Appraisal Independence & Conflicts of Interest Policy

Last Updated: January 2026

At Rikrland Valuation Services, LLC, we are committed to performing all appraisal, review, consulting, and expert witness services with complete independence, impartiality, objectivity, and without bias or advocacy for any party. This policy outlines our approach to conflicts of interest in compliance with the Uniform Standards of Professional Appraisal Practice (**USPAP**) Ethics Rule, Appraisal Institute and American Society of Appraisers codes of ethics, and Alaska appraisal regulations.

Our Commitment to Independence

We do not accept or continue any assignment where we have a current or prior interest that could affect our objectivity or impartiality. We do not advocate the cause or interest of any party or issue. All work is based solely on relevant, verifiable market data, property characteristics, and accepted appraisal methodology.

We will decline any assignment that:

  • Involves a property in which we, our immediate family, or firm have a direct or indirect financial interest
  • Requires us to act as an advocate for the client or any party
  • Creates a perceived or actual conflict that cannot be appropriately disclosed and managed
  • Would require us to violate USPAP, our professional ethics codes, or applicable law

Disclosure of Potential Conflicts

If a potential conflict exists, we will disclose it to the client in writing before accepting the assignment. Disclosure includes the nature of the conflict and how it will be managed (e.g., no influence on conclusions). The client must acknowledge and accept the disclosure in writing. If the conflict cannot be managed to the satisfaction of all parties, we will decline the assignment.

Examples of potential conflicts we evaluate include:

  • Prior appraisal or consulting work on the subject property or related parties
  • Personal or business relationships with the client, property owner, or involved parties
  • Financial interest in the property or transaction outcome
  • Pressure or incentives to reach a predetermined value or conclusion

Alaska’s Limited Appraisal Market Reality

Due to the small size of Alaska’s qualified appraisal community, particularly for specialized commercial, review, and litigation assignments, certain potential conflicts of interest may be inherent or unavoidable. In every case where we identify a possible conflict — regardless of perceived significance — we will provide written disclosure to the client prior to engagement. The client and Rikrland Valuation Services will jointly assess whether the conflict can be mitigated in a manner consistent with USPAP, Appraisal Institute, and ASA ethics codes, and Alaska law. If the conflict cannot be appropriately managed to the satisfaction of both parties, the assignment will be declined. This process ensures full compliance and mutual confidence in the assignment.

Mandatory Reporting of Attempts to Influence Value

Federal and Alaska law (including the Dodd-Frank Act, 12 U.S.C. § 3354, and Alaska appraisal statutes) strictly prohibit any person or entity — including lenders, appraisal management companies, or their representatives — from attempting to influence an appraiser’s value conclusion through coercion, intimidation, bribery, or other improper means.

Examples of prohibited conduct include:

  • Withholding or threatening to withhold payment unless the appraisal reaches a specific value
  • Blacklisting or threatening to blacklist an appraiser or firm for failing to change a report conclusion or reach a predetermined value
  • Coercive language (e.g., “We need this to close the loan,” “Adjust the value or we won’t use you again”)
  • Providing incentives or threats related to future work
  • Pressuring for changes to comparable sales, adjustments, or conclusions

If Rikrland Valuation Services or any of our appraisers experiences or becomes aware of such conduct, we are required by law to report it to the appropriate authorities, which may include:

  • The Alaska Board of Certified Real Estate Appraisers
  • The Consumer Financial Protection Bureau (CFPB)
  • The Federal Housing Finance Agency (FHFA)
  • The lender’s regulatory agency (e.g., FDIC, OCC, NCUA)

We take this obligation seriously and will comply fully with all reporting requirements. Clients and lenders are encouraged to review the federal Interagency Appraisal and Evaluation Guidelines and Alaska appraisal regulations for more information on permitted and prohibited practices.

If you believe you have experienced or witnessed appraisal pressure, you may report it directly to the Alaska Board of Certified Real Estate Appraisers or the CFPB. We will cooperate fully with any investigation.

Reporting Concerns

If you believe an assignment was not conducted with full independence or objectivity, please contact us immediately at admin@rikrlanvs.com. We take all concerns seriously and will investigate promptly. We are also obligated to report certain violations to the Alaska Board of Certified Real Estate Appraisers or other regulatory bodies.

We welcome questions about independence and conflicts — contact us before engaging our services to discuss any concerns.

Lydia W. Larson, MAI, AI-GRS, RP-ASA, GAA, MNAA
Senior Appraising Partner
Rikrland Valuation Services, LLC