hours by the State Trainee appraiser on the assignment; and
(vi) The signature and state classification number of the Supervisory Appraiser. Separate appraiser logs shall be maintained by each Supervisory Appraiser if applicable.
8. A Supervisory Appraiser shall be state-certified and in good standing in the State of Georgia for the previous three (3) years and not subject to any disciplinary action within any jurisdiction within the previous three (3) years that affects the Supervisory Appraiser's legal eligibility to engage in appraisal practice.
9. A Supervisory Appraiser subject to a disciplinary action would be considered to be in "good standing" three (3) years after the successful termination of any sanction imposed against the appraiser.
10. A Supervisory Appraiser shall have been state-certified in Georgia for a minimum of three (3) years prior to being eligible to becoming a Supervisory Appraiser.
11. A Supervisory Appraiser must comply with the competency rule of USPAP for the property type and geographic location the State Trainee appraiser is being supervised.
12. Before entering into any additional supervisory relationship, a Supervisory Appraiser shall be required to complete a course that, at a minimum, complies with the specifications for course content established by the AQB which is specifically oriented to the requirements and responsibilities of Supervisory Appraisers and State Trainee appraisers. The course must be completed by a Supervisory Appraiser prior to supervising a State Trainee appraiser.
13. A State Trainee appraiser shall be given credit for appraisal experience only when earned in appraisal assignments performed under the direct supervision of a Supervisory Appraiser.
(a) State Registered appraiser classification
In order to qualify as a State Registered appraiser, an applicant must:
4. furnish evidence of having successfully completed at least 90 creditable classroom hours of qualifying education as specified in the required core curriculum in a Board approved course or courses which includes passing the 15 hour National Uniform Standards of Professional Appraisal Practice (USPAP) course. There is no state examination for the State Registered appraiser classification but the State Registered appraiser must pass the appropriate qualifying education end of course examinations in all the prerequisite courses in order to earn credit for those courses. All qualifying education must be completed within the five (5) year period prior to the date of submission of a State Registered appraiser application. No appraiser experience is required as a prerequisite for the State Registered appraiser classification.
(b) A State Registered appraiser may perform appraisals on any type of property except when the purpose of the appraisal is for use in a federally related transaction. A State Registered appraiser may perform appraisal activity and sign an appraisal report as "appraiser" on real property involved in a federally related transaction only if a certified appraiser also signs the report and assumes responsibility for the appraisal.
(c) Beginning January 1, 2015, a State Registered appraiser shall be given credit for appraisal experience only when earned under the same requirements set forth for a State Trainee appraiser pursuant to paragraphs (1)(a) & (b) above.
(3) A State Licensed appraiser (a) may engage in any appraisal activity permitted a State Registered appraiser; (b) may appraise properties in federally related transactions of non-complex one to four residential units having a transaction value less than $1,000,000; (c) may appraise any other real estate having a transaction value less than $250,000; and (d) such other appraisals in federally related transactions as may be approved by the federal financial institutions regulatory agencies. In federally related transactions, a State Licensed appraiser may not appraise real estate wherein a development analysis/appraisal is necessary and utilized. In order to qualify as a State Licensed appraiser, an applicant must:
(c) be a high school graduate or the holder of a general educational developmental equivalency diploma;
(d) furnish evidence of having successfully completed at least 150 credit hours in a Board approved course or courses of study consistent with the provisions of 539-2-.03(2) which includes at least 15 credit hours covering USPAP;
(e) upon the filing of an application for examination to become a Licensed Appraiser, provide documentation on forms prescribed by the Board of at least 2,000 hours of experience, gained over a period of at least 12 months, in real estate appraisal activity. Such documentation must include for each appraisal report the type of property, the date of the report, the address of the property, a description of the work performed, and the number of work hours; and
(f) after meeting the requirements of subparagraphs (a) through (e) of this paragraph, take and pass the AQB-approved National Uniform Licensing and Certification Examination.
