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CHAPTER I

CERTIFIED REAL ESTATE APPRAISER BOARD

RULES AND REGULATIONS

Section 1. Authority. Pursuant to the authority vested in the Certified Real Estate Appraiser Board by virtue of W. S. 16-3-101 through 16-3-115 and W. S. 33-39-101 through 33-39-130, the following rules and regulations are hereby promulgated.

Section 2. Definitions.

(a) The term "permit number" means the permit number, which appears on the permit issued to an appraiser or trainee by the Certified Real Estate Appraiser Board. Permit number and type of certification must appear on all appraisal reports, i.e., "Certified General Real Estate Appraiser, Wyoming Permit No.________" or "Certified Residential Real Estate Appraiser, Wyoming Permit No.________," or “Real Estate Appraiser Trainee”, Wyoming Permit No. _____.”

(b) The term "director" means the director of the Real Estate Commission who serves on the Board as a non-voting ex-officio member.

(c) "Trainee" is a non-certified person who works with and assists a certified appraiser in the preparation of appraisals for purposes of gaining experience to become a certified appraiser.

(d) “Temporary work” means the appraiser’s work is of a temporary nature not to exceed one (1) appraisal assignment to be completed within six (6) months from date of issuance of the temporary permit.

(e) “Residential appraisal” includes the appraisal of vacant or unimproved land or property that is utilized for 1-4 residential units or for which the highest and best use is for 1-4 residential units.

(f) “Board” or “WCREAB” means the Wyoming Certified Real Estate Appraiser Board.

(g) “AQB” means the Appraiser Qualifications Board.

(h) “USPAP” means the Uniform Standards of Professional Appraisal Practice.

Section 3. Exemptions.

(a) These Rules and Regulations shall not apply to a real estate broker, associate broker or salesman who, in the ordinary course of business, gives an opinion of the price of real estate for the purpose of a prospective listing or sale, provided, however, this opinion of the price shall not be referred to as or construed to be an appraisal.

Section 4. Fees.

(a) The following non-refundable fees shall be charged by the Board:

(i) Examination fee…………………………………………... $100

(ii) Certified General, Residential or Trainee two (2)

year permit …………………………..…………………… $400

(iii) Renewal of Certified General, Residential or Trainee

two (2) year permit……………..………….…… $400

(iv) Change of address or contractual association …………. $ 20

(v) Duplicate permit or pocket card………………………… $ 20

(vi) Education account……………………………………… $ 20

(vii) Permit for temporary work ……………………………... $150

(viii) Course or Instructor Approval…………………………… $ 50

(iv) Federal Registry Fee (annual)………………………..….. $ 25

(x) Demonstration Report Review Fee……………………… $200

(xi) Late Renewal Fee ………..……...……………..………... $100

Section 5. Permit process

(a) An applicant shall complete all requirements for the level of certification they apply for, including the education requirements shown in Section 6; the exam requirements described in Section 7; and the experience required in Section 8; and complete an application for a permit as described in Section 10.

Section 6. Education requirements.

(a) All applicants must attend a fifteen (15) hour national USPAP course or its equivalent taught by an AQB-certified USPAP instructor, and pass the associated fifteen (15) hour national USPAP course examination.

(b) In order to qualify for a permit to practice as a Certified General Real Estate Appraiser, an applicant must furnish proof of having successfully completed three-hundred (300) creditable classroom hours of courses in subjects related to real estate appraisal which meet the required core curriculum established and published by the Board. In addition, the applicant must either:

(i) Hold a bachelor’s or higher degree from an accredited college/university acceptable to the Board, or in lieu of a bachelor’s degree:

(ii) Successfully complete thirty (30) semester equivalent credit hours as established and published by the Board from an accredited college or university acceptable to the Board. Repetitious course work in the same curriculum will not be accepted.

(c) In order to qualify for a permit to practice as a Certified Residential Real Estate Appraiser, an applicant must furnish proof that they have successfully completed two-hundred (200) creditable classroom hours of courses in subjects related to real estate appraisal which meet the required core curriculum established and published by the Board, and, in addition, the applicant must either:

(i) Hold an associate’s or higher degree from an accredited community college/university/college acceptable to the Board, or in lieu of an associate’s degree:

(ii) Successfully complete twenty-one (21) semester equivalent credit hours as established and published by the Board from an accredited college or university acceptable to the Board. Repetitious course work in the same curriculum will not be accepted.

