RPA of South Florida, Inc.To:
From:
Date:
Subject:
Memorandum
RECEIVED
JUN 1 3 2000
~ard of Count~ Commissioners
Ms. Sue Filson, Administrative Assistant
Kevin Hendricks, Right-of-Way Design and Valuation Coordinat
Real Property Management Department
June 12, 2000
Whippoorwill Lane Appraisal Agreement
Transmitted for execution by the Chairman of the Board of Commissioners is the
Appraisal Agreement covering the Livingston Road Phase II right-of-way acquisition
project (from north of Golden Gate Parkway to Pine Ridge Road). The appraiser,
Coastal Appraisal Services was selected on the basis of past performance, price,
promised delivery dates, and eminent domain counsel's recommendation, from the
Board-approved list of appraisers who chose to submit a bid for this project.
Resolution No. 2000-147, adopted by the Board on May 23, 2000 (agenda item no.
16[B]22), authorizes the acquisition of land for the Whippoorwill Lane project, and states
in part, "The Chairman of the Board is hereby authorized to execute appraisal
agreements with the appraisal firm(s) selected from the list of firms pre-qualified by the
Board of County Commissioners."
Please ask the Chairman to execute the attached agreement and forward to the Clerk
for attestation. Should additional appraisal reports be required during the course of the
project, or should the scope of the appraisal services change to the extent that the
appraisal fees must change also, amendments to this agreement may also be
forwarded to you for execution. Please do not hesitate to call if you have any questions
or if I may be of any further assistance. Thank you.
cc: Sandra Taylor, Real Property Management Director
Real Property Management Department Phone: 774-8991 Fax: 774-8876
WHIPPOORWILL LANE APPRAISAL AGREEMENT
THIS APPRAISAL AGREEMENT entered into this /_%" day of ~ ~ , 2000, is by and
between COLLIER COUNTY, FLORIDA, a political subdivision of the State of Florida (hereinafter
referred to as "County"), whose mailing address is 3301 Tamiami Trail East, Naples, Florida 34112,
and RPA OF SOUTH FLORIDA, INC., as General Partner of Real Property Analysts, a Florida general
partnership (hereinafter referred to as "Appraiser"), whose mailing address is 1000 South Federal
Highway, Deerfield Beach, Florida 33441.
WHEREAS, County has adopted a resolution authorizing acquisition of right-of-way by gift or purchase
for the construction of Whippoorwill Lane, (hereinafter referred to as the "Project"); and
WHEREAS, County provided Appraiser with a list of the real property parcels required to construct the
Project, and requested that Appraiser submit a fee quotation and proposal for the development and
reporting of real estate appraisals, and estimates of compensation due to each affected property
owner; and
WHEREAS, Appraiser submitted a fee quotation and proposal for the development and reporting of
appraisals needed for the Project; and
WHEREAS, County hereby accepts Appraiser's proposal for the development and reporting of
appraisals and compensation estimates needed for the Project; and
WHEREAS, Appraiser and County acknowledge that evolving roadway and drainage design may result
in additional, and/or revisions to, appraisal assignments, and that as new development continues along
the Project corridor, some parcels may become improved and necessitate a change in Appraiser's
Scope of Work, and a change in the proposed fee for the services.
NOW, THEREFORE, in consideration of the mutual promises and benefits contained and
contemplated herein, County and Appraiser hereby agree as follows:
1. ASSIGNMENT - For each parcel listed on Exhibit "A" (and for any parcels which may be added to
this assignment), Appraiser shall provide to the County a written narrative appraisal report which sets
forth Appraiser's estimate of compensation due to the record title holder of the parcel, a portion of
which is required for the construction of public roadway, drainage, and/or utilities improvements.