(4) A State Certified Residential appraiser (a) may perform appraisals on any property which a State Registered appraiser or State Licensed appraiser may appraise; (b) may appraise one to four residential units without regard to transaction value or complexity; and (c) such other appraisals in federally related transactions as may from time to time be approved by the federal financial institutions regulatory agencies. In federally related transactions, a State Certified Residential appraiser may not appraise real estate wherein a development analysis/appraisal is necessary and utilized. In order to qualify as a State Certified Residential appraiser, an applicant must:
1. hold a Bachelor's degree, or higher, from an accredited college or university. The college or university must be a degree-granting institution accredited by the Commission on Colleges, a national or regional accreditation association, or by an accrediting agency that is recognized by the U.S. Secretary of Education. Applicants with a college degree from a foreign country may have their education evaluated for "equivalency" by one of the following:
(1) an accredited, degree-granting domestic college or university;
(2) the American Association of Collegiate Registrars and Admissions Officers (AACRAO);
(3) a foreign degree credential evaluation service company that is a member of the National Association of Credential Evaluation Services (NACES); or
(4) a foreign degree credential evaluation service company that provides equivalency evaluation reports accepted by an accredited degree-granting domestic college or university or by a state licensing board that issues credentials in another discipline; or
2. hold an Associates Degree in a field of study related to: Business Administration, Accounting Finance, Economics; or Real Estate; or
3. successful completion of 30 semester hours of college-level courses in each of the following specific topic areas: English Composition (3 hours), Microeconomics (3 hours), Macroeconomics (3 hours), Finance (3 hours), Algebra, Geometry, or Higher Math (3 hours), Statistics (3 hours), Computer Science (3 hours), Business Law or Real Estate Law (3 hours). Two elective courses in any of the above topics, or in Accounting, Geography, Agricultural, Economics, Business Management, or Real Estate (3 hours each); or
4. successful completion of at least 30 hours of College Level Examination Program&reg; (CLEP&reg;) examinations that cover each of the specific topic areas covered in 2. above; or
5. any combination of 3. and 4. above that includes all of the topics identified; or
6. no college level education is required for an appraiser who has held a State Licensed appraiser classification for a minimum of five (5) years and has no record of any adverse, final and non-appealable disciplinary action affecting the State Licensed appraiser's legal ability to engage in appraisal practice within the five (5) years immediately preceding the date of application for a State Certified Residential classification.
(d) furnish evidence of having successfully completed at least 200 credit hours in a Board approved course or courses of study consistent with the provisions of 539-2-.03(2) which includes at least 15 credit hours covering USPAP;
(e) upon the filing of an application for examination to become a Certified Residential Appraiser, provide documentation on forms described by the Board of at least 2,500 hours of experience, gained continuously over a period of at least 24 months, in real estate appraisal activity of which at least twenty-five percent must be in complex one to four unit residential appraisal work. Such documentation must include for each appraisal report the type of property, the date of the report, the address of the property, a description of the work performed, and the number of work hours; and
(5) A State Certified General appraiser may appraise any type of property for any purpose. In order to qualify as a State Certified General appraiser, an applicant must:
(c) hold a Bachelor's degree or higher, from an accredited college or university. The college or university must be a degree-granting institution accredited by the Commission on Colleges, a national or regional accreditation association, or by an accrediting agency that is recognized by the U.S. Secretary of Education. Applicants with a college degree from a foreign country may have their education evaluated for "equivalency" by one of the following:
(4) a foreign degree credential evaluation service company that provides equivalency evaluation reports accepted by an accredited degree-granting domestic college or university or by a state licensing board that issues credentials in another discipline.
(d) furnish evidence of having successfully completed at least 300 credit hours in a Board approved course or courses consistent with the provisions of 539-2-.03(2) which includes at least 15 credit hours covering USPAP;
(e) upon the filing of an application for examination, to become a Certified General Appraiser, provide documentation on forms prescribed by the Board of at least 3,000 hours of experience, gained continuously over a period of at least 30 months, in real estate appraisal activity of which at least fifty percent must be in non-residential appraisal work. Such documentation must include for each appraisal report the type of property, the date of the report, the address of the property, a description of the work performed, and the number of work hours; and
(f) after meeting the requirements of subparagraphs (a) through (e) of this paragraph, AQB-approved National Uniform Licensing and Certification Examination.