(d) Distance education may be used as qualifying education if the course is approved by the Board, meets AQB criteria and has a proctored final exam at the completion.

(e) In order to qualify for a permit to practice as a Certified Real Estate Appraiser Trainee, an applicant must furnish proof of having successfully completed seventy-five (75) creditable classroom hours which meet the required core curriculum established and published by the Board.

Section 7. Examination requirements.

(a) Prior to taking the exam for a permit to practice as a Certified Real Estate Appraiser, the applicant shall furnish proof to the Board that the applicable education required by Section 6 has been completed.

(b) The applicant must pass the examination and furnish proof of work experience prior to a person submitting an application for certification. Examination fees will not be refunded if the Board does not approve the applicant for certification.

(c) Every applicant seeking certification as an appraiser shall register for the Board approved examination with the testing service under contract with the Board.

(i) Failure to complete the examination on the scheduled date will result in forfeiture of the examination fee.

(ii) To re-write the examination, any applicant who does not attain a passing score must register with the testing service under contract with the Board and submit the examination fee.

(d) A notice to an applicant that they have received a passing score on the Board approved examination does not constitute a permit to practice.

(e) An applicant who does not complete the experience requirement within twenty-four (24) months of passing the examination must retake and pass the examination. Examination scores more than twenty-four (24) months old will not be accepted.

Section 8. Experience requirements.

(a) To be certified as a residential real estate appraiser or a general real estate apraiser, an applicant must present evidence to the Board that the experience requirement has been satisfied.

(b) In order to be certified as a residential appraiser, the total experience shall consist of two-thousand five-hundred (2,500) hours of experience obtained during no fewer than twenty-four (24) months and no more than the sixty (60) months immediately preceding the filing of the application for certification. While the number of hours may be cumulative, the required number of months must accrue before an individual may be certified.

(i) Where the experience claimed is in the capacity of a reviewing appraiser, the total experience shall consist of three-thousand five-hundred (3,500) hours of experience reviewing residential reports. A reviewing appraiser is one who reviews appraisals as a reviewing appraiser in compliance with W.S. 33-39-107.

(ii) In the event the experience claimed consists of a combination of performing appraisals and reviewing appraisals, the experience claimed shall consist of a minimum of one-thousand five-hundred (1,500) hours experience completing residential appraisal reports and a minimum of one-thousand five-hundred (1,500) hours reviewing residential appraisals in compliance with W.S. 33-39-107.

(c) In order to be certified as a general real estate appraiser, the total experience shall consist of three-thousand (3,000) hours of experience obtained during no fewer than thirty (30) months and no more than the sixty (60) months immediately preceding the filing of the application for certification. While the number of hours may be cumulative, the required number of months must accrue before an individual may be certified. At least fifty (50) percent of the appraisal experience must be in non-residential appraisal work.

(i) Where the experience claimed is in the capacity of a reviewing appraiser, the total experience shall consist of four-thousand five-hundred (4,500) hours of experience reviewing appraisal reports of which at least fifty (50) percent must be non-residential. A reviewing appraiser is one who has reviewed the report as a reviewing appraiser in compliance with W.S. 33-39-107.

(ii) Where the experience claimed consists of a combination of performing appraisals and reviewing appraisals, the experience shall consist of a minimum of two-thousand (2,000) hours of reviewing appraisal reports and two-thousand (2,000) hours of completing appraisal reports, of which at least fifty (50) percent must be non-residential in compliance with W. S. 33-39-107.

Section 9. Making application.

(a) All requirements of Sections 6, 7 and 8 must be complete prior to submitting an application for certification to the Board. The applicable requirements of Section 6 must be completed prior to submitting an application for a trainee permit to the Board.

(b) Each person desiring to become certified as a real estate appraiser shall execute an application.

(i) Applications which are not complete and accompanied by the correct fee will not be accepted and will be returned to the applicant.

(ii) Applicants must be at least eighteen (18) years of age.