Compensation estimates shall include an estimate of the market value of the interest in real estate
sought by the County, an estimate of severance damages to the remainder property (if any), as well as
an estimate of any special benefits accruing to the remainder property either by reason of the taking or
the construction of the public improvements. Estimates of compensation for each interest acquired
from a single parent tract shall be set forth individually but contained within a single wdtten appraisal
report. Additionally, where all or a portion of a structure (or mobile home) is located on the real estate
being acquired by County, Appraiser shall include the following information in the narrative description of
the property: [a] a statement as to the character (residential or business) of the structure's occupant(s);
[b] the name(s) of the occupant(s); and [c] a statement as to the legal status of the occupant (tenant with
or without lease, owner-occupant, etc.) County may add appraisal reports to this Assignment by issuing
Work Orders to Appraiser confirming the type of appraisal required for each parcel and the fee to be paid
therefor.
2. STANDARDS AND REQUIREMENTS - Appraiser's written report shall conform to all applicable
standards as set forth by the Uniform Standards of Professional Appraisal Practice (USPAP), 2000
Edition (The Appraisal Foundation) governing the preparation and communication of complete
appraisals. Appraiser's written report shall also conform to "Collier County Supplemental Standards" (a
supplement to the Uniform Standards of Professional Appraisal Practice), as set forth in Exhibit "B",
attached hereto and incorporated herein by reference.
3. DUE DATE Upon approval of this Agreement by the Collier County Board of County
Commissioners, County shall issue a Work Order to Appraiser. Following receipt of the Work Order,
Appraiser shall submit an unbound, uncertified, draft photocopy of the appraisal report(s) to County for
review in accordance with the schedule set forth on Exhibit "A.". Within one week following notification
Appraisal Agreement Page 2
from County that the draft appraisal is accepted and approved, Appraiser shall provide to County four
(4) written appraisal reports, each with original signature and color photographs.
4. INVOICING AND FEES - Unless the provisions of paragraph 6 are invoked regarding alterations in
the scope of work to be performed, the fees as set forth on Exhibit "A" (and as set forth on Work
Orders issued to Appraiser) shall be paid to Appraiser by County following complete review of the
written appraisal report(s), or if required, following receipt from Appraiser of appropriate substantive
and factual corrections which may be requested by County. The hourly rate payable to the Appraiser
by the County for required and/or requested expert witness testimony, attendance at mediation and/or
court hearings, trial appearances, pre-trial preparation, preparation of court exhibits which are not
already a part of the appraisal report, and for time spent in authorized travel shall be $125. The hourly
rate for the services of a senior associate appraiser, employed by the Appraiser, for the above-
referenced litigation-related services, which may be required or requested by the County, shall be $75.
Such hourly rates shall be full compensation for services and expenses in connection therewith, except
for the expenses of travel specifically authorized by the County in advance, in writing, and in
accordance with the provisions of Section 112.061, Florida Statutes. The time reported by the
Appraiser to perform specific work related to litigation is subject to final approval by the County
Attorney, or by an attorney employed by and representing the County. Appraiser's invoice must
contain a description of the service provided, project and parcel number (or name), and the amount of
fee payable. Appraiser shall maintain documentation for all fees charged under the terms of this
Agreement for a period of not less than three years from the date of the final invoice for appraisal
services rendered relative to the Property. The fees set forth on Exhibit "A" (and any Work Order
issued to Appraiser) include compensation for the services of any and all subcontractors and sub-
consultants. Any and all such subcontractors and sub-consultants used by Appraiser shall be in a
contractual relationship with Appraiser.
5. UPDATES AND REVISIONS - Upon request made by County within one year of the date of value
as set forth in the Certificate of Appraisal, Appraiser shall provide a written update of the original
appraisal report. Written appraisal updates may be communicated in letter form with recertification as
to compensation due the property owner; but must contain or include as exhibits all new information
not contained either in the original appraisal report, or any previous updates, upon which the
Appraiser's conclusions are based. Appraiser shall also prepare revised appraisal reports at the
request of County to coincide with changes in the size or configuration of the property to be acquired,
and/or changes in the interest in real property sought by County.
