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The “Tidewater Procedure” is what a VA appraiser follows when their opinion of value comes in below the home's contract sales price. Before finishing the report, the appraiser must notify the lender (or other parties in the transaction) and give them 2 business days to submit any additional comparable sales they'd like considered. If the lender submits data, the appraiser reviews it and notes in the report which sales were considered and why. If no data comes in within those 2 days, the appraiser notes that the Tidewater Procedure was followed and completes the report as-is. Either way, VA is clear this process is only for sharing market data — it's not an instruction to the appraiser to reach any particular value. It's named for the Tidewater region of Virginia, where VA first piloted it. Straight from VA Lenders Handbook (Pamphlet 26-7) — nothing added.
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© Copyright Notice: © Fannie Mae. UAD 3.6 / URAR reference materials shown for research and reference only. Full documents available at fanniemae.com/uad. Reproduction restricted per Fannie Mae copyright policy.
© Copyright Notice: © 2026 Fannie Mae. Excerpts shown for research and reference only. Full document available at selling-guide.fanniemae.com. Reproduction restricted to Fannie Mae-approved lenders.
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VA first piloted this procedure in the Tidewater area of Virginia. b. Comparable Sales Data For each potential comparable sale submitted, the following information should be…
VA Lenders Handbook (Pamphlet 26-7) · VA-Lender-Handbook.pdf · Page 348
· View at official source (VA.gov — Appraisers/Staff Appraisal Reviewer) →
VA first piloted this procedure in the Tidewater area of Virginia. b. Comparable Sales Data For each potential comparable sale submitted, the following information should be provided: • street address, • sales price, • date of sale, • gross living area, • if the property was listed, a copy of the listing with details about the property, and • any other information to assist the appraiser in determining whether the sale could be used as a comparable property. It is the responsibility of the requester to provide sufficient information for the appraiser to analyze. c. Notation in the Appraisal If market data is submitted, the appraiser will note in the appraisal that this procedure was followed and include the following
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Appraisal Process 10-14 8. Market Data Submitted During the Appraisal Process, continued d. No Data Submitted If no market data is submitted, after 2-business days, the appraiser…
VA Lenders Handbook (Pamphlet 26-7) · VA-Lender-Handbook.pdf · Page 349
· View at official source (VA.gov — Appraisers/Staff Appraisal Reviewer) →
Appraisal Process 10-14 8. Market Data Submitted During the Appraisal Process, continued d. No Data Submitted If no market data is submitted, after 2-business days, the appraiser will note in the appraisal that the Tidewater Procedure was followed and complete the appraisal report. e. Process is for Sharing Market Data Only This process is in no way to be considered as instruction to the appraiser to meet any preset value.
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to hold or retain stormwaters on a permanent basis. Other (Describe) Select Other to enter an answer that is not in the above list. Example: Place of Worship Information for each…
UAD 3.6 / URAR (FNMA) · Appendix F-1 URAR Reference Guide v1.3.pdf · Page 62
· View at official source (fanniemae.com/uad) →
to hold or retain stormwaters on a permanent basis. Other (Describe) Select Other to enter an answer that is not in the above list. Example: Place of Worship Information for each Site Influence Site: Information for each Site Influence Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 4.026 Proximity Required for each site influence Choose an allowable answer from table (Proximity) Proximity of the site influence or body of water to the property. • Bordering • Offsite • Onsite 4.027 Detail Required if Site Influence is Body of Water Choose one or more allowable answers from the Definition / Additional Guidance column Body of Water Type • Bay • Canal • Cove