2055 Form PDF Details

The 2055 form is built for exterior-only residential appraisals. Appraisers use it to give lenders a market value opinion without entering the property. It is faster and less intrusive than the Form 1004, the standard full-inspection appraisal report.

The form captures basic property details including address, legal description, and owner information. It also covers the neighborhood profile, property rights, and current market conditions. Appraisers record homeowner association fees, utilities, and off-site improvements.

Three comparable sales are the backbone of any 2055 appraisal. The appraiser selects properties similar in location and size to support the value estimate. You may also need the general appraisal form or a 4-point inspection form for certain transactions.

The 2055 form follows strict reporting standards that prevent bias and unsupported value adjustments. Lenders rely on this consistency for purchase, refinance, and other financing decisions.

Question	Answer
Form Name	2055 Form
Form Length	7 pages
Fillable?	No
Fillable fields	0
Avg. time to fill out	1 min 45 sec
Other names	form 2055, inspection form exterior, appraisal 2055, appraisal exterior form

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Exterior-Only Inspection Residential Appraisal Report File #

The purpose of this summary appraisal report is to provide the lender/client with an accurate, and adequately supported, opinion of the market value of the subject property.

Property Address

City

State

Zip Code

Borrower

Owner of Public Record

County

Legal Description

Assessor’s Parcel #

Tax Year

R.E. Taxes $

Neighborhood Name

Map Reference

Census Tract

Occupant

Owner

Tenant

Vacant

Special Assessments $

PUD

HOA $

per year

per month

Property Rights Appraised

Fee Simple

Leasehold

Other (describe)

Assignment Type

Purchase Transaction

Refinance Transaction

Other (describe)

Lender/Client

Address

Is the subject property currently offered for sale or has it been offered for sale in the twelve months prior to the effective date of this appraisal?

Yes

Report data source(s) used, offering price(s), and date(s).

I did did not analyze the contract for sale for the subject purchase transaction. Explain the results of the analysis of the contract for sale or why the analysis was not performed.

Contract Price $	Date of Contract	Is the property seller the owner of public record?	Yes No Data Source(s)
Contract Price $	Date of Contract	Is the property seller the owner of public record?	Yes No Data Source(s)
Is there any financial assistance (loan charges, sale concessions, gift or downpayment assistance, etc.) to be paid by any party on behalf of the borrower?				Yes	No
				Yes	No
If Yes, report the total dollar amount and describe the items to be paid.

Note: Race and the racial composition of the neighborhood are not appraisal factors.

Neighborhood Characteristics

One-Unit Housing Trends

One-Unit Housing

Present Land Use %

Location

Urban

Suburban

Rural

Property Values

Increasing

Stable

Declining

PRICE

AGE

One-Unit

Built-Up

Over 75%

25–75%

Under 25%

Demand/Supply

Shortage

In Balance

Over Supply

$ (000)

(yrs)

2-4 Unit

Growth

Rapid

Stable

Slow

Marketing Time

Under 3 mths

3–6 mths

Over 6 mths

Low

Multi-Family

Neighborhood Boundaries

High

Commercial

Pred.

Other

Neighborhood Description

Market Conditions (including support for the above conclusions)

Dimensions				Area			Shape	View
Specific Zoning Classification				Zoning Description
Zoning Compliance		Legal	Legal Nonconforming (Grandfathered Use)			No Zoning	Illegal (describe)

Is the highest and best use of the subject property as improved (or as proposed per plans and specifications) the present use?									Yes	No If No, describe


Utilities	Public	Other (describe)		Public	Other (describe)			Off-site Improvements—Type Public Private
Utilities	Public	Other (describe)		Public	Other (describe)			Off-site Improvements—Type Public Private
Electricity				Water				Street
Gas				Sanitary Sewer				Alley
FEMA Special Flood Hazard Area			Yes	No FEMA Flood Zone		FEMA Map #			FEMA Map Date
Are the utilities and off-site improvements typical for the market area?					Yes	No If No, describe

Are there any adverse site conditions or external factors (easements, encroachments, environmental conditions, land uses, etc.)?									Yes	No If Yes, describe

Source(s) Used for Physical Characteristics of Property

Appraisal Files

MLS

Assessment and Tax Records

Prior Inspection

Property Owner

Other (describe)

Data Source(s) for Gross Living Area

General Description

Heating / Cooling

Amenities

Car Storage

Units

One

One with Accessory Unit

Concrete Slab

Crawl Space

FWA

HWBB

Fireplace(s) #

None

# of Stories

Full Basement

Finished

Radiant

Woodstove(s) #

Driveway

# of Cars

Type

Det.

Att. S-Det./End Unit

Partial Basement

Finished

Other

Patio/Deck

Driveway Surface

Existing

Proposed

Under Const.

Exterior Walls

Fuel

Porch

Garage

# of Cars

Design (Style)

Roof Surface

Central Air Conditioning

Pool

Carport

# of Cars

Year Built

Gutters & Downspouts

Individual

Fence

Attached

Detached

Effective Age (Yrs)

Window Type

Other

Built-in

Appliances

Refrigerator

Range/Oven

Dishwasher Disposal

Microwave Washer/Dryer

Other (describe)

Finished area above grade contains:

Rooms

Bedrooms

Bath(s)

Square Feet of Gross Living Area Above Grade

Additional features (special energy efficient items, etc.)

Describe the condition of the property and data source(s) (including apparent needed repairs, deterioration, renovations, remodeling, etc.).

Are there any apparent physical deficiencies or adverse conditions that affect the livability, soundness, or structural integrity of the property? If Yes, describe

Yes

Does the property generally conform to the neighborhood (functional utility, style, condition, use, construction, etc.)?

Yes No If No, describe

Freddie Mac Form 2055 March	Page 1 of 6	Fannie Mae Form 2055 March
2005		2005

How to Edit 2055 Form Online for Free

Step 1: Open the 2055 Appraisal Form

Click the orange "Get Form Now" button at the top of this page to open the form in our PDF editor.

Step 2: Fill In the Required Information

Use the toolbar to add or edit text. Complete all required sections:

portion of empty spaces in 2055 appraisal

Enter details for Location, Neighborhood Description, Market Conditions, Zoning, Shape, and View.

Provide information for General Description, Heating, Cooling, Amenities, Car Storage, Year Built, Bedrooms, and Baths.

2055 appraisal General Description fields to complete

In the Exterior-Only Inspection section, record comparable sale prices, total bedrooms, baths, and square footage for each comparable property.

Complete the adjustment fields including Net Adjustment, Gross Adjustment, and prior sales history. List your data sources.

Step 3: Save and Download

Click Done when finished. Export the completed 2055 form to your device or send it by email. Keep a copy for your records.

For related forms, see the Form 1004 full appraisal or the 2045 appraisal form.

2055 Form – Fill Out and Use This PDF

2055 Form PDF Details

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