(c) At the time of application for general or residential certification, an applicant must submit the appraisal log referred to in (e) below. The Board will select two (2) appraisals from the Appraisal log and review the selected appraisals to insure all requirements of the Wyoming checklist adopted by the Board are met. Should the appraisals not meet the requirements of the checklist, the permit application will be denied.

(d) All applicants must submit completed fingerprint cards.

(e) All applicants shall submit an appraisal log on a form developed by the Board and posted on the Board Website to verify the applicant’s experience.

(f) A permittee whose permit is held by the Board on inactive status must apply for renewal of such inactive permit and pay the renewal fee.

(i) An inactive permittee requesting activation of the permit must submit proof of having successfully completed all continuing education required for an active permittee during the period the permit was inactive, including the most current seven (7) hour National USPAP Update Course.

Section 10. Permit renewals; continuing education.

(a) A renewal application shall include proof that the permittee has completed at least thirty (30) hours of continuing education, during the preceding two (2) year renewal period, which meets the curriculum established and published by the Board. Repetitious course work in the same curriculum will not be credited.

(i) An inactive permittee will not be required to furnish proof of continuing education until such time as they request activation of the permit.

(b) All permittees shall successfully complete one (1) AQB-approved seven (7) hour national USPAP update course during every two (2) year renewal cycle.

(c) Distance education may be used as continuing education if the course/seminar meets the AQB criteria and is approved by the Board. A proctored exam is not required but an applicant must successfully complete all prescribed course requirements.

(d) Failure to remit renewal fees when due will cause a permit to lapse.

(i) A lapsed permit may be reinstated within sixty (60) days upon payment of the renewal fee and late renewal fee.

(ii) Any permittee whose permit has not been renewed within the sixty (60) day grace period must comply with all requirements of a new applicant.

Section 11. Appraisal courses/seminars.

(a) Any entity or individual requesting approval of a course/seminar or an instructor requesting approval by the Board must submit an application on forms prescribed by the Board which require information concerning the course/seminar being offered, course/seminar outline, examination, grading system and instructor qualifications.

(b) "Proof of attendance" is a certified transcript or certificate from the entity offering the course/seminar which states the name of the permittee, the title of the course/seminar, and the date of completion.

(i) Any appraisal course/seminar approved by the AQB and the Board.

(ii) Any appraisal course/seminar approved by the Board or by an appraiser regulatory body in any state or province with approval standards equal to those established by the Board.

(d) The Board may approve courses/seminars by other schools, professional societies or organizations if they meet the Board standards.

(e) Pre-certification education courses must be at least fifteen (15) classroom hours in duration.

(f) Seminars for continuing education must be at least three (3) classroom hours in duration.

(g) An approved course/seminar may be monitored by a representative of the Board.

(h) Each course/seminar approval is good for three (3) years, after which the provider must request approval for another three (3) year period and submit the prescribed fee.

Section 12. Instructor qualifications.

(a) Course/seminar instructors must have forty (40) hours of teaching appraisal course/seminar experience within the past two (2) years and shall meet at least one of the following qualifications, unless granted an exemption by the Board:

(i) A bachelor's degree in the field in which the person is instructing; or

(ii) Five (5) years of current experience in the subject instructed.

Section 13. Withdrawal of approval.

(a) If the Board determines that an instructor, or course previously approved, no longer meets the prescribed standards, a written notice of withdrawal of approval shall be given stating the reasons for the withdrawal. The withdrawal becomes effective twenty (20) days from the date of the notice unless the person or entity giving the course/seminar files a written request for a hearing prior to the effective date.

(i) If a request for a hearing is timely filed, the withdrawal of approval will not become effective except upon order of the Board issued within ninety (90) days after the hearing.

Section 14. Disputes between permittees.

(a) The Board shall not entertain complaints between permittees concerning matters of fees or the earning, splitting or nonpayment thereof.

Section 15. Regulatory enforcement grounds.