6. FEES FOR UPDATES AND REVISIONS - Fees charged by the Appraiser for providing written
appraisal updates within one year of the date of value set forth in the original appraisal report are set
forth on Exhibit "A." In those instances, however, where the elements of value of the parent tract have
changed significantly, fees charged by the Appraiser for providing written appraisal updates shall be
established by mutual agreement between the parties to this Agreement prior to commencement of
any work, and shall not be subject to the above percentage limitation.
It is hereby understood and agreed to by the parties that revisions to project plans and legal
descriptions, and/or modifications in the interests in real property sought by County, can significantly
alter the appraisal assignment and scope of work required of Appraiser. It is further understood and
agreed to by the parties that when said revisions alter Appraiser's scope of work, any increase in
service fees charged by Appraiser must be approved in advance by County before any additional work
shall commence. This provision shall extend to the addition of appraisal assignments by County (i.e.,
additional and/or "split-off" parcels to be appraised.) Where Appraiser's fees must be increased due to
the addition of Project parcels, due to revisions made to Project plans or legal descriptions, due to a
change in the character of the subject real estate between time the date of Appraiser's proposal and
the date of the services to be provided, or due to a change in the scope of work requested by County,
County shall issue to Appraiser a Work Order identifying the fee to be paid.
7. UPDATE DUE DATES - Due dates for the delivery of written appraisal updates shall be established
by mutual agreement between the parties to this Agreement.
Appraisal Agreement Page 3
8. COMPLETION / CORRECTION - If a substantially completed written appraisal report (original) is
delivered to County by the due date, or by a date mutually agreed upon, but which report fails to
comply with the USPAP, or which report contains errors or omissions from within either the body or the
addenda, Appraiser shall, within fourteen (14) calendar days from the date of notification by County,
furnish such corrected and/or additional pages which will bring the appraisal report into compliance
with the USPAP and/or correct such errors and omissions (if any). No penalty for late performance will
be charged against the Appraiser within said 14 day period. Nor shall Appraiser charge County any
additional fees for bringing written appraisal reports into compliance with the USPAP, for correcting any
errors, or for providing previously omitted materials.
9. LATE PENALTIES / EXTENSIONS FOR CAUSE - It is acknowledged that time is of the essence,
and that the following schedule shall govern the assessment of penalties for late performance:
(a) In the event that the written appraisal report containing the estimates, opinions and
conclusions referenced in Section 1 of this Agreement, is not completed and submitted to County in
accordance with the due date as set forth in Section 3 of this Agreement; then County at its discretion
may reduce the fee payable to Appraiser, as set forth in Section 4 of this Agreement, by seven percent
(7%) for each week, or portion thereof, for every week the written appraisal report is past due; or
(b) In the event that circumstances beyond the control of Appraiser cause completion of the
written appraisal report to be delayed beyond the due date as set forth in Section 3 of this Agreement,
and prior to said due date there is a mutual understanding between the parties to this Agreement that
such delays were beyond the control of Appraiser, County may issue an extension of the due date
without penalty. Said extension shall cite the reason for delay in completion of the appraisal report and
shall set a new due date for submission of the report. Penalties as described above shall apply to the
new due date.
10. CONTRACT ADMINISTRATION - The Real Property Management Department Director or the
Director's designee (hereinafter referred to as "Contract Manager"), shall be responsible for ensuring
performance under the terms and conditions of this Agreement.
11. MEETINGS - Appraiser shall meet with the Contract Manager to discuss the appraisal (and/or
updated appraisals) of the Property. Time(s) and place(s) of meeting(s) shall be established by mutual
agreement of the parties to this Agreement.
12. CERTIFICATE OF APPRAISAL - The Certificate of Appraisal shall be signed by Joseph F. Miller.
In addition, at the discretion of Appraiser, one (1) associate appraiser, either working in a contractual
relationship or as an employee of Appraiser, is hereby authorized by County to also sign the Certificate
of Appraisal. All persons consulted by Appraiser in the making of appraisals under the terms of this
Agreement must be properly identified in the written appraisal report(s).
13. CONFIDENTIALITY - Appraiser shall neither discuss nor divulge the contents of the written
appraisal reports relating to the Property with anyone without the approval of the Contract Manager.
