If your lender inputs subject information and property type, DO NOT follow these directions.

To order an appraisal, do the following:

1. Open RIMS 8 to navigate to the desktop.
   
2. Select New Service Request from the drop-down menu.
   
3. Choose lender requesting appraisal.  If you put partial name in, will populate and you may choose correct lender.
   
4. Choose appropriate category (majority of selections will be < $500,000) and click Next.  We do not use categories Appraisal Review, Evaluation, Inspect Property, Environmental Services, or Construction Services.
   
5. Service Request Form populates similarly as in RIMS 7.
   • Input Desired Delivery Date
     • This is the date you need the appraisal back in your hands. In general terms, Residential can be completed in 1 week (order on Monday receive on Monday), Simple Commercial can be completed in 2 weeks (this would be standard offices, warehouse, etc.), and Complex Commercial can be completed in 3 weeks (this would be proposed construction, multi-tenanted offices, mini-warehouses, etc.). Note these are some general guidelines but if you need an appraisal faster please input as needed. These are suggestions to assist you in determining typical recognized turn times.
       
   • Note the Loan Originator Information populates automatically. We do not utilize the Company #. This typically populates with a 0.
   • Transaction Information - Note all highlighted cells (yellow) are required inputs.
   • Most important step is inputting Project Name. This is how we retrieve the appraisals out of RIMS to upload into Synergy for permanent storage. Project name can hold a lot of information. Please input here:
     1. CQ or DPro # if available (on this sample I do not have one).
     2. Name property will be in on our records (if individual put their name if company name use it).
     3. Street address if available. If property is acreage input as appropriate (for example: 200 acres in Dixie County).
        
   • Most loans will be New or Renewals; however, choose appropriately for your assignment.
   • Rarely will we have Small Business Administration (SBA) Involvement; however it does on occasion happen.  If this is the case, please ensure you choose “Yes” here as it changes the assignment for appraisers and they need to know up front.  This is a very important question.   If you have SBA Involvement you will know it as your paperwork significantly will increase and they will be involved in many steps of the lending process.  So, if you have it, you will know it! 
   • Choose your property type, then sub-type. Click Save & Continue to proceed.
     
6. Edit Property Details is the next screen (on my computer I have to scroll up a little to see it).
   • Choose appropriate Status and Tenancy and click Update.
     
7. Input subject property information. Note: Property Contact answers the question, Who will the appraiser call to get access? This is typically the property owner, a Realtor or Manager. When finished click Save and Continue.
   
   
   
8. On the Service Request Form you have all the data required to REQUEST an appraisal (this should have ideally been completed by the Lender). You are now ready to click Send Selected Services.
   
   • Note: If this is a > $500,000, this is where you STOP. Remember loans > $500,000 are to be ordered, bid out and reviewed by the Real Estate Analyst. If you have plans and specs, contract, survey, etc. for loans > $500,000 you can upload them here. If this is a job you (the JM) can bid out because it's < $500,000 DON'T UPLOAD ATTACHMENTS HERE. I will show you later where to do it because if you do it here, you will have to recode (so basically doing work twice).
   • Note when you click Send Selected Service you get a Project #:
     
   • If a project number does not appear for you, click here View Property and it will show you what it is. 
   • The easiest way to start the JM process is to type the last 3 digits of the job # into the Project box & hit enter.  This will take you straight to the JM data.
     
   • Screen will populate with Project #s ending in 803.  I want the most current (I just input) so I click the project number which will take me to the Job Manager’s page.
     
9. This will open the Job Manager's page (this is where we spend the majority of our time.
   
10. Scroll down to the bottom under the Task Tab and click the drop-down menu and choose RFP Manager.
    
11. This is where we bid the job out to Appraisers - RFP (Request for Proposal). Note items will prepopulate for you.
    
12. Scope of Services Section
    • This is where we tell the appraiser what we need them to do and why we are having the property appraised.  Most is self‐explanatory, but choose accordingly to your property type.  Note this example is for a commercial job.  For residential, please follow appropriate selections for Residential property Residential Property Appraisal Ordering Decision Tree to ensure you select the correct form types.  Also note, descriptions of your selection is to the right.
      
    • For approaches to value – choose “Approach – All”.   This requires the appraiser to employ all applicable approaches to value (FYI, they are required to do this anyway by USPAP but it is always a good reminder).
      