In addition to the statutory grounds for disciplinary action against a permittee (W.S. 33-39-123), the Board may take similar disciplinary action for any of the following:

(a) An act or omission involving dishonesty, fraud or misrepresentation;

(b) Failure or refusal, without good cause, to exercise reasonable diligence in developing an appraisal, preparing an appraisal report or communicating an appraisal; or

(d) Appraising a property type that is outside the scope of a Certified Residential Permit. However, appraisers holding a Certified Residential Permit may obtain the experience necessary to upgrade to a Certified General Permit by appraising properties outside the allowed scope of a Certified Residential Permit by associating with an appraiser holding a Wyoming Certified General Permit, provided that:

(i) The appraiser holding the Certified General Permit must review, sign, and accept responsibility for the appraisal and report, and

(ii) The report must fully disclose each appraiser’s role in the appraisal and reporting process, and

(iii) The Certified Residential Permit holder must not make any representations regarding the value analysis to a third party.

(e) Failure to produce documents and records concerning an appraisal under investigation by the Board.

(f) Failure to appear and to testify under oath at a hearing held by the Board.

Section 16. Permit for temporary work.

(a) An appraiser certified in his resident state may apply for a permit in Wyoming for temporary work for one (1) appraisal assignment to be completed within six (6) months from date of issuance of temporary permit.

(i) The appraiser must submit to the Board a copy of the engagement agreement for the assignment and pay the fee for the permit for temporary work.

(ii) A single appraisal assignment may include one (1) or more properties under one (1) contract for a single client.

(iii) One six (6) month extension of the temporary practice permit may be granted.

Section 17. Responsibilities of a Certified Appraiser acting as a supervisory appraiser.

(a) A supervising appraiser shall be responsible for and provide direct supervision of the work performed under their supervision. The supervising appraiser shall:

(i) Notify the Board of the name(s) and other Board required information for each trainee under supervision.

(ii) Sign and review the appraisal and assume full responsibility for it; and

(iii) Not allow the “Trainee” to make any representations regarding the appraisal to a third party; and

(iv) Disclose in the appraisal report the name of the trainee and the scope of the trainee’s contribution to the report.

(v) Maintain an appraisal log jointly with the appraiser trainee using the form available on the Board website.

(b) Upon request, the supervising appraiser shall provide the Board with a copy of any appraisal report that a trainee signed under their supervision.

(d) The supervising appraiser shall physically inspect each property that the appraiser trainee is appraising until such time as they deem the appraiser trainee satisfies the competency provision of USPAP.

(e) The supervising appraiser shall hold a permit from and be in good standing in the training jurisdiction. The supervising appraiser must have been certified for a minimum of two (2) years. The supervising appraiser shall not have been subject to any probation, suspension or revocation by an appraiser regulatory agency within the previous two (2) years.

(f) The appraiser trainee shall be permitted to work under more than one (1) supervising appraiser, however, no supervising appraiser may supervise more than three (3) appraiser trainees at any one time.

(g) The supervising appraiser must be within reasonable geographic proximity to the appraiser trainee.

Section 18. Responsibilities of an appraiser trainee.

(a) Trainees must:

(i) Register their name, address and phone number with the Board office.

(ii) Work under the direct supervision of a certified appraiser.

(A) An Appraiser Trainee is permitted to work under more than one (1) supervising appraiser.

(iii) Notify the Board of each supervising appraiser’s name.

(iv) Maintain an experience log on a form provided by and approved by the Board which shall be reviewed and signed by the supervising certified appraiser.

(v) Maintain separate appraisal logs for each supervising appraiser using the form available on the Board website.

(vi) Participate in the appraisal process in order to receive credit for hours spent and appraisals completed.

(vii) Comply with the USPAP competency rule.

(viii) Not make representations regarding an appraisal they are involved with to any third party.

(ix) Ensure that the supervising appraiser has notified the Board of all pertinent Board required information relative to their status as an appraiser trainee.

(x) Indicate the word “Trainee” prominently after their signature on all appraisal reports, reviews or correspondence signed by the Trainee.

CHAPTER III

USPAP

Section 1. Adoption of USPAP. The Uniform Standards of Professional Appraisal Practice (USPAP) 2008-2009 Edition promulgated by the Appraisal Foundation is adopted without modification, including related Appraisal Standards Board (ASB) Statements and Comments. This adoption does not include any later amendments or editions of USPAP.

Copies of USPAP are available at the Board office, 2020 Carey Avenue, Suite 702, Cheyenne, WY 82002 (307) 777-7141 for inspection or purchase at cost. Copies of USPAP may also be purchased from the Appraisal Foundation (202) 293-6250, info@appraisalfoundation.org or the website www.uspap.org.