[Code of Federal Regulations]
[Title 36, Volume 2]
[Revised as of July 1, 2003]
From the U.S. Government Printing Office via GPO Access
[CITE: 36CFR254.9]

[Page 340-342]
 
              TITLE 36--PARKS, FORESTS, AND PUBLIC PROPERTY
 
          CHAPTER II--FOREST SERVICE, DEPARTMENT OF AGRICULTURE
 
PART 254--LANDOWNERSHIP ADJUSTMENTS--Table of Contents
 
                        Subpart A--Land Exchanges
 
Sec. 254.9  Appraisals.

    The Federal and non-Federal parties to an exchange shall comply with 
the appraisal standards as set forth in paragraphs (a) through (d) of 
this section, and, to the extent appropriate, with the Uniform Appraisal 
Standards for Federal Land Acquisitions: Interagency Land Acquisition 
Conference 1992 (Washington, DC, 1992), ISBN 0-16-038050-2 when 
appraising the values of the Federal and non-Federal lands involved in 
an exchange.
    (a) Appraiser qualifications.
    (1) A qualified appraiser(s) shall provide to the authorized officer 
appraisals estimating the market value of Federal and non-Federal 
properties involved in an exchange. A qualified appraiser may be an 
employee or a contractor to the Federal or non-Federal exchange parties. 
At a minimum, a qualified appraiser shall be an individual agreeable to 
all parties and approved by the authorized officer, who is competent, 
reputable, impartial, and has training and experience in appraising 
property similar to the property involved in the appraisal assignment.
    (2) Qualified appraisers shall possess qualifications consistent 
with State regulatory requirements that meet the intent of Title XI, 
Financial Institutions Reform, Recovery, and Enforcement Act of 1989 
(FIRREA) (12 U.S.C. 3331). In the event a State or Territory does not 
have approved policies, practices, and procedures regulating the 
activities of appraisers, the Forest Service may establish appraiser 
qualification standards commensurate with those generally adopted by 
other States or Territories meeting the requirements of FIRREA.
    (b) Market value.
    (1) In estimating market value, the appraiser shall:
    (i) Determine the highest and best use of the property to be 
appraised;
    (ii) Estimate the value of the lands and interests as if in private 
ownership and available for sale in the open market;
    (iii) Include historic, wildlife, recreation, wilderness, scenic, 
cultural, or other resource values or amenities as reflected in prices 
paid for similar properties in the competitive market;
    (iv) Consider the contributory value of any interest in land such as 
water rights, minerals, or timber, to the extent they are consistent 
with the highest and best use of the property; and
    (v) If stipulated in the agreement to initiate in accordance with 
Sec. 254.4 of this subpart, estimate separately the value of each 
property optioned or acquired from multiple ownerships by the

[[Page 341]]

non-Federal party for purposes of exchange, pursuant to Sec. 254.5 of 
this subpart. In this case, the appraiser also must estimate the value 
of the Federal and non-Federal properties in a similar manner.
    (2) In estimating market value, the appraiser may not independently 
add the separate values of the fractional interests to be conveyed, 
unless market evidence indicates the following:
    (i) The various interests contribute their full value (pro rata) to 
the value of the whole; and
    (ii) The valuation is compatible with the highest and best use of 
the property.
    (3) In the absence of current market information reliably supporting 
value, the authorized officer may use other acceptable and commonly 
recognized methods to determine market value.
    (c) Appraisal report standards. Appraisals prepared for exchange 
purposes must contain the following minimum information:
    (1) A summary of facts and conclusions;
    (2) The purpose and/or the function of the appraisal, a definition 
of the estate being appraised, and a statement of the assumptions and 
limiting conditions affecting the appraisal assignment, if any;
    (3) An explanation of the extent of the appraiser's research and 
actions taken to collect and confirm information relied upon in 
estimating value;
    (4) An adequate description of the physical characteristics of the 
land being appraised; a statement of all encumbrances; title 
information; location, zoning, and present use; an analysis of highest 
and best use; and at least a 5-year sales history of the property;
    (5) A disclosure of any condition that is observed during the 
inspection of the property or becomes known to the appraiser through the 
normal research which would lead the appraiser to believe that hazardous 
substances may be present on the property being appraised;
    (6) A comparative market analysis and, if more than one method of 
valuation is used, an analysis and reconciliation of the methods used to 
support the appraiser's estimate of value;
    (7) A description of comparable sales, including a description of 
all relevant physical, legal, and economic factors such as parties to 
the transaction, source and method of financing, effect of any favorable 
financing on sale price, and verification by a party involved in the 
transaction;
    (8) An estimate of market value;
    (9) The effective date of valuation, date of appraisal, signature, 
and certification of the appraiser;
    (10) A certification by the appraiser to the following:
    (i) The appraiser has personally contacted the property owner or 
designated representative and offered the owner an opportunity to be 
present during inspection of the property;
    (ii) The appraiser has personally examined the subject property and 
all comparable sale properties relied upon in the report;
    (iii) The appraiser has no present or prospective interest in the 
appraised property; and
    (iv) The appraiser has not received compensation that was contingent 
on the analysis, opinions, or conclusions contained in the appraisal 
report; and
    (11) Copies of relevant written reports, studies, or summary 
conclusions prepared by others in association with the appraisal 
assignment which were relied upon by the appraiser to estimate value, 
which may include, but is not limited to, current title reports, mineral 
reports, or timber cruises prepared by qualified specialists.
    (d) Appraisal review.
    (1) Appraisal reports shall be reviewed by a qualified review 
appraiser meeting the qualifications set forth in paragraph (a) of this 
section. Statements of value prepared by agency appraisers are not 
subject to this review.
    (2) The review appraiser shall determine whether the appraisal 
report:
    (i) Is complete, logical, consistent, and supported by market 
analysis;
    (ii) Complies with the standards prescribed in paragraph (c) of this 
section; and
    (iii) Reasonably estimates the probable market value of the lands 
appraised.
    (3) The review appraiser shall prepare a written review report, 
containing at a minimum:

[[Page 342]]

    (i) A description of the review process used;
    (ii) An explanation of the adequacy, relevance, and reasonableness 
of the data and methods used by the appraiser to estimate value;
    (iii) The review appraiser's conclusions regarding the appraiser's 
estimate of market value; and
    (iv) A certification by the review appraiser to the following:
    (A) The review appraiser has no present or prospective interest in 
the property which is the subject of the review report; and
    (B) The review appraiser has not received compensation that was 
contingent upon approval of the appraisal report.