USPAP is the nationally recognized set of appraisal standards developed by the Appraisal Standards Board of The Appraisal Foundation — federal law requires USPAP compliance for all appraisals used in federally related real estate transactions.
USPAP is published and updated by The Appraisal Foundation's Appraisal Standards Board (ASB) and defines the ethical and performance standards for real property, personal property, and business appraisals in the United States. USPAP compliance is required by the Financial Institutions Reform, Recovery, and Enforcement Act of 1989 (FIRREA — 12 USC 3341 et seq.) for all federally related real estate transactions, which includes any loan made, insured, or regulated by a federal financial institution (federalreserve.gov, occ.gov, fdic.gov, ncua.gov). FIRREA's implementing regulations — published by the OCC (12 CFR Part 34 Subpart C), Federal Reserve (12 CFR Part 225 Appendix A), FDIC (12 CFR Part 323), and NCUA (12 CFR Part 722) — specify when USPAP appraisals are required versus when evaluations (less formal, BPO-quality) may be substituted. In general, USPAP appraisals are required for residential transactions above $400,000 (raised to $500,000 in 2020 by interagency rule) and most commercial real estate transactions above $500,000. USPAP is updated in 2-year editions (current: 2024-2025 USPAP). Key standards: Standard 1-2 (real property appraisal and report), Standard 3-4 (review appraisal), Standard 9-10 (business appraisal). Each standard requires the appraiser to disclose scope of work, assumptions, limiting conditions, and certify independence under penalty of law. State appraisal licensing boards enforce USPAP compliance — violations can result in license suspension or revocation.
State appraisal licensing boards (one per state) enforce USPAP compliance for licensed and certified appraisers. Complaints are investigated and can result in disciplinary action including license suspension or revocation. Federal banking regulators (OCC, FDIC, Federal Reserve, NCUA) enforce FIRREA appraisal requirements through bank examinations — violations can result in supervisory actions against the lender.
A BPO prepared by a real estate broker or agent is not a USPAP appraisal — brokers are not state-licensed appraisers and do not certify under USPAP. Some real estate agents may voluntarily follow USPAP standards, but the industry norm is that BPOs are non-USPAP estimates. For FIRREA-covered transactions, only a USPAP appraisal by a licensed/certified appraiser satisfies the requirement.
USPAP is updated on a 2-year cycle by The Appraisal Foundation's Appraisal Standards Board. The current edition is 2024-2025 USPAP. Appraisers must complete USPAP continuing education (7-hour USPAP update course) every appraisal license renewal cycle to stay current with standards changes.