A client asks the appraiser to remove a verified relevant comparable solely because its supported indication is below the desired value. No new factual defect is identified. What should the appraiser do?
Correct Answer
C) Reject outcome-driven suppression and retain analysis supported by the relevant evidence
Comparable selection must reflect relevance and credible impartial analysis. A client may provide information prompting legitimate reconsideration, but dislike of an indication alone does not justify suppressing relevant evidence. Evaluate any genuine comparability issue on its merits. A disclosure of outcome-driven deletion or remaining bracketing does not cure biased or misleading analysis.
Why This Is the Correct Answer
Option C is correct because credible results require support by relevant evidence and logic, and removing a verified relevant comparable only to raise the value would be outcome-driven. The appraiser keeps the analysis supported by the evidence and would need support to exclude any relevant data.
Why the Other Options Are Wrong
Option A: Remove it whenever the other sales bracket the subject
Option A is wrong because removing the comparable whenever the other sales bracket the subject still lets the desired outcome drive the analysis. Bracketing by the remaining sales does not justify suppressing relevant evidence.
Option B: Treat the client’s preference as sufficient evidence that the sale is not comparable to the subject
Option B is wrong because the client's preference is not evidence that the sale is not comparable to the subject. Comparability depends on the property and market facts.
Option D: Remove it if a note admits the client requested deletion
Option D is wrong because adding a note that the client requested deletion does not cure biased analysis. Disclosure does not make outcome-driven suppression acceptable.
Evidence stays, preference goes
A comparable leaves the grid only for a factual reason, not because its result is unwelcome.
How to use: Use this when a client asks to remove a comparable without identifying a defect.
Exam Tip
If the stem says no new factual defect, the answer should keep the comparable and its analysis.
Common Mistakes to Avoid
- -Removing a comparable because of its indicated value
- -Thinking disclosure of a client request cures bias
- -Treating bracketing as permission to delete relevant sales
Concept Deep Dive
Analysis
This question tests impartiality in comparable selection. A client's wish for a higher value, with no new factual defect, is not a reason to delete relevant evidence.
Background Knowledge
USPAP requires appraisers to perform assignments with impartiality and to support decisions to exclude information that would appear relevant. Clients may supply facts that justify reconsidering a comparable, but a disliked result alone is not such a fact.
Real-World Application
A loan officer asks an appraiser to drop the lowest comparable so the value reaches the contract price. The appraiser explains that the sale is verified and relevant and keeps it in the analysis.
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