1. Subject and assignment
| Subject | 1247 Elm Street, Bremerton, WA 98310 — single-family, built 1962 |
| Jurisdiction | US-WA (Washington) |
| Rule sets | FHA Handbook 4000.1 · ANSI Z765 · USPAP · Washington state licensing |
| Generated | 2026-04-15 |
2. Findings summary
| Result | Count |
|---|
| Non-compliant — must fix; a rule failed at material or critical severity | 3 |
| Needs attention — an advisory point to consider | 1 |
| Compliant — rules that fired and passed | 38 |
| Total rules evaluated | 42 |
| Not applicable — applicability gate didn't match this submission | 365 |
Action required. This submission has critical-severity findings. Resolve them before delivering the report to the lender.
3. Findings detail
Critical FED-FHA-4000-1-II-D-5-LEAD-PAINT Lead-based-paint assessment present on pre-1978 property
HUD-4000-1 Section II.D.5 —
source
Subject was built in 1962. FHA Handbook 4000.1, Section II.D.5
requires a lead-based-paint assessment for any property
constructed before 1978. The submitted workfile does not
record a value for
content.subject_property.lead_paint_assessment.
The deal cannot proceed to closing until either (a) the
appraiser certifies no defective paint, or (b) defective paint
is documented with a remediation plan.
Improvement guidance. Add the lead-paint
assessment to the URAR addendum. Use one of the three accepted
values: no_defective_paint (no chipping / peeling
observed on a building component);
defective_paint_with_repair_plan (observed defects
+ remediation scope documented and bid);
defective_paint_undocumented (observed but no
plan — will block FHA insurance). Photograph any observed
defects.
Material FED-FHA-4000-1-II-D-3-COMPARABLE-RECENCY Closed comparables are within 12 months of effective date (or older comps are explained)
HUD-4000-1 Section II.D.3 —
source
Comparable Sale #3 (953 Pine Avenue) closed 2024-12-08, more
than 16 months before the effective date. The workfile's
comparable_sales_within_12_months boolean is false
and no per-comp age explanation is recorded. FHA Section
II.D.3 expects closed comparables within 12 months; older
comps are permitted only when the addendum justifies the
choice (e.g., rural / low-volume market).
Improvement guidance. Either substitute
Comp #3 with a closer-in-time sale (preferable — the
West Bremerton submarket has had adequate transaction volume
in the trailing 12 months), or add a per-comp narrative
explaining the selection: why this older comp is more
locationally / physically similar than any alternative within
the 12-month window. The narrative goes in the URAR addendum
and the workfile's per-comp age_explanation
field is then populated.
Material ANSI-Z765-METHOD-DECLARED GLA is measured and reported under the ANSI Z765-2021 method
ANSI Z765-2021 — GLA measurement standard (applies to
Conventional and FHA).
The submitted workfile includes a floor-plan sketch, but the
content.report.ansi_z765_method_declared flag is
false and no per-area dimension table is recorded. ANSI
Z765-2021 — the measurement standard that applies to
this FHA assignment — requires the report to state that
gross living area was measured under ANSI and to show the
supporting dimensions.
Improvement guidance. Declare the ANSI
Z765-2021 method in the report and add the GLA calculation as
a supplementary exhibit alongside the existing floor-plan
sketch. Show dimensions per finished area, sum to the reported
gross living area, and confirm the sum matches the URAR's GLA
field (1,847 sq ft as reported on this submission).
Advisory USPAP-SR1-3-MARKET-TRENDS Market-condition adjustments are supported by trend analysis
USPAP Standards Rule 1-3 — market-area and trend
analysis (applies to every assignment).
Comparable Sales #2 and #3 carry positive market-conditions
adjustments of $4,500 and $9,200 respectively. The workfile's
market_condition_adjustment_supported boolean is
true (attested), but the supporting trend data is not
referenced in the report. (advisory; consider but not
required for compliance.)
Rules that passed
The 38 rules below fired against this submission and produced no
findings. We show eight representative passes; the remaining
thirty are listed in the full Evaluation Report.
- ☑ WA-RCW-18.140-050-A — Appraiser must hold an active certification
- ☑ WA-WAC-308-125-200-USPAP-EDITION — USPAP edition referenced
- ☑ USPAP-SR1-4-COMPS-MIN — At least three closed comparables
- ☑ FED-FHA-4000-1-II-D-1-ROSTER-ELIGIBILITY — Appraiser on the FHA roster
- ☑ FED-FHA-4000-1-II-D-3-PHOTO-FRONT-EXTERIOR — Front-exterior photograph included
- ☑ FED-FHA-4000-1-II-D-4-FEMA-FLOOD-ZONE — FEMA flood zone identified (Zone X — minimal risk)
- ☑ FED-FHA-4000-1-II-D-5-FOUNDATION-STRUCTURAL — Foundation / structural elements assessed
- ☑ FED-FHA-4000-1-II-D-6-FHA-CERTIFICATION — FHA-specific certification present
- … and 30 more.
4. Improvement guidance — ranked
The recommendations below are the consolidated, ranked list of
actions to take before resubmitting this workfile. The order
follows severity (critical → material → advisory) and
within severity, chronological order in your workflow.
- Add lead-based-paint assessment to the URAR addendum critical
Pre-1978 construction triggers FHA II.D.5. Select one of: no
defective paint observed; defective paint documented with
repair plan; defective paint without repair plan (this third
option blocks FHA insurance). Photograph any observed
defects.
Driven by: FED-FHA-4000-1-II-D-5-LEAD-PAINT.
- Replace Comp #3 or add an age-justification narrative material
Comparable Sale #3 is 16 months old. Either swap in a sale
closed within the last 12 months from the West Bremerton
submarket, or document in the addendum why this older sale
is more similar than alternatives.
Driven by: FED-FHA-4000-1-II-D-3-COMPARABLE-RECENCY.
- Declare the ANSI Z765 method and add the GLA calculation exhibit material
State that GLA was measured under ANSI Z765-2021 and show
per-area dimensions summing to the reported 1,847 sq ft GLA.
Can be added to the existing sketch as marginal annotation
or as a separate exhibit page.
Driven by: ANSI-Z765-METHOD-DECLARED.
- Reference the supporting trend data for market-conditions adjustments advisory
Comps #2 and #3 carry positive market-conditions
adjustments. Consider citing the West Bremerton 12-month
rolling price trend (Form 1004MC or equivalent) in the
addendum so the adjustments are inspector-defensible.
Driven by: USPAP-SR1-3-MARKET-TRENDS.
This is an Evaluation Report — a point-in-time
compliance check. It shows what was checked, when, and
against which rules, and what came back. Run the same file
against the same rules and you get the same findings. It is
not a sealed, verifiable Decision Record (that's the
Assemble product), and it is
not an outside confirmation that the appraisal itself is
correct — the findings support your professional
judgment, they don't replace it.
