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By on July 6, 2013   /  4 Comments

This blog has all my free weekly email newsletters since 2012. Plus other topics. Please note that the original email newsletter subject line has been significantly shortened. To see the original email newsletters, click here to go to the newsletter archives. The newsletter has been sent out weekly since June, 1994. To subscribe to the free email newsletters and receive them on the date they are first issued, go to www.appraisaltoday.com and sign up in the big Yellow Box!!

NOTE: All newsletters before 4/6/24 do not have the popular Liability Administrator ad in the top of the newsletter post.
Starting with the 4/6/24 newsletter it is added below the top topic.
The 30 most recent newsletters (with the LIA ad) are available in the newsletter archives at https://appraisaltoday.com/archives/
The most recent 30 appraiser newsletters start with Newz: the other emails on the list are ads.

Looking for a topic? Use Search box on the right side. There are hundreds of posts on this blog, starting in 2012. 

Every week I send out my FREE email newsletter with info on strange and weird homes and buildings, what Fannie, FHA, AMCs, UAPAP, etc. Hot topics important to appraisers. See info on the right column for topics.

I have also been publishing a paid Appraisal Today monthly newsletter since June, 1992 with in-depth articles on topics important to appraisers. This newsletter has detailed articles on appraisal topics such as Adjustments and Collateral Underwriter plus business topics such as fees, marketing tips, and productivity to get more appraisals done. Click below for more info!!

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Creative Appraisal Definitions – Humor

By on June 5, 2026   /  Leave a comment

Newz: Creative Appraisal Definitions – Humor, FHA Modernization Minimum Property Requirements

June 5, 2026

What’s in This Newsletter (In Order, Scroll Down)

  • LIA AD: Subpoena Threat Over a 10-Year-Old Appraisal
  • Creative Appraisal Definitions Humor
  • Foam Dome Home With ‘Not a Single Straight Line’ Hits the Market in Florida for $249K: ‘A Genuine Original’
  • My ad: How to decide which UAD 3.6 software to use
  • USPAP’s Typical Buyer Standard in the Fair Housing Era, By Edwin Farr, MAI
  • FHA Seeks Public Comment Regarding Modernizing Its Single Family Housing Minimum Property Requirements
  • Upcoming UAD 3.6 Bootcamp in Irving, Texas
  • MBA: Mortgage applications decreased 2.5 percent from one week earlier

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Creative Appraisal Definitions – Humor

Excerpts:

  • Purpose of the Appraisal – To make a living in the appraisal business.
  • Functional Obsolescence – That state of many older appraisers.
  • The Subject – A term police use to identify the victim of a crime.

To read more, Click Here

My comments: We can all use some appraiser humor !!

For commercial and residential appraisers.

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Foam Dome Home With ‘Not a Single Straight Line’ Hits the Market in Florida for $249K: ‘A Genuine Original’

Excerpts: 4 bedrooms, 2 baths, 1,227 sq.ft., .98 acre lot, built in 1972

An intriguing dome home in Florida that was constructed using sprayed polyurethane foam and has not a “single straight line” within its structure has hit the market for less than $250,000—more than five decades after it was hand-built to serve as an example of what sustainable, eco-friendly living might one day look like.

Located in Gainesville, the four-bedroom, two-bathroom dwelling features a fascinating organic shape that seems to mirror the changing landscape around. There is no other home like this in Gainesville – and quite possibly anywhere.

The Foam Dome is a genuine original. Designed and hand-built in 1972 by a University of Florida landscape architecture student, this extraordinary structure was a vision of organic, energy-efficient living decades ahead of its time. Every curve, arch, and passageway was shaped by hand using a sprayed polyurethane foam and rebar frame – no two angles are the same, and not a single straight line exists anywhere in the building.

Using a rebar frame and sprayed foam, he managed to create a sizable 1,700-square-foot structure for much less money than the average home build.

To read the listing, Click Here

My comments: I had never heard of a “Foam Dome”.

That’s one of the reasons I love appraising: Always Something New!!

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USPAP’s Typical Buyer Standard in the Fair Housing Era

By Edwin Farr, MAI

Excerpts: The Irreconcilable Conflict Between USPAP’s Typical Buyer Standard and the Current Fair Housing Compliance Regime. Retain this document as a reference should you face a complaint grounded in disparate impact theory alone. The three-safeguard framework from Inclusive Communities provides a robust defense for any appraiser whose methodology is USPAP-compliant, well-documented, and market-supported.

Introduction

I want to state plainly what the appraisal profession has been tiptoeing around since roughly 2019: an appraiser cannot simultaneously comply with:

1- USPAP’s requirement to identify and analyze the most probable (typical) buyer of a property via market data AND…

2- comply with the current iteration of fair housing training that demands the appraiser blind themselves to the characteristics, preferences, and decision-making patterns of that same buyer.

These two mandates point in opposite directions. One requires the observation and prediction of actual market behavior. The other requires the appraiser to disregard that behavior. You cannot do both. This is not a political statement. It is a professional and legal one, and I intend to demonstrate it.

To read more, Click Here

My comments: Long and detailed blog post but worth reading. Comments are worthwhile reading also. Good graph also.

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How to decide which UAD 3.6 software to use

In the January, 2026 issue of Appraisal Today

Also included: UAD 3.6 Software Evaluation Check List

(3 pages)

START NOW! DON’T WAIT to select your vendor and learn how to

use their software or the UAD 3.6 software from your current vendor

AMCs ARE DESPERATE FOR APPRAISERS WHO CAN DO UAD 3.6 REPORTS.

SIGNIFICANT REDUCTION IN REVISIONS – NEW GSE CHECKING REQUIRED.

Sample Topics:

  • GSEs have their own validation software. Send your file to them, they check it, and tell you what to correct.
  • What if you don’t want to do UAD 3.6 appraisals?
  • GSEs do about 50% of mortgage loans. Lenders who don’t sell their loans to GSEs will be using the legacy forms.
  • What about long addendums?
  • Link to get broadband information by address
  • Easily calculate the distance from the ground to the first floor home level and why the GSEs want it.
  • Where to find the list of GSE validated lenders
  • Where to get more information and see demos.
  • What is the probability of very many lenders being ready on November 2
  • What about workfiles

To read the full article, plus 3+ years of previous issues, subscribe to the paid Appraisal Today at www.appraisaltoday.com/order

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What’s the difference between the Appraisal Today free Weekly email newsletter and the paid Monthly newsletter? Click here for more info. Subscribe to Monthly Newsletter</a
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If you are a paid subscriber and did not receive the

June, 2026 issue emailed on

Monday, June 1, 2026 please email info@appraisaltoday.com, and we will send lt to you. You can also hit the reply button. Be sure to include a comment requesting it. Or, call 510-865-8041

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FHA Seeks Public Comment Regarding Modernizing Its Single Family Housing Minimum Property Requirements

Last week, the Federal Housing Administration (FHA), published a Request for Information (RFI) Regarding Single Family Minimum Property Requirements (MPR) (Docket No. FR-6609-N-01) in the Federal Register for public comment.

FHA’s Minimum Property Requirements (MPR) have long supported the safety and soundness of the single family homes the agency insures. However, these standards have not undergone a comprehensive update in over two decades and no longer reflect current industry practices. FHA MPRs are dated, creating unnecessary burdens that increase housing costs, discