1998 Legislation
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SENATE BILL NO. 1436 – Appraiser, license required

SENATE BILL NO. 1436

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S1436.......................................by COMMERCE AND HUMAN RESOURCES
APPRAISERS - Amends existing law to prohibit any person from practicing as
an appraiser without a license or certification, to add definitions, to
provide for issuance of a broker's price opinion by a broker or licensed
associate broker and to provide that an unlicensed or uncertified appraiser
may testify as to an opinion when qualified as an expert witness.

02/11    Senate intro - 1st rdg - to printing
02/12    Rpt prt - to Com/HuRes

Bill Text


S1436


                                                                        
 ||||              LEGISLATURE OF THE STATE OF IDAHO             ||||
Fifty-fourth Legislature                 Second Regular Session - 1998
                                                                        

                                      IN THE SENATE

                                   SENATE BILL NO. 1436

                        BY COMMERCE AND HUMAN RESOURCES COMMITTEE

 1                                        AN ACT
 2    RELATING TO THE IDAHO REAL ESTATE APPRAISERS ACT;  AMENDING  SECTION  54-4103,
 3        IDAHO  CODE,  TO  PROHIBIT  ANY PERSON FROM PRACTICING, ASSUMING TO ACT OR
 4        HOLDING HIMSELF OUT TO THE PUBLIC AS AN APPRAISER  WITHOUT  A  LICENSE  OR
 5        CERTIFICATION;  AMENDING  SECTION 54-4104, IDAHO CODE, TO ADD DEFINITIONS;
 6        AND AMENDING SECTION 54-4105, IDAHO CODE, TO DELETE OBSOLETE LANGUAGE,  TO
 7        PROVIDE  THAT  A BROKER OR LICENSED ASSOCIATE BROKER MAY RENDER A BROKER'S
 8        PRICE OPINION, TO PROVIDE THE INFORMATION AND A DISCLOSURE TO BE  INCLUDED
 9        IN  A BROKER'S PRICE OPINION,  TO PROVIDE FOR COMPENSATION FOR ISSUANCE OF
10        A BROKER'S PRICE OPINION AND TO PROVIDE THAT AN UNLICENSED OR  UNCERTIFIED
11        APPRAISER MAY TESTIFY AS TO AN OPINION WHEN QUALIFIED AS AN EXPERT WITNESS
12        UNDER APPLICABLE COURT RULES OF EVIDENCE.

13    Be It Enacted by the Legislature of the State of Idaho:

14        SECTION  1.  That  Section 54-4103, Idaho Code, be, and the same is hereby
15    amended to read as follows:

16        54-4103.  USE OF TERM "LICENSED" OR "CERTIFIED" APPRAISER  --  UNLAW-
17    FUL  PRACTICE  OF  APPRAISAL  . From and after July 1, 1992, it shall be
18    unlawful for any person in this state  to  assume  or  use  the  title  "state
19    licensed" or "state certified real estate appraiser" or any title, designation
20    or  abbreviation likely to create the impression of licensure or certification
21    by the state of Idaho for any real estate appraisal,  unless  the  person  has
22    first  been licensed or certified by the real estate appraiser board under the
23    provisions of this chapter. The board may adopt for the exclusive use of  per-
24    sons  licensed or certified under the provisions of this chapter, a seal, sym-
25    bol or other mark identifying the user as a state licensed or  certified  real
26    estate appraiser.
27         From and after July 1, 1992, i  I t shall be unlaw-
28    ful  for  any   real estate appraiser   person to practice, or
29    assume to act or to hold himself out to the public as a  person  qualified  to
30    practice  or carry on the calling of an appraiser within this state, or 
31    to perform an appraisal of real estate located in this state unless the person
32    has first been licensed or certified by the board under the provisions of this
33    chapter.

34        SECTION 2.  That Section 54-4104, Idaho Code, be, and the same  is  hereby
35    amended to read as follows:

36        54-4104.  DEFINITIONS. As used in this chapter:
37        (1)  "Appraisal"  or "real estate appraisal" means an analysis, opinion or
38    conclusion relating to the value, nature, quality,  or  utility  of  specified
39    interests in, or aspects of, identified real estate.
40        (2)  "Appraisal  assignment" means an engagement for which an appraiser is
41    employed or retained to act, or would be perceived by  third  parties  or  the


                                          2

 1    public  as  acting,  as  a  disinterested third party in rendering an unbiased
 2    opinion or conclusion relating to the value, nature,  quality  or  utility  of
 3    specified interests in, or aspects of, identified real estate.
 4        (3)  "Appraisal foundation" or "foundation" means the appraisal foundation
 5    established  on  November  20, 1987, as a not-for-profit corporation under the
 6    laws of Illinois.
 7        (4)  "Board" means the real estate appraiser board.
 8        (5)   "Broker's price opinion" means an oral or  written  opinion  of
 9    the estimated  reasonable price that an identified real property or real prop-
10    erty  interest will sell for in the relevant real estate market, rendered by a
11    broker or associate broker licensed under chapter 20, title 54, Idaho Code.
12        (6)  "Federally related transaction" means any real estate related  finan-
13    cial  transaction that a federally regulated financial institution, regulatory
14    agency, or the resolution trust corporation engages in, funds  contracts  for,
15    or regulates and that requires the services of an appraiser.
16        (7)    "License"  or "certificate" means that document issued by the
17    real estate appraiser board certifying that the person named thereon has  sat-
18    isfied  the requirements for licensure or certification as a state licensed or
19    certified real estate appraiser and bearing a license  or  certificate  number
20    assigned by the board.
21        ( 6  8 )  "Noncomplex appraisal" is one in which the
22    subject  property  has  an  active market of essentially identical properties,
23    there is adequate market data available, adjustments do not exceed the typical
24    range found in the market for essentially identical  properties,  and  in  the
25    instance  of  residential property, the contract sales price would fall within
26    the market norm for homes or lots within the same area.
27        ( 7  9 )  "Real  estate  appraiser"  or  "appraiser"
28    means  a  person who for a fee or other valuable consideration or the expecta-
29    tion thereof, develops and communicates real estate  appraisals  or  otherwise
30    gives an opinion of the value of real estate or any interest therein.
31          (10) "Real estate related financial transaction" means any transac-
32    tion involving:
33        (a)  The sale, lease, purchase, investment in or exchange of real property
34        including interests in property or the financing thereof;
35        (b)  The refinancing of real property or interest in real property; or
36        (c)  The use of real property or interest in property or  security  for  a
37        loan or investment including mortgage back security. 
38        ( 8  11 ) "Real property" or "real estate" means and
39    includes  leaseholds  as well as any other interest or estate in land, whether
40    corporeal, incorporeal, freehold or nonfreehold and whether situated  in  this
41    state or elsewhere.
42        (  9    12  ) "State  certified  general real estate
43    appraiser" means a person who is certified to appraise all types of real prop-
44    erty.
45        (1 0  3 ) "State certified residential  real  estate
46    appraiser"  means  a  person who holds a current, valid certificate as a state
47    certified residential appraiser issued under the provisions  of  this  chapter
48    whose  practice  is limited to appraisal of residential properties of four (4)
49    or less units without regard to transaction value or complexity.
50        (1 1  4 ) "State licensed  residential  real  estate
51    appraiser"  means  a person who is licensed to appraise residential real prop-
52    erty consisting of one (1) to four (4) noncomplex residential units  having  a
53    transaction  value  less than one million dollars ($1,000,000) and complex one
54    (1) to four (4) residential units having a transaction  value  less  than  two
55    hundred fifty thousand dollars ($250,000).


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 1        SECTION  3.  That  Section 54-4105, Idaho Code, be, and the same is hereby
 2    amended to read as follows:

 3        54-4105.  EXCEPTIONS. (1)  The provisions  of  this  chapter  do  not
 4    apply to any person who does not hold himself out as, or offer to perform ser-
 5    vices as, a real estate appraiser.
 6        (2)    The  provisions  of this chapter do not restrict the right to
 7    use the term "appraiser," provided that such term is not used in a manner that
 8    creates the impression of certification by the state of Idaho to perform  real
 9    estate  appraisals  other than ad valorem tax  appraisals. However, nothing in
10    this chapter shall entitle a state licensed or  state  certified  real  estate
11    appraiser  to  appraise  real estate for ad valorem tax purposes unless he has
12    first been certified by the Idaho state tax  commission  pursuant  to  section
13    63-105A(17), Idaho Code.
14        (  3   2 )  The provisions of this chapter shall not
15    apply to a licensed real estate broker, associate broker or  salesperson  who,
16    in  the  ordinary course of his business gives an opinion of the price of real
17    estate for the purpose of a prospective listing or sale,  provided  that  such
18    person  does not represent himself as being a state licensed or certified real
19    estate appraiser.
20         (3)  (a) The provisions of this  chapter  do  not  prohibit  a  real
21        estate  broker  or  associate broker who is licensed in the state of Idaho
22        under chapter 20, title 54, Idaho Code, from rendering  a  broker's  price
23        opinion.  If  a  broker's  price  opinion is rendered in writing, it shall
24        identify the real estate or the real estate interest that is  the  subject
25        of the opinion, state the assumptions and limiting conditions which affect
26        the  broker's  price opinion, the intended use of the broker's price opin-
27        ion, disclose whether the broker or associate broker licensed under  chap-
28        ter  20,  title  54,  Idaho Code, rendering the opinion has any present or
29        known prospective interest in the property that  is  the  subject  of  the
30        broker's price opinion, and be signed by the real estate broker or associ-
31        ate broker licensed under chapter 20, title 54, Idaho Code, who is render-
32        ing  the  broker's price opinion.  The written opinion shall further state
33        in an obvious location within the document the following disclosure:
34             "This broker's price opinion has not been prepared by a licensed
35             or certified appraiser and is not an  appraisal  of  the  market
36             value  of  the  property that is the subject of this opinion, as
37             provided in chapter 41, title 54, Idaho Code."
38        (b)  The broker's price opinion permitted under this subsection may not be
39        used as an appraisal or in lieu of an appraisal  in  a  federally  related
40        transaction.
41        (c)  Notwithstanding  any  other  provision  of  this chapter, a broker or
42        associate broker licensed under chapter 20,  title  54,  Idaho  Code,  may
43        receive compensation for the issuance of a broker's price opinion.
44        (d)  Nothing  in this act precludes an unlicensed or uncertified appraiser
45        from testifying as to an opinion when qualified as an expert witness under
46        applicable court rules of evidence. 
47        (4)  Any person who is not licensed or certified under the  provisions  of
48    this chapter may assist a state licensed or certified real estate appraiser in
49    the  performance  of an appraisal, provided that he is actively and personally
50    supervised by the state licensed or certified appraiser and  provided  further
51    that  any  appraisal  report  rendered  in  connection  with  the appraisal is
52    reviewed and signed by the state licensed or certified real estate appraiser.
53        (5)  The provisions of this chapter requiring mandatory licensure or  cer-
54    tification  shall not apply to employees or agents of the Idaho transportation


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 1    department when appraising transportation department property with a fair mar-
 2    ket value of ten thousand dollars ($10,000) or less.

Statement of Purpose / Fiscal Impact


    





    STATEMENT OF PURPOSE
    
                                  RS07841
    
    The purpose of this legislation is to clarify the Idaho Real 
    Estate Appraisers Act as it relates to real estate brokers and 
    associate brokers licensed under Chapter 20, Title 54 of the 
    Idaho Code. It clarifies language related to the unlawful 
    practice of appraisal. It provides for a definition of a broker 
    price opinion, a real estate related financial transaction, and 
    a federally related transaction. It clarifies that real estate 
    brokers and associate brokers can provide broker price opinions 
    while requiring specific disclosure language to distinguish 
    between a brokers price opinion and a real estate appraisal and 
    provides that real estate brokers and associate brokers can be 
    compensated for providing broker price opinions.
    
                               FISCAL IMPACT
    
    There is no fiscal impact on the state general fund or any 
    political subdivision.
    
    CONTACT: Alex LaBeau, Idaho Association of REALTORS
              208-342-3585
    
    STATEMENT OF PURPOSE/FISCAL NOTE
    
    S 1436