Home FNMA Form 2055
FNMA Form 2055, Exterior-Only Inspection Residential Appraisal Report

Click to see a sample of the form.The FNMA Form 2055, Exterior - Only Inspection Residential Appraisal Report, is designed for the limited scope appraisal of a single family residential property, a single family residential property with an accessory unit (small in-law apartment, home office or other as defined in the FNMA Mortgage Lending Guidelines). This exterior only type of report is to be used exclusively for mortgage lending, servicing and portfolio management uses by the mortgage lending industry.

This appraisal type includes an exterior-only inspection (limited scope), typically from a public street, of the subject property and an exterior inspection of the comparable sales. This form is not to be used for a small 2 -4 family property, condominium or cooperative unit or an individual mobile home unit (follow links to see these types of report types).

Following is a list of the typical contents of this appraisal report form type.

  • Title Page - Identifying the subject property and including a front photo.
  • Appraisal Form 2055
    • Page 1 - Description of neighborhood, subject site and subject improvements.
    • Page 2 - Sales Comparison Approach (3 comparable sales) and Income Approach (if applicable) to values, effective date of appraisal, repair or other conditions of appraisal and value reconciliation.
    • Page 3 - Additional comments, details of market conditions, details of repair conditions, Cost Approach to value with estimated land value (if applicable).
  • Comparable Sales #4, #5 and #6 - When selected as appropriate to report by the appraiser, or requested by the client (see options noted below).
  • Location Map - Showing the subject property and comparable sales.
  • Subject Photographs -Exterior photographs of the subject property including; front and street scene.
  • Comparable Sales Photographs - Photograph of the comparable sale from a public street.
  • Additional Appraisal Content
    • Scope of the Appraisal - Discussion of the appraisal process, due diligence and limitations.
    • Intended Use - Identifies the intended use of the report (mortgage finance).
    • Intended User - Identifies the intended user of the report (lender/client).
    • Definition of Market Value - state defines the Market Value definition used in the report.
    • Statement of Assumptions and Limiting Conditions
    • Appraisers Certification


Optional Additional Appraisal Report Content

This is a brief list of additional services that can be added to the basic report discussed above, for an additional fee, as engaged by the requesting client.

  • Additional Comparable Sales (sold comps, listing or pending sales) - as required by the client at the time of engagement or upon subsequent request.
  • Sketch - Subject property sketch, showing the calculations, and including attached amenities and detached structures on the same subject site, is available if the client requests and the property owner allows an on site inspection.




Expert Skills

FHA Approved Appraiser
with 25+ years of Qualifications and Experience

Home Appraisal, Inspection and Valuation

Certified Appraiser
SCGREA General Appraiser as Staff Supervisor

Condo Project Approvals
for FHA/HUD, VA, Fannie Mae & Freddie Mac