Pacific Heritage Appraisal, Inc.

Complaint: ***I am rejecting this response because: Mr S***/Pacific Heritage is not correct on several points and does not address crucial facts.The Washington State Board of Tax Appeals wholly rejected Pacific Heritage's assessment on the grounds of deficiences in the work product:" The Board finds that no adjustments were made to the sales in the land area and condition. The Board finds the four adjusted sale prices are incorrect and do not provide a reliable indication of the subject property's market value for the assessment date." [WA Board of Tax Appeals, Docket 81164]A flawed work product that accidentally comes 'close enough for MrS***' is still a flawed work product. The Pacific Heritage Appraisal website prominently advertises its services to provide appraisals for use in property tax assessment disputes and it is important for consumers to know that although Pacific Heritage’s appraisals may pass all internal due diligence and quality control, it still may be rejected upon Board review due to manifest errors and deficienciesWhen given an opportunity to make amends and correct the problems, Pacific Heritage chose to ignore all good faith efforts of the client to resolve the problem until the Revdex.com become involved. Only then did Pacific Heritage address the issue, digging its heels in and saying that the work was good enough for them, they are keeping all the $charged, and not amending the errors the Board found in our report. The consumer is left with a defective appraisal that cost $and the prospect of enduring more unnecessary hardship to obtain a refund or a non-defective appraisal from a more reputable company.As mentioned in a previous to Pacific Heritage, the appraisal provided seems to lack thoroughness and attention to important details that materially impact the value of the property and should be included to be USPAP compliant. For example, the house is pre-construction and resides in a seismically active zone; it is marked an ‘Environmentally Critical Area’ on Seattle GIS maps- steep slope and slide hazard; the next door neighbor (431) had just completed building a huge new addition that was non-conforming and needed Spot Zoning, as well as causing dramatic hazards and costs/damage due to water and flooding on the subject property due to lack of water control systems. Adjustments for such factors should have been provided, or discussed clearly in the limitations/scope. The lack of transparency of how a set of fully adjusted numbers (538, 507, 467, 554, 542, 545) could somehow equal the stated value of $507k was never clarifiedIf MrS*** chooses to ‘stand by its work product’ then in the interest of consumer protection I believe their advertising should reflect the very real possibility that Pacific Heritage sells the client an expensive, defective appraisal that is rejected by the Washington Board of Tax Appeals of thus of no value to the client. Just removing this advertising claim from their website leaves open the possibility that consumer is still sold this product for the tax assessment purpose, so a disclaimer disclosing the unfortunate events that happened to me should be provided and acknowledged by client signature in the interest of full disclosure. Or MrS*** can amend the appraisal as stated in his 5th May email, addressing the issues raised by myself and the Board.Sincerely,*** ***

The borrower submitted this report to the tax assessors office to argue the tax assessed value and the assessor's office had a difference of opinion on the value. We have done our due diligence in evaluating the appraisal completed by MsS*** and stand by the value in the
original report.Additionally, the appraisal in question was submitted originally for the purposes of a mortgage refinance and is confidential to the original client, who is the lender (not the borrower)The appraisal was performed under those circumstancesadhered to their guidelines and was found to be compliant by the lender. Appraisal reports are not authorized for any other user/use than the client who placed the request for the report through our highly regulated appraisal ordering process. We are hired and paid by the lender, not the borrower.Sincerely,Eric S*PresidentPacific Heritage Appraisal