An appraiser finds the recorded living area differs from the assessor's record on several comparables. What should follow?
Correct Answer
D) Measuring or verifying before relying on either
Why this is correct: Living area is a critical factor in residential appraisal, often driving the largest adjustments. Assessment records are compiled for tax purposes using varying conventions and are not authoritative for appraisal measurement. Therefore, the appraiser must independently verify measurements to ensure accuracy before relying on any source. Why the other choices are wrong: Adopting the assessor's figures for consistency ignores potential errors in tax records. Using whichever figure is larger in each case introduces bias and lacks professional judgment. Excluding all affected sales from the analysis unnecessarily reduces the sample size and may compromise the appraisal. Exam tip: Always verify key data like living area from reliable sources or direct measurement; never assume recorded data is accurate.
Why This Is the Correct Answer
A discrepancy shows at least one source is wrong without indicating which, so the appraiser must measure or otherwise verify before relying on either figure.
Why the Other Options Are Wrong
Option A: Adopting the assessor's figures for consistency
Assessor records contain errors of their own. Adopting them for consistency propagates whichever errors they hold.
Option B: Using whichever figure is larger in each case
Choosing the larger figure is arbitrary and systematically biases the analysis upward.
Option C: Excluding all affected sales from the analysis
Excluding affected sales discards data unnecessarily when verification will usually resolve the conflict.
A Conflict Names No Winner
A Conflict Names No Winner. One of them is wrong and the discrepancy does not say which.
How to use: Verify rather than choose. Measurement, plans and permits are the resolution tools.
Exam Tip
Living area drives the largest adjustment in most grids, which is why this verification matters more than it might appear.
Common Mistakes to Avoid
- -Adopting one source uniformly for consistency
- -Selecting the more favourable figure
- -Excluding sales rather than verifying
Concept Deep Dive
Analysis
Living area drives the largest adjustment in most residential grids, so a discrepancy in the underlying measurements contaminates the analysis at its most sensitive point. Assessor records and listing data both contain errors — assessors work from permits and periodic reviews rather than current measurement, and listing data is often supplied without verification — so a conflict between them tells the appraiser that at least one source is wrong, not which. USPAP requires appraisers to use data that is appropriate and to verify it, so the response is to resolve the discrepancy: measure the property where possible, examine floor plans or sketches, check building permits, or verify with parties who have direct knowledge. Adopting one source for consistency merely propagates whichever error it contains. Taking the larger figure is arbitrary and biased upward. And excluding all affected sales discards data unnecessarily when verification will usually resolve the conflict.
Background Knowledge
USPAP requires appraisers to use appropriate data and to verify it. Living area discrepancies between assessor records and other sources are resolved by measurement, floor plans, permit records or verification with parties having direct knowledge.
Real-World Application
An appraiser finding assessor and listing areas differing by 200 square feet on three comparables checks permit records and sketches before applying size adjustments.
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