(6) Exceptions. Any appraiser who holds a classification as an appraiser and who seeks a different classification shall be deemed to have met the curriculum set forth in the Standards for Appraisal Courses 539-2-.03 for the classification held.
(7) Every appraiser with an active classification including the State Trainee appraiser classification shall complete fourteen (14) classroom hours of continuing education instruction for each year of the appraiser's renewal period. In every two consecutive renewal periods, every appraiser with an active classification shall successfully complete the current version of the 7-Hour National USPAP Update Course (or its AQB-approved equivalent). Aside from complying with the requirement to complete a 7-Hour National USPAP Update Course (or its AQB-approved equivalent), appraisers may not receive credit for completion of the same continuing education course within the one year renewal period.
(9) A State Trainee Appraiser and a State Registered Appraiser shall obtain appraiser experience hours from a Supervisory Appraiser under the formal Supervisory/Trainee Appraiser requirements found in paragraphs (1)(a) & (b) above. A Licensed or Certified Residential Appraiser may obtain appraiser experience hours to move up to a higher classification from a supervising appraiser who does not have to meet the formal requirements for being a Supervisory Appraiser as that term is used in paragraphs (1)(a) & (b) above but is required to meet the requirements hereinafter as a supervising appraiser.
(a) For the purpose of this rule, a "supervising appraiser" shall be a State Certified General appraiser or a State Certified Residential and shall be subject to the same criteria of a Supervisory Appraiser found in paragraphs (1)(b) 8. & 9. infra.
(b) In order for appraisal experience to qualify for credit, a certified appraiser supervising another classified appraiser (including a Supervisory Appraiser supervising a Trainee Appraiser), shall not be an employee of or an independent contractor with the supervised appraiser nor an employee of or an independent contractor with a firm in which the supervised appraiser has a controlling ownership interest.
(c) Experience credit shall be given only for experience earned while the applicant has a classification in this or another state.
(d) An appraiser who agrees to supervise the work of another appraiser (including a Supervisory Appraiser supervising a Trainee Appraiser) shall enter into a written agreement with the appraiser to be supervised prior to undertaking any appraisal work that will be utilized for appraisal experience credit under this rule. The written agreement shall at a minimum contain provisions that:
1. identify the full name of the type of classification held by each appraiser as follows
a. State Trainee appraiser,
b. State Registered Appraiser,
c. State Licensed Appraiser,
d. State Certified Residential Appraiser,
e. State Certified General Appraiser, or
f. the name used by another State's regulatory agency, if the appraiser is not classified in Georgia but is in another State;
2. identify the classification number issued by the Board to each appraiser or similar number issued by another State's regulatory agency if the appraiser is not classified in Georgia;
3. identify the date of the end of the renewal period for each appraiser's classification;
4. state the supervised appraiser's and supervising appraiser's business relationship; for example, but not limited to, employee, independent contractor, or both are employees or independent contractors with the same firm;
5. indicate how the supervised and the supervising appraiser will be compensated for appraisal activities undertaken during the term of the contract and how each will be compensated when the contract ends for work begun but not completed prior to the termination of the contracts;
6. identify the scope of duties the supervised appraiser is authorized to undertake, which must not be inconsistent with this rule or the Appraiser Act, and must at least include provisions that:
a. all appraiser assignments must be solicited and obtained in the name of the supervising appraiser or the supervising appraiser's firm (including a Supervisory Appraiser supervising a Trainee appraiser) (if an appraisal assignment is solicited and obtained in the name of a State Trainee real property appraiser, the resulting appraisal may not be used for experience credit under this rule);
c. the supervising appraiser will accept responsibility for the supervised appraiser's work by signing the appraisal report and certifying that it complies with generally accepted appraisal procedures and is in compliance with the standards required by the federal financial institutions regulatory agency that regulates the financial transaction if the appraisal assignment was undertaken for such a purpose; and
d. the supervising appraiser shall review the report before signing it;
7. after the termination of the relationship, the supervised appraiser shall, during normal business hours, have access to all appraisal files on which he or she worked for purposes of submitting to the Board any data the Board requires;
(e) The supervising appraiser and the supervised appraiser shall jointly maintain an appraisal log that includes the following information for each appraisal performed in the format available on the Board's web site:
a. Type of property;
c. Address of appraised property;
d. Description of work performed by the supervised appraiser and scope of the review and supervision of the supervised appraiser;
e. Number of actual work hours by the supervised appraiser on the assignment; and
f. The signature and state classification number of the supervising appraiser. Separate appraiser logs shall be maintained by each supervising appraiser if applicable.