      
    • Additional Work Scope is where you can type in special instructions or comments like "subject was recently renovated or note property has excess land, etc.”  This is where you can add additional information the appraiser might need to know when they bid. 
    • This is a commercial assignment and so the “Report Type” will be a summary or appraisal based on SR 2‐2(a) (all appraisers know what that means).  The report format will be a narrative which is typical or standard for commercial appraisal reporting.
    • Report Type for Residential will be “Form Report – Residential” (you could also choose Summary – Appraisal per 2‐2(a) as it’s the same thing) and Format will be “Form”.
    • We always need the market value As Is, even if it’s proposed (FYI ‐ this would be the land value).  If your property is proposed, note you will also need (so click the +) Market  Value Upon Completion of Construction.  If you have a proposed property or an existing property which is not stabilized you will also need Market Value Upon Stabilization.  If you run into these situations, you can always contact the Real Estate Analyst for guidance and interpretation at 850‐402‐7903.
    • You can also insert additional comments in RFP here if you choose.  Click Save RFP.
      
13. Your next screen will take you back to the RFP Manager. You are now ready to select your appraisers. Choose Send RFP.
    
14. The next screen enables you to choose appraisers who are qualified for the property type nd cover the subject's market area. Choose your appraisers:
    
15. Note the approved appraisers for the property type and location pre-populate in goldenrod. If you notice an appraiser who should populate but does not, it could be because you have chosen the wrong property type, the appraiser might not cover that county, the appraiser may not appraise that property type or they are not approved for that property type.  There can be multiple reasons why; however, there will be a reason.  If you want to know why, call the real estate analyst for assistance at x7903.
    
16. Choose your appraiser by placing a mark in the check box beside their names and click select. Ideally, we need to select three appraisers.  You are now ready to send your RFP to the appraisers.  Select Send RFP.
    
    
17. It is now the responsibility of the appraisers to log into RIMS and provide you with a fee and delivery time.

This could be a contract to purchase, a survey, copy of a lease, etc. If so, follow these procedures:

1.  Open your project and go to the Task tab which is located at the bottom of the screen.
   
2. Click the arrow button to choose Task Attachments.
   
3. A new screen opens where you upload all attachments for your appraiser.
   
4. Click Upload File which opens another screen. Find the file you want to upload and choose open. This uploads your file to RIMS. A short name appears which is the name of the file.
   
5. Code the document type. This is what determines WHO can see which files. Change the Document Type to “APP Assign Info – Appraisal Assignment Info”. Once an appraiser accepts the job, they will immediately be able to see there are items there for them to download which are needed for the assignment. Once finished click “Upload”.
   
   • Note to Job Managers who lenders upload their own documents:
     • If your lender uploads documents for you because they input their own requests, all you have to do is change the Document Type from “Department Notes – Internal Department Documents” (or it could be another coding) to “APP Assign Info – Appraisal Assignment Info” and click Save.
       

1. Appraisers will log into RIMS and provide a fee and time. Not all fees and times will be the same, so it’s important to acquire competitive bids.  You will receive an e‐mail every time an appraiser gives you a fee.  RFP time is automatically scheduled as 1 business day.  So, if you send out the RFP on a Monday morning, it will be time to look at your bids on Tuesday morning to review the fees & times and FW to the Account Officer (Lender) for selection as they will need to let their clients know the costs involved.  The lender may ask you to bid to additional appraisers so you would repeat Steps above again or they may select from the fees & times presented.  Note the Account Officer (lender) is not provided the names of the appraisers; only the fees & times.  This is the design of RIMS and it ensures segregation of duties, impartiality, etc.
   • Hey look!  We have bids!  Just received an e‐mail, this is what it looks like:
     
   • The body of the e-mail says:
     
2. To review your fees and times, log into RIMS and open your project. Scroll to the bottom where the Task Tab is located.  Click on the small down arrow & choose “RFP Manager”.
   
3. Your fees and times from the appraisers will be displayed.
   
4. Put a check mark by the names of the appraisers who provided fees and times and click Send for Authorization at the bottom of the screen.
   
   • This will send an e-mail notification to the Lender (account officer) that the fees and times are ready for selection.
5. When the Lender (account officer) has made their selection, the screen will highlight the selected appraiser in goldernrod.
   
6. You are now ready to hit the Award button to engage the appraiser. This will automatically provide the appraiser with their contract for doing the job and a copy of our Capital City Bank Checklist. Clicking this button will open the next screen.
   