Further, Appraiser shall save harmless the County from all claims or liabilities, including court costs
and attorneys fees, due to Appraiser's activities, or those of Appraiser's agents or employees, and shall
not engage in any business transactions involving any of the properties appraised under the terms and
conditions of this Agreement for a period of one year from the date of valuation of the latest appraisal,
or updated appraisal, of any of the Property.
14. UNLAWFUL SOLICITATION AND ASSIGNMENT OF AGREEMENT - By the execution of this
Agreement, Appraiser warrants that it has not employed, retained, paid, or agreed to pay, any
company or person, other than a bona fide employee, to solicit or secure this Agreement contingent
upon, or resulting from, the award or making of this Agreement. Appraiser further warrants that no part
of the total of the fees payable under the terms of this Agreement shall be paid directly or indirectly to
any employee of the County as wages, compensation, or gift in exchange for acting as officer agent,
employee, subcontractor, or consultant to the Appraiser in connection with any appraisal work
performed or contemplated under the terms of this Agreement, without prior County approval.
Appraisal Agreement
Page 4
Appraiser further warrants that there shall be no transfer or assignment of any part of this Agreement,
except by the written approval of the Contract Manager. For breach or violation of this warranty
County shall have the right to terminate immediately this Agreement without financial obligation, or to
pursue any other available remedies.
15. WORKERS' COMPENSATION INSURANCE - Appraiser shall provide coverage for all of its
employees as required by the State of Florida Workers' Compensation Law. Said coverage shall be for
statutory limits in compliance with applicable state and federal laws. The policy shall include
employer's liability with a minimum limit of $100,000 each accident.
16. GENERAL LIABILITY INSURANCE - Appraiser shall maintain during the term of this Agreement
comprehensive general liability coverage, including bodily injury and property damage, in an amount
not less than $300,000 combined single limits. Collier County shall be named an additional insured on
said policy.
17. AUTOMOBILE INSURANCE - Appraiser shall maintain business auto liability insurance coverage
with minimum limits of $300,000 per occurrence, combined single limits for bodily injury and property
damage liability. This shall include owner vehicles, hired and non-owned vehicles, and employee
non-ownership. Collier County shall be listed as an additional insured on said policy.
18. INSURANCE UNDERWRITER RATING - All insurance policies required in Paragraphs 16 and 17
shall be issued and written with a company, or companies, authorized to engage in general liability and
public liability insurance in the State of Florida, authorized to do business in the State of Florida, and
which company, or companies, hold no less than an "A" rating as to financial strength as reported in
Best's Key Rating Guide, published by A.M. Best Company, Inc.
19. INSURANCE CERTIFICATES - Appraiser shall deliver to the Contract Manager, prior to the
appraisal of the Property, those certificates of insurance which clearly indicate compliance with the
insurance requirements of this Agreement.
20. INDEMNIFICATION - Appraiser shall indemnify, hold harmless and defend the County, its agents
and employees from all suits and actions, including attorney fees and all costs of litigation, and all
judgments of every name and description, brought against the County as a result of loss, damage or
injury to persons or property by reason of any act, or failure to act, by Appraiser, its agents or
employees.
21. PUBLIC RECORDS - Appraiser acknowledges that the written appraisal reports, including the
materials contained in their addenda, which are prepared under the terms of this Agreement, shall
become the property of County, and that County may disclose the information contained therein at its
discretion, and in accordance with the provisions of Chapter 119, Florida Statutes. Further Appraiser
acknowledges that County may terminate this Agreement should Appraiser refuse public access to all
documents, papers, letters, or other materials made or received under the provisions of this
Agreement.
22. TERMINATION - This Agreement, or any portion thereof, may be terminated by the parties by
providing written notice to the other. Appraiser shall be entitled to receive just and equitable
compensation for any satisfactory work completed prior to such termination.
23. NONDISCRIMINATION - No person on the grounds of handicap, race, color, religion, sex or
national origin will be excluded from participation in, be denied benefits of, or be otherwise subjected to
discrimination in the performance of this Agreement, or in the employment practices of Appraiser.
Appraiser shall, upon request, show proof of such nondiscrimination, and shall post in conspicuous
places, available to all employees and applicants, notices of non-discrimination.
24. INTERPRETATION AND CONSTRUCTION - This Agreement shall be governed by, and
construed in accordance with, the laws of the state of Florida; and this written Agreement constitutes
the entire agreement between the parties, and there are no other prior or contemporaneous, oral or
Appraisal Agreement Page 5
written agreements, understandings or promises related to the Assignment. This Agreement may be
modified only by written amendment executed by all the parties hereto.
25. NOTIFICATION - All notices shall be given in writing to the parties at the following addresses:
As to County:
As to Appraiser:
Real Property Management Department
Eighth Floor, Administration Building
3301 Tamiami Trail East
Naples, Florida 34112
RPA of South Florida
1000 South Federal Highway
Suite 202
Deerfield Beach, Florida 33441
IN WITNESS WHEREOF, the parties have hereunto affixed their signatures by their duly authorized
representatives.
AS TO COUNTY:
ATTEST:
DWIGNT ~.:'. B.~OC~, Clerk
Dep~Jty ~;lerk .,_ ~ .: :'.:
~ '.. signat'Ere on17.
Wi ss
Pri ull a
Print Full Name
COLLIER C~ORI~'A, a political
subdivision',~f the,State of, Florida ...,
RPA of S~u~lorida, Inc., as General
Partner'o~f .Real '1~ro pe rt~i. Analysts
/~h F/Miller, Presid~-~t
Approved as to form
and legal sufficiency:
Heidi F. Ashton
Assistant County Attorney
EXHIBIT "A"
APPRAISAL FEES AND REPORT DUE DATES
PARCEL NOS.
106
107
108
109
110
111
112
113
114/115
116
117/118
120
121
APPRAISALFEE
DELIVERY DAYS*
$1,500 35
$1,500 28
$1,500 28
$1,500 28
$2,O0O 28
$2,000 35
$2,000 35
$2,000 35
$2,000 35
$1,000 28
$2,000 35
$1,000 ON HOLD
$2,000 ON HOLD
Fees include Appraiser's subcontractors and sub-consultants.
* n days from Notice to Proceed.
UPDATE FEE SCHEDULE (percentage of fee above):
UPDATES LETTER UPDATES
ORDERED <6 mos. >6 mos.
SUMMARY UPDATES
<6 mos. >6 mos.
1-2 70% 80% 80% 90%
3-4 65% 75% 75% 85%
5-6 60% 70% 70% 80%
7-8 55% 65% 65% 75%
9+ 50% 60% 60% 70%
EXHIBIT "B"
COLLIER COUNTY SUPPLEMENTAL APPRAISAL STANDARDS
(A Supplement to the Uniform Standards of Professional Appraisal Practice)
The following standards governing the preparation of written appraisal reports for Collier County,
Florida, are intended to clarify the expectations for the content of each and every written appraisal
report (whether Self-Contained or Summary) prepared for the Board of County Commissioners and /
or the various Divisions and Departments under the County Administrator. Where there may seem to
be a conflict between these standards and the scope of any assignment undertaken for the County,
the appraiser should consult with the Right-of-Way Design and Valuation Coordinator, Real Property
Management Department, for further clarification. Each appraiser and appraisal firm pre-qualified to
provide appraisal services for the Board of County Commissioners of Collier County, Florida, is
responsible for obtaining and maintaining a current copy of the Uniform Standards of Professional
Appraisal Practice (USPAP).
STRUCTURES:
Where all or a portion of a structure is located on the real estate being acquired by County, Appraiser
shall include the following information in the narrative description of the property: [a] a statement as to
the character (residential or business) of the structure's occupant(s); [b] the name(s) of the
occupant(s); and [c] a statement as to the legal status of the occupant (tenant with or without lease,
owner-occupant, etc.) //
SALES LOCATION MAPS:
Each written appraisal report shall contain at least one map upon which shall be plotted all of the
comparable sales analyzed during the development of the appraisal. If the comparable sales cover
such an extensive geographic area that a one page map would be illegible, then more than one map is
encouraged each at a scale which is legible to the reader, i.e., where common streets, rivers, canals,
city blocks, etc. are recognizable.