(f) Any appraiser seeking to use appraisal experience for a higher classification shall attach to his or her log a copy of any written agreements under which he or she obtained the hours of experience governed by this rule.
(g) The supervising appraiser (including a Supervisory Appraiser supervising a Trainee Appraiser) must comply with the requirements of 43-39A-18(b) (12) and retain for a period of five years the original or a true copy of each appraisal report prepared or signed by each appraiser and all supporting data assembled and formulated by the appraisers in preparing each such appraisal report.
(10) Notwithstanding any other provision of this rule, any State Licensed or State Certified Residential appraiser seeking to earn experience credit for a higher appraisal classification may perform appraisal activity and sign an appraisal report as "appraiser" on real property involved in a federally related transaction that may require a higher classification if the appraiser holding the higher classification required to do the appraisal also signs the report and assumes full responsibility for the appraisal.
Rule 539-1-.17 Disclosure of Appraiser Classification and Number
(1) When signing an appraisal report, an appraiser shall, adjacent to his or her signature, print or type his or her name, appraiser classification, and number assigned by the Board.
(2) When an appraiser makes reference to his or her appraiser classification status in any advertisement, statement of qualification, contract, or other instrument used by the appraiser, the appraiser shall print or type his or her name, appraiser classification, and number assigned by the Board. If the appraiser signs such document or advertisement, the appraiser shall, adjacent to his or her signature, print or type his or her name, appraiser classification and number assigned by the Board. Such disclosure is usually most clearly accomplished by spelling out the name of the key words in classification name: e.g.,"Registered," "Licensed," "Certified Residential," or "Certified General."
(3) A State Registered Real Property Appraiser must clearly disclose such Registered appraiser's classification type on any appraisal report form that calls for inserting a classification number beside the names of such non-Registered classification types as licensed or certified. Thus, a State Registered Real Property Appraiser who draws a line through the name of the non-Registered classification type and enters the word "Registered" followed by such Registered appraiser's number issued by the Board shall be deemed to have complied with the requirements of this Rule.
Rule 539-1-.18 Preliminary Decisions Regarding Prior Criminal Convictions or Disciplinary Actions
(1) The Official Code of Georgia Annotated Section 43-39A-14 provides in part that the Board may deny a classification to an applicant who has a prior criminal conviction(s) or a disciplinary action(s) imposed by any occupational licensing body. An applicant for classification is a person who has met all experience, education, and examination requirements for the classification sought.
(2) Because of the time and expense involved in becoming an applicant for classification, the Board affords an individual who has not yet become an applicant the opportunity to request that the Board make a preliminary decision on the conviction(s) or the prior disciplinary action(s) before the individual takes the required education and examination for classification. The purpose of a preliminary decision is merely to provide advisory guidance. Preliminary decisions are not binding. However, the Board may elect to allow a favorable preliminary decision to become its final decision without further investigation or hearing when the individual becomes an applicant for classification.
(3) An individual seeking a preliminary decision must submit to the Board a certified copy of any indictment and conviction or a disciplinary action imposed by another licensing regulatory authority. An individual seeking a preliminary decision may also provide the Board with any additional information that the individual believes may assist the Board in rendering a preliminary decision.