   
   • Click Award Bid.
7. Now you have awarded the bid:
   
   • Note your Task Screen will now say Pending Contract. This means your appraiser has been awarded the job and when he logs in to officially accept this will change to Contracted.
     
   • RIMS TIPS - Helpful hints
     • If you don’t know what the status of a job is, a good indicator is to look at the Task Status. 
     • At various stages in the appraisal process you will have the following steps: 
       • Not Started ‐   This indicates a request for a job has been put into RIMS, but the RFP or sending out an invitation for appraisers to bid on has not occurred. Typically, this status classification will require immediate attention.
       • RFP ‐  The request for proposal has been sent to the appraisers and you are now awaiting fees & times back from the selected appraisers. 
       • RFP (Bids) ‐ Indicates at least one appraiser has responded to your RFP with a fee and time.
       • RFP (Notified) – The fees & times have been FW to the Account Officer/Lender for selection of the most reasonable fee and delivery time.   This information will be shared with the client including the 4% RIMS fee to notify the client how much the appraisal will cost in total. 
       • Contract Pending – The appraiser has been awarded/selected and you are waiting for the appraiser to officially accept.  If you have a project that the appraiser hasn’t accepted 24 hours later, call them to see if they intend to do the job or not.  Don’t let this sit idle.
       • Contracted – The appraiser has officially accepted the assignment and is working on the appraisal.
       • Received – The appraiser has uploaded the appraisal and that appraisal is now made available to the lender by changing the coding to APP‐Report.  This is done under Task Attachments. 

1. When the appraiser uploads their appraisal you will typically receive 2 e-mails. One will be notification the appraisal was uploaded and the second is they uploaded their invoice. Basically, you will receive an e-mail for every upload they have. It will look like this:
   
   
   • When you open up the e-mail you will see what project has been uploaded:
     
2. Open RIMS and go straight to the project. I just open TIMS and type in 809 as this will pull the job stated in the e-mail above up.
   
3. When you get into the job, scroll all the way to the bottom until you get to the Task tab.
   
   • Click the tiny arrow and choose Task Attachments. This is where the appraisal is located.
     
4. This opens the task attachments screen where you can see all that has been uploaded. This includes the appraisal, contract for purchase, invoice, or whatever goes with this job.
   
5. You can download the appraisal directly by clicking on the file. To make the appraisal available to the lender you need to change the coding. 
   • Choose the tiny arrow to the right of the appraisal.
     
6. Choose File properties so you can change the file's coding. Change the coding to APP-Report which enables the lender to see the appraisal when they log into RIMS, otherwise they will not be able to see it. 
   
7. Change the APP-Report - Appraisal Assignment info and click Save.
   
   

The RIMS fee is passed along to the client and you can make an invoice which contains the appraisal fee as well as the RIMS fee. Do the following to accomplish this:

1. Go to the Selected Job Summary tab and click the drop-down arrow to choose Create Invoice.
   
2. The appraisers fee automatically populates along with the RIMS fee. The below example is an appraisal fee of $500 with $20 RIMS fee. Place a checkmark in the box and click Create Invoice.
   
3. RIMS creates the invoice for you and saves it under the Task Tab > Task Attachments. Click here and you will see your invoice.
   

Tips for Rural Areas:

In some areas it is not uncommon for a residential appraiser to analyze a 50 acre parcel. RIMS 8 has restructured their classifications. In the Event you have this type of situation, code the Property Type as Residential (primary class) Land-Other (as the subclass).

By selecting this Property Type coding, residential appraisers WILL populate.  If you choose “Land”  “Other” (which is what we used to do), only commercial appraisers will populate.  Commercial appraisers typically charge more for services than residential; primarily because they don’t use (or don’t have access) to the land forms, so much more writing.

1. Please do not log out or close out (mark completed) the job when you are finished. This will be completed in Credit Administration when we pull the appraisal out of RIMS to upload into the Core system. If you close it out, we will have no way to ensure it have been capture for core.
    
2. If you have to cancel a job because we won’t be completing a loan for instance and you had already awarded the job to an appraiser.  When you cancel the job make sure you$0 the fees.  If you do not, RIMS will charge us the RIMS fee as the RIMS fee is based on a 4% fee of the appraisal fee.
    
3. If you direct award a job, ensure the dollar amount $ is put into the external fee section. If you do not, RIMS will not charge us anything because it was left at $0, (remember they calculate at 4% of the appraiser fees) and we will get in some hot water with RIMS.