REPORT JACKETS:
All appraisal reports (originals and copies) must be bound with front and rear covers made of plastic,
heavy card stock.
SALES DATA SHEETS:
Sales Data Sheets must be accompanied by a location map which clearly shows the comparable sale
property in relation to its neighborhood (which map may appear on the same page as the sales data).
The following information must be readily apparent from a review of the map and/or the written
information provided:
o Date of sale and recording data - Grantor / Grantee and type of conveyance instrument. If the
sale property is located in a County besides Collier, a copy of the deed of transfer must be
provided as well.
o Location and legal description (a copy of the deed of transfer may be included with the sales
data sheet precluding the need to reprint the properry's legal description).
o Parcel size, access and road frontage (if applicable).
o Present use and description of improvements (if any).
o Zoning.
o Existing and available utilities.
o Sale price, financing, cash equivalent price, and unit price.
o Verification data: parties to the transaction, comments on the motivation of the parties,
comments as to how the parties allocated value among the land and various improvements (if
available).
o Appraiser's comments.
SALES GRIDS:
Each appraisal report shall contain a table of the sales most relied upon by the appraiser in reaching a
final value reconciliation. This table (a/k/a "sales grid") is an effective communication tool, and is of
great value to all but the most casual reader of the appraisal report. The sales grid must identify each
Revised 11/18/98 Page 1
EXHIBIT "B"
COLLIER COUNTY SUPPLEMENTAL APPRAISAL STANDARDS
sale by number or name, include the date of the sale, the size of the sale property, zoning, purchase
pdce, unit price (and where appropriate, the price per dwelling unit), and a column or row for each item
of comparison for which adjustments were made by the appraiser. The sales grid must also contain a
column or row to show the subject's attributes in comparison with the most-relied-upon sales.
ADJUSTMENTS TO COMPARABLE SALES:
In addition to Self-Contained appraisal reports, Summary appraisal reports prepared for the County
shall contain a detailed narrative explaining the adjustments made to the comparable sales including
the appraiser's reasoning and the data which forms the basis for the extent of each adjustment.
PARENT TRACT:
After application of the three common tests to determine the parent tract for the subject property
(contiguity, unity of use, and unity of ownership), the Appraiser must include a sketch of the whole
property in the appraisal report; and, in the case of a partial taking, must show on the sketch the part
being acquired by the County. Unless Collier County provides the Appraiser with a parent tract
determination and an area calculation for the parent tract, it is the responsibility of the Appraiser to
calculate the area of the parent tract.
PARTIAL TAKINGS:
Areas (in general) - While the area of the part being acquired will be provided by the County, it is the
responsibility of the Appraiser to calculate the area of the remainder tract.
Areas (easements) - Remainder areas should be the same after the taking of easements as the area
of the parent tract prior to the taking. The value after the taking should reflect that a portion of the
parent tract is encumbered by the easement taken by the County.
Cost-to-Cure Severance Damage~ - There must be a damage to the remainder real estate before a
cure can be applied. Damages must be supported with market data and specified in dollar terms.
Without this supporting documentation Collier County cannot be assured that the cost of the cure will
be less than the damages to which the property owner would otherwise be entitled.
If the "cure" chosen by the appraiser includes a payment to the property owner to re-establish,
construct, or install a feature upon the remainder, for which the property owner has been compensated
in the value of the part taken, then the compensation for the taken feature shall be deducted from the
total compensation due the property owner. For example: if compensation includes the depreciated
replacement cost of fencing located within the take area, and the proposed "cure" includes the
installation of fencing upon the remainder, the purpose of which is essentially to replace that fencing
taken by the County, the depreciated replacement cost of the fencing being taken, for which the
property owner has already been compensated, must be deducted from the total compensation due
the property owner.