(4) A preliminary decision by the Board that is unfavorable to the individual shall not prevent the individual from becoming an applicant for classification by successfully completing all education, experience, and examination requirements for the classification. Whenever the Board denies a classification based on a prior conviction or prior disciplinary action, it must provide the applicant the opportunity for notice and a hearing.
Rule 539-1-.19 Significant Professional Assistance
(1) Whenever an appraiser utilizes the assistance of an unclassified person in the development or reporting of an apprisal assignment, the appraiser is responsible for the acts of the unclassified person and therefore subject to disciplinary action by the Board if the acts of the unclassified person violate any of the provisions of this Chapter. Unclassified persons may perform only duties and tasks that are ministerial in nature and that do not require discretion or the exercise of judgement independent of the appraiser's specific instruction. Unclassified persons may not render significant professional assistance in arriving at a real estate appraisal analysis, opinion, or conslusion.
(2) In order to provide reasonable guidelines for appraisers and those persons who assist appraisers but without defining every permitted or prohibited activity, the Board has identified the following tasks that unclassified persons assisting an appraiser can and can not perform.
(a) Permitted activities (those which do not involve significant professional assistance) for unclassified persons assisting appraisers and under the supervision of the appraiser include:
1. typing an appraiser's research notes;
2. typing an appraisal report;
3. accompanying an appraiser on an inspection visit to a property;
4. assisting an appraiser in measuring a property;
5. taking photographs of specific areas and views of specific properties selected by the appraiser;
6. performing routine calculations;
7. obtaining copies of tax cards, deeds, maps, and data from real property data bases relating to properties selected by the appraiser;
8. checking for accuracy data selected by the appraiser;
(b) Prohibited activites (those which involve significant professional assistance) for unclassified persons assisting appraisers and under the direct supervision of the appraiser include:
1. signing an appraisal report;
2. discussing any confidential information in an appraisal assignment or discussing an appraisal report with anyone other than the appraiser responsible for the assignment;
3. selecting comparables for an appraisal assignment;
4. making adjustments to comparables;
5. drafting an appraisal report;
6. except when working in the presence of a classified appraiser:
(i) inspecting a property that is the subject of an appraisal or that may be used as a comparable in an appraisal; or
(ii) measuring a property.
Rule 539-1-.20 Property Tax Consultants
(1) A property tax consultant is an appraiser employed or retained to act in an advocacy capacity in a property tax appeal matter in which the appraiser acts as an advocate, not as a disinterested third party, in rendering an analysis, opinion, or conclusion relating the nature, quality, value, or utility of identified real estate or identified real property and in which any final determination of value is to be made by an authorized governmental entity or statutory process.
(2) A property tax consulting assignment is one in which the appraiser provides specialized services and is therefore subject to the requirements of the Official Code of Georgia Annotated 43-39A-20(3).
(3) In performing property tax consulting assignments, an appraiser must:
(a) obtain any occupational or professional license required to perform such specialized services;
(b) be aware of, understand, and correctly employ those recognized consulting methods and techniques that are necessary to produce credible results;
(c) not commit a substantial error of omission or commission that significantly affects the results of a property tax consulting assignment; and
(d) not render property tax consulting assignments in a careless or negligent manner, such as a series of errors that, considered individually, may not significantly affect the results, but which, when considered in the aggregate, would be misleading.
Departure from the requirements of this paragraph is not permitted in property tax consulting assignments.
(4) In performing property tax consulting assignments, an appraiser must observe the following specific guidelines:
(a) clearly identify the client's objective;
(b) define the problem to be considered, define the purpose and intended use of the property tax consulting assignment, consider the extent of the data collection process, adequately identify the real estate and/or property under consideration (if any), describe any special limiting conditions, and identify the effective date of the property tax consulting assignment;
(c) collect, verifty, and reconcile such data as may be required to complete the property tax consulting assignment. If an independent appraisal assignment is pertinent to the property tax consulting assignment, an appraisal in conformance with Rule 539-3-.07 must be included in the data collection. All pertinent information shall be included;
(d) apply the appropriate consulting tools and techniques to the data collected; and
(e) base all projections on reasonably clear and appropriate evidence.
