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3. Project Fee Schedule Process for Completing Appraisal Assignment for Addresses a. Define the appraisal problem, which includes identifying the real estate and real property rights to be valued, the date of value, the date of the report, the intended uses and users of the appraisal, the definition of fair market value, and other assumptions and limiting conditions. b. Send by mail, in compliance with the statutory requirement, a letter to each property owner offering the opportunity to accompany the appraiser during a property inspection. This notice and all contacts with the property owner will be recorded in a parcel diary. c. For the partial acquisition assignments, contact the City of Santa Ana's representative to request that surveyors stake or mark the right of way lines on the subject properties for clarity, prior to the inspection. d. Conduct the on -site inspections of the subject properties. Photograph, measure, and itemize the improvements. For the partial acquisition, itemize the improvements within the part taken, e. Conduct a field investigation of the subject properties' environs, including gathering data on the region, city, and neighborhood from governmental agencies, real estate agencies, city historical documents, planning and zoning documents from the appropriate city, information from county and city taxing authorities, and other published sources. The subject data is gathered in order to analyze the pertinent trends and constraints that could affect the value of the properties. f. Analyze the highest and best use of each of the subject properties as though vacant and available for development and as improved (if appraised as improved) as defined in the appraisal. g. Search for and analyze relevant, comparable data. Confirm factual information regarding each sale with the County Assessor's records, the appropriate city's Planning Department, and other data sources. Confirm the sale with buyers, sellers, or brokers,, when possible. h. Use the above information in the application of the approach to value. In the case of the single-family residence, the Sales Comparison Approach will be used. For the partial taking, the Sales Comparison Approach would be used to appraise the underlying land. A Modified Cost Approach is used to value the site improvements. I. Estimate and analyze the fair market value of the full acquisition and the partial acquisition. For the partial acquisition, specifically analyze the parts to be taken and any damage and/or benefits that may accrue to the remainders by reason of the takes and the construction of the project In the manner proposed. j. Prepare an Appraisal Report in conformance with the Uniform Standards of Professional Appraisal Practice (USPAP), the Caltrans Right of Way Manual - Chapter 7, Appraisals (when applicable), State and Federal Uniform Relocation Assistance and Real Property Acquisition Policies Acts, applicable eminent domain law, state -approved appraisal requirements, and in some cases Uniform Appraisal Standards for Federal Land Acquisitions, k. Provide one draft appraisal report to the review appraiser, if required. Upon approval of the draft report, provide one original of the final appraisal report and one electronic copy Proposal for On -Call Right of Way Property Appraisal Services RFP No. 18-082, City of Santa Ana