The School Board of Miami-Dade County
Bylaws & Policies
Unless a specific policy has been amended and the date the policy was revised is noted at the bottom of that policy, the Bylaws and Policies of the Miami-Dade County Public Schools were adopted on May 11, 2011 and were in effect beginning July 1, 2011.
 

7105 - SELECTION OF REAL ESTATE APPRAISERS

The Procurement Management Services Department of the School Board shall maintain a list of pre-qualified real estate appraisers to whom formal requests for quotes are sent to bid on real estate appraisal services related, but not necessarily limited to, new construction, remodeling, site expansion, land acquisition or disposal and for impact fee credits. Any real estate appraiser desiring to be placed on the list of pre-qualified vendors shall submit a request to the Procurement Management Services Department to receive a Request for Qualifications (RFQ) for pre-qualification purposes. The appraiser shall meet the following minimum requirements:

 A.be certified as a general appraiser in accordance with F.S. Chapter 475, for appraisal services related, but not necessarily limited to, new construction, remodeling, site expansion, land acquisition or disposal;

 B.meet the eligibility requirements of F.S. 253.025, and F.A.C. Rule 18-1.007, to appraise property for the Board, and must demonstrate an acceptable level of appraisal competence;

 C.be properly licensed with the Florida Department of Business and Professional Regulation to practice in the State of Florida at the time of application, and at all times during the term of qualifications;
  If the firm is a corporation, it shall be properly chartered with the Department of State to operate in Florida.

 D.the licensed appraiser or the appraiser’s firm holds all pertinent occupational licenses and any other required business use licenses, as required by the proper authorities;

 E.at the time of submittal, the appraiser shall not be a defendant in any lawsuit concerning the appraiser’s skills, qualifications, preparation of an appraisal report, completion of an appraisal report, completion of an appraisal contract, or fraud and shall have no final judgments recorded against the appraiser concerning the appraiser’s skills, qualifications, preparation of an appraisal report, completion of an appraisal contract, or fraud;

 F.at the time of submittal, the appraiser shall have no pending criminal investigations or charges and shall not have been adjudicated guilty or pled no contest to any criminal charges;

 G.at the time of submittal, the appraiser shall not have had his/her appraisal license, certification or registration, whether in Florida or in any other state, revoked, suspended or otherwise involuntarily terminated, or be on probation with the Florida Department of Business and Professional Regulation;

 H.at the time of submittal, no Board member or Board employee shall be an employee of the appraiser or be a partner, member, stockholder, or officer of the appraiser’s firm or corporate entity;

 I.at the time of submittal, no member, stockholder, or officer of the appraiser’s firm shall be in arrears or default of any debt or contract involving the Board, or shall have failed to faithfully or ably perform any previous contract with the Board.

Residential, Non-Residential and Non-Residential Complex Categories

In addition to the minimum qualifications above, appraisers must qualify to provide Residential, Non-Residential or Non-Residential-Complex services. Should an appraiser wish to be qualified for more than one category, the appraiser must meet the required qualifications under each category, and submit the required information for each category, as follows:

 A.Category 1 – Residential – One to four-family residential properties
  The applicant shall provide the following information as part of the submittal. If a firm, then where individual information is required, the submittal shall include such information for every appraiser that may perform services pursuant to the RFQ.

  1.Applicant must be a State-Certified Residential Real Estate Appraiser or a State-Certified General Real Estate Appraiser and must submit a copy of such certification/license.

  2.List, with dates, educational background with degrees conferred, additional appraisal courses completed, appraisal courses taught, and all certifications, licenses and registrations conferred.

  3.Submit a list of at least fifty (50) appraisal reports of residential property performed within the past three (3) years from date of RFQ for properties located in Miami-Dade County. The list shall include the property type (detached, attached, condominium, duplex, vacant residential-zoned lot, etc.), property location, intended use of appraisal, effective date of value, interest appraised, size of property, property zoning, and the intended use for which the appraisal was conducted (if the appraisal was of an owner, "Owner" is adequate, in lieu of identifying the specific name, if confidentiality is a concern).

  4.Minimum of three (3) signed original references, not more than six (6) months old, for whom similar work has been completed.

  5.If applicable, in addition to the foregoing, if an appraiser-applicant has expert witness experience, and with an interest in providing such services to the Board, submit a list of appraisals completed on property that was under threat of condemnation and/or subject of condemnation proceedings. If applicable, submit a list of at least five (5) appraisals prepared and signed by the appraiser within the last five (5) years for property located in Miami-Dade County. The list shall included property location, intended use of appraisal, effective date of value, interest appraised, size of property, property zoning, and the intended user of the appraisal (if the appraisal was of an owner, "Owner" is adequate, in lieu of identifying the specific name, if confidentiality is a concern).

  6.If applicable, submit a summary of any experience the appraiser has with appraising property involving partial site development, parcels with historically significant improvements, and parcels with environmental or historical considerations.