(5) In reporting the results of a property tax consulting assignment, an appraiser must communicate each analysis, opinion, and conclusion in a manner that is not misleading. Each written or oral consulting report must:
(a) clearly and accurately set fourth the property tax consulting assignment in a manner that will not be misleading;
(b) contain sufficient information to enable the person(s) who receive or rely on the report to understand it properly; and
(c) clearly and accurately disclose any extraordinary assumption or limited condition that directly affects the property tax consulting assignment and indicate its impact on the final conclusion or recommendation (if any).
(6) Each written property tax consulting assignment must comply with the following specific reporting guidelines:
(a) define the problem to be considered;
(b) state the purpose of the property tax consulting assignment;
(c) identify and describle the real estate and/or property under consideration;
(d) set forth the effective date of the property tax consulting assignment and the date of the report;
(e) describe the overall range of the work and the extent of the date collection process;
(f) set forth all assumptions and limiting conditions that affect the analyses, opinions, and conclusions;
(g) set forth the information considered, the consulting procedures followed, and the reasoning that supports the analyses, opinions, and conclusions;
(h) set forth the appraiser's final conclusions or recommendations (if any);
(i) set forth any additional information that may be appropriate to show compliance with, or clearly identify and explain permitted departures from, the requirements of paragraphs (3) and (4) of this Rule; and
(j) include a signed certification in accordance with paragraph (7) of this Rule.
(7) Each written property tax consulting assignment report must contain a certification that is similar in content to the following form:
-- that this report has been prepared in my capacity as an advocate in a property tax appeal matter and not as a disinterested third party.
-- the statements of fact contained in this report are true and correct.
-- the reported analyses, opinions, and conclusions are limited only by the reported assumptions and limiting conditions, and are my personal, professional analyses, opinions, and conclusions.
-- my analyses, opinions, and conclusions were developed, and this report has been prepared, in conformity with the relevant appraisal standard adopted by the Georgia Real Estate Appraisers Board.
-- 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 the report, this certification must clearly specify which individuals did and which individuals did not make a personal inspection of the property.
-- no one provided significant professional assistance to the person signing this report. (If there are exceptions, the name of each individual providing significant professional assistance must be stated.)
(8) To the extent that it is both possible and appropriate, any oral report (including expert testimony) of a property tax consulting assignment must address the substantive matters set forth in paragraph (6) of this Rule.
Rule 539-1-.21 Citations
(1) Whenever the Board determines from the evidence gathered in an investigation that an appraiser has violated one or more of the provisions of O.C.G.A. Chapter 43-39A or the rules and regulations adopted by the Board or a standard of conduct, the Board may issue a citation to the appraiser in lieu of initiating the process for the imposition of sanctions in accordance with the hearing procedures established for contested cases by Chapter 13 of Title 50. A citation issued by the board may include an order to complete a course of study in real estate appraisal or instruction or to pay a fine not to exceed $1,000.00 for each violation with fines for multiple violations limited to $5,000.00 in any one citation.
(2) The Board may elect to require successful completion of approved continuing education courses in addition to or in lieu of the financial penalties cited in paragraph (3) below.
(3) Violation of the following rules, regulations, and standards of conduct may become the basis for the issuance of a citation. While the Board may determine that circumstances warrant the imposition of a lesser penalty, the monetary penalty prescribed is the maximum penalty for a single violation of that rule, regulation, or standard of conduct. In the event of any conflict between the description of a violation in the schedule below and the language in the code section or rule, the language in the code section or rule shall control.
Where an examination of an approved school reveals a violation of requirements set forth in 539-2-.03; 520-3-.03; 539-2-.04; 539-2-.06(1) & (2); 539-2-.08; 539-2-.09; 539-2-.11; 539-2-.12; 539-2-.14; or 539-5-.04.
Fine of $100.00
Where an appraiser commits an error or omission in the development or reporting of an appraisal which violates one or more of the standards contained in Chapter 539-3 but which does not materially affect the validity of the appraisal or the appraisal report.