In addition, if the cure involves the relocation of amenities or parking (or anything else that takes up
useable space) onto the remainder property, the appraisal must address compensation for the loss of
that area occupied by the relocated feature.
As a matter of general policy... In order to avoid disputes over the quality of relocation work
performed by the County or its contractors, Collier County will seek to limit its liability by paying the
depreciated replacement cost for everything within the take area, and/or by paying the owner to
relocate certain improvements onto the remainder at a location of their choosing. Generally, the
County is better off purchasing anything within the take area, rather than taking it in good faith that a
property owner will relocate an improvement from the right-of-way by that point in time that the right-of-
way should be clear and ready for construction.
Land and Affected Improvements Only on Improved Parcels - If it is the Appraiser's judgment that the
primary improvements located upon the remainder property are unaffected by the taking, and after
consideration of the possibility of any damages accruing to the remainder property, the Appraiser may
elect to preepare a before and after estimate of value of the value of the land only. Such before and
after values must be clearly labeled in the appraisal repod; and such an appraisal report must contain
an explanation and brief discussion of the factors considered in electing not to appraise the value of
the property as improved in both the before and the after situations.
Sign~ - Should a trade sign or income producing sign be discovered within the taking area, the
Appraiser should consult with the County for specific instructions on valuation and/or compensation
regarding the signage. When preparing an appraisal report for condemnation the appraiser should
include the depreciated replacement cost of the signage in the total estimate of compensation due the
Revised 11/18/98 Page 2
EXHIBIT "B"
COLLIER COUNTY SUPPLEMENTAL APPRAISAL STANDARDS
property owner, A cost to cure the damage resulting from the absence of the sign is then applied in
order make the property owner "whole."
Special Benefits - The Appraiser should consult with the County prior to assigning special benefits to a
remainder property.
DATA BOOKS:
GENERAL NOTE: For multiple appraisal assignments a Data Book may be required in accordance
with the terms of the Appraisal Agreement between the Appraiser and Collier County, Florida. Should
the County desire that a data book be prepared for an appraisal project, such will be stipulated in the
bid solicitation generated by County staff; and it shall be made a specific condition in the Appraisal
Agreement between the Appraiser and Collier County. Absent any such stipulation, a data book will
not be required.
All of the sales sheets as well as the narrative discussion of the appraiser's market observations and
adjustments should be on 8 1/2" x 11" paper bound by a three ring binder to accommodate the easy
insertion of new sales sheets into the data book. A cover page identifying the project for which the
data book is prepared, the name of the appraiser, and the date of its compilation, should be fpllowed
by a Table of Contents which must identify the major sections into which the data book is divided. The
data book must contain the following:
Regional and neighborhood description and analysis. This information may be omitted from
each individual appraisal report as long as the written report directs the reader's attention to
the fact that this information is presented in the data book.
A "Sales Map" or "Location Map" showing the location of each comparable sale property for
which a Sales Data Sheet is contained in the Data Book. Such maps must be of a scale, and
produced with a clarity, such that the location of each comparable sale property is discernible
by the reader. Any Listings employed by the appraiser must also be shown on the maps.
Separate tabbed sections for: (1) vacant land Sales Data Sheets, subdivided into groupings
based upon highest and best use, with listings grouped together within each sub-group; (2)
improved property Sales Data Sheets, subdivided into separate groups based upon present
use, with listings grouped together within each sub-group; (3) market adjustment studies; (4)
income, expense and capitalization rate studies; (5) regional analysis (unless the terms of the
agreement between Collier County and the Appraiser specifically exclude regional analysis
from the scope of the assignment(s); (6) neighborhood analysis; (7) applicable excerpts from
zoning regulations or such other reference materials upon which the Appraiser has specifically
relied in developing the appraisals; and (8) any special studies and/or comparative analyses
made during the development of the appraisals, and/or which were already in existence and
upon which the Appraiser relied during the development of the appraisals.
Revised 11/18/98 Page 3