 B.Category 2 – Non-residential
  The applicant shall provide the following information as part of the submittal. If a firm, then where individual information is required, the submittal shall include such information for every appraiser that may perform services pursuant to the RFQ.

  1.Applicant must be a State-Certified General Real Estate Appraiser and must submit a copy of such certification/license.

  2.List, with dates, educational background with degrees conferred, additional appraisal courses completed, appraisal courses taught, and all certifications licenses and registrations conferred.

  3.Submit a list of at least ten (10) appraisals performed within the past three (3) years from date of RFQ for properties located in Miami-Dade County wherein a land valuation was included. The list shall include the property location, intended use of appraisal, date of appraisal, interest appraised, size of property, property zoning, and the intended user of the appraisal (if the appraisal was of an owner, "Owner" is adequate, in lieu of identifying the specific name, if confidentiality is a concern).

  4.Minimum of three (3) signed original references, not more than six (6) months old, for whom similar work has been completed.

  5.If applicable, submit a summary of any experience the appraiser may have with appraising property involving partial site development, parcels with historically significant improvements, and parcels with environmental or historical consideration (i.e., environmentally sensitive land).

 C.Category 3 – Non-residential – Complex (Expert Witness)
  The applicant shall provide the following information as part of the submittal. If a firm, then where individual information is required, the submittal shall include such information for every appraiser that may perform services pursuant to the RFQ.

  1.Applicant must be a State-Certified General Real Estate Appraiser and must submit a copy of such certification/license.

  2.List, with dates, educational background with degrees conferred, additional appraisal courses complete, appraisal courses taught, and all certifications, licenses and registrations conferred.

  3.Submit a list of at least five (5) appraisal reports prepared and signed by the appraiser within the last three (3) years from date of RFQ, which were prepared for governmental agencies and individuals for property that was under threat of condemnation.

  4.Submit a list of at least three (3) appraisals prepared and signed by the appraiser within the last three (3) years from date of RFQ, for any property located in Miami-Dade County subject to condemnation proceedings. These reports may also be referred to in the response to Paragraph 5 of Category 3.

  5.Submit a list of at least five (5) cases involving condemnation proceedings wherein the appraiser testified within the last five (5) years from date of RFQ. Testimony includes depositions, order of taking hearings and valuation trials. The list shall include the case name, the court in which the matter was pending (i.e., Dade County Circuit Court), the type of proceeding (deposition, order of taking hearing, valuation trial), the date of the testimony (month and year), and the party on whose behalf the appraiser was testifying (FDOT, owner, etc.). In addition thereto, the list shall include the property location, intended use of appraisal, date of appraisal, interest appraised, size of property, property zoning, and the intended user of the appraisal (if the appraisal was for an owner, "Owner" is adequate, in lieu of identifying the specific name of the owner, if confidentiality is a concern).

  6.Minimum of three (3) signed original references, not more than six (6) months old, for whom similar work has been completed.

Impact Fee Appraisals

Appraisals for the purpose of Impact Fee revenues shall be in accordance with Miami-Dade County Ordinance No. 95-79, the Educational Facilities Impact Fee Ordinance and Miami-Dade County Ordinance No. 95-152, an ordinance related to the administration of School Impact Fees, as the same may be amended from time to time.

 A.Appraisals must be conducted by a general appraiser certified by the State in accordance with F.S. Chapter 475.

 B.Appraisers must be able to conduct appraisals for vacant and improved properties. Appraisals must show fair market value of the property at the time of dedication. The appraiser, in arriving at a fair market value, must use only recognized and accepted appraisal practices and techniques.

In those property acquisition plans where condemnation is anticipated, selection of appraiser(s) shall be made in close coordination with and subject to Board Attorney approval.

Awards for real estate appraisal services shall be processed pursuant to Board rule, with request(s) for written quotations to be issued to all appraisers on the pre-qualified list. The appraisal project shall be awarded to the pre-qualified appraiser offering the lowest bid. No other advertising or Invitation to Bid is required.

For the purpose of real property acquisition, in accordance with F.S. Chapter 1013.14 (1)(b), the Board shall obtain at least one appraisal by a certified general appraiser approved pursuant to F.S. 253.025(6)(b), for each purchase in the amount greater than $100,000 and not more than $500,000.

For each purchase in an amount in excess of $500,000, the Board shall obtain at least two (2) appraisals by certified general appraisers approved pursuant to F.S. 253.025(6)(b).

The list of pre-qualified real estate appraisers shall be updated on a regular basis by the Procurement Management Services and the Planning, Design and Sustainability departments.

The criteria, minimum requirements and qualifications for pre-qualification or selection of real estate appraisers shall be reviewed by the School Site Planning and Construction Committee (SSPCC) from time to time, and may be modified by the SSPCC based on applicable law or industry standards.

F.S. 1001.41(2), 1010.04, 1011.06, 1011.07