Failure of an appraiser to print or type the appraiser's name, classification, and number assigned by the Board on any advertisment, document or instrument used by the appraiser which bears reference to the appraiser's classification. 43-39A-10 & 539-1-.17.
Paying a finder's fee or a referral fee to a person who is not an appraiser in connection with a real estate appraisal. 43-39A-18(a)(5)
Where an approved school violates one or more of the requirements set forth in 539-2-.14 in the development or offering of independent study courses.
Engaging in real estate appraisal activity under an assumed or fictitious name not properly registered with the Secretary of State or with a political subdivision of this state as a name or trade name. 43- 39A-18(a)(4)
Where an appraiser utilizes in other than a ministerial capacity, the services of a person who does not hold a current, active appraisal classification in developing an appraisal, in preparing an appraisal report, or in communicating an appraisal. 43-39A-18(a)(18)
Failure of an appraiser to print or type adjacent to his or her signature on an appraisal report or any other document or instrument used by the appraiser which bears reference to the appraiser's classification status and his or her signature, the appraiser's name, classification, and number assigned by the Board. 43-39A-10 & 539-1-.17.
Failure of an appraiser to retain for five years an original or copy of each appraisal report prepared by or signed by the appraiser along with all supporting data upon which the appraiser relied in developing the appraisal and preparing the report. 43-39A-18(a)(12)
Fine of $200.00 per appraisal
Where an approved school offers a course without the Board's prior approval if such prior approval is required. 43-39A-8(c), 539-2-.02(2), 539-2-.03, & 539-2-.05
Fine of $200.00 per student enrolled
Where an appraiser engages in real estate appraisal activities in violation of 539-1-.08 beyond the month in which an appraisal classification lapses for non payment of renewal fees.
Fine of $200.00 per appraisal transaction
Where an approved school fails to have a student complete the required number of hours in any course or to complete all exercises and/or examinations required by the school. 539-2-.07
Fine of $500.00 or
$100.00 per student, whichever is greater
Failure of an appraiser to notify the Board of a conviction or violation within ten days of the conclusion of court or administrative proceedings. 539-1-.09.
Where an approved school allows a person who has not been approved by the Board as an instructor to instruct an approved course. 539-2-.06(3)
Fine of $300.00 per course
Where an appraiser has made a false statement of material fact on his or her application or caused to be submitted or been a party to preparing or submitting any falsified application to the Board on paper, electronically, or by any other means or media. 43-39A-4.1, 43-39A- 14(d), 539-2-.13(1), & 539-5-.05(1).
Where the annual percentage of students passing the state appraisal examination from an approved school falls ten percentage points or more below the percentage of all examinees passing a state examination in any two consecutive calendar years. 539-2-.13(2)
Fine of $500.00
And such other violations and fines as the Board and the respondent parties agree upon.
(4) In lieu of imposing a citation upon an appraiser, the Board in its discretion may offer the appraiser the opportunity to consent to completing a course of study, to paying a fine, or some combination of these or other penalties.
(5) When the Board issues a citation on its own motion, the order in the citation shall become final when 30 days have passed since the date of service of the citation upon the appraiser either personally or by certified mail or statutory overnight delivery unless prior to that time:
(a) the appraiser and the Board have reached agreement on alternative terms; or
(b) the Board has requested a contested case hearing. When a citation becomes final, the appraiser named in the citation must meet any requirements contained in the order in the citation within 30 days of the effective date of that order unless the order prescribes a different timetable for completion of the requirements.
(6) Service of the final order in a citation shall be by personal delivery or by certified mail or statutory overnight delivery to the last address provided to the Board by the appraiser. Service upon an appraiser's attorney shall be deemed service upon the appraiser.
(7) After initiating a contested case action, the Board, in its discretion and with the consent of the appraiser, may elect to dismiss the contested case action and issue a citation.
(8) The Board may impose sanctions on the classification of an appraiser who fails to comply with the terms of a final order in a citation after giving notice to the appraiser and the opportunity for a hearing.
(9) In imposing sanctions on an appraiser's classification in a contested case, the Board shall not consider prior citations if the appraiser has fully complied with the terms of those citations.
Rule 539-1-.22 Maintenance of Records
Copies of appraisals and other records which appraisers are required by law and the Board's rules to maintain may be maintained in any records storage system that utilizes paper, film, electronic, or other media provided that:
(a) the appraiser can produce true and correct copies of such documents and records and
(b) copies of such documents and records can be made available to an authorized representative of the Board upon reasonable request and at reasonable cost to the Board.
Rule 539-1-.23 Appraisal Management Companies
(a) fail to preserve the data and format of the appraisal as submitted by the appraiser;
(b) with the exception of review appraisals, redact any information on the appraisal, including but not limited to the name and classification number(s) of the appraiser(s);
(c) indicate or represent to any party that it is acting in any capacity other than a conduit between an appraiser and a client;
(d) require an appraiser to submit a report in an unsecured format;
(e) operate without a controlling person for more than 60 days;
(f) fail to satisfy payment obligations for work performed by an appraiser for a period greater than 30 days from the date of completion of an appraisal, unless otherwise agreed to by all parties in writing;
(g) fail to include its registration number in any appraisal order;
(h) require an appraiser to indemnify it or hold it harmless from any liability, damage, losses or claims arising out of the services provided by it. This prohibition shall not preclude indemnification agreements for services performed by the appraiser; or
(i) pay any fee to an appraiser performing or attempting to perform any real estate appraisal activity in a federally related transaction without complying with the rules to regulate such transactions in accordance with 15 U.S.C. Section 1601, et seq., and the regulations promulgated there under as well as the standards required by the federal financial institutions regulatory agency that regulates the financial transaction for which the appraisal assignment is undertaken, including, but not limited to, compensation to appraisers at a rate that is customary and reasonable for comparable appraisals being performed for one- to four-family residential units in the geographic area of the property being appraised. For purposes of this rule, geographic area may be defined by zip code, city, county, metropolitan statistical area, or a combination of contiguous counties in a non metropolitan statistical area.
1. An appraisal management company shall be presumed to comply with this Rule if: the appraisal management company compensates the appraiser in an amount that is reasonably related to recent rates paid for comparable appraisal services performed in the geographic market of the property being appraised. In determining this amount, the appraisal management company shall review the factors below and make any adjustments to recent rates paid in the relevant geographic market necessary to ensure that the amount of compensation is reasonable:
(4) appraiser qualifications;
(5) appraiser experience and professional record; and
(6) appraiser work quality.
2. As an alternative presumption of compliance, an appraisal management company is presumed to comply with this section if it determines the amount of compensation paid to an appraiser by relying on information about rates that:
a. is based on objective third-party information, including fee schedules, studies, and surveys prepared by independent third-parties such as government agencies, academic institutions, and private research firms;
b. is based on recent rates paid to a representative sample of providers of appraisal services in the geographic market of the property being appraised or the fee schedules of those providers; and
c. in the case of information based on fee schedules, studies, and surveys, such fee schedules, studies, or surveys, or the information derived there from, excludes compensation paid to appraisers for appraisals ordered by appraisal management companies.
3. The Board, at its discretion, may contract with an objective third party, such as an educational institution, to develop a schedule of customary and reasonable fee rates of compensation for use by any appraisal management company electing to do so.
4. An appraisal management company shall maintain records of how it determined the customary and reasonable rate of compensation paid for each appraisal assignment.
Rule 539-1-.24 Hearing Officers and Arbitrators
An appraiser who serves as a Hearing Officer or an Arbitrator as allowed by O.C.G.A. §§ 48-5-311(e)(1)(A)(ii) & (iii) and who renders a decision regarding the value of real property in ad valorem tax appeals shall not be construed to be engaged in "real estate appraisal activity" as defined in O.C.G.A. § 43-39A-2(23) and shall not be required to comply with the Standards for Developing and Reporting an Appraisal as required by Rule 539-3-.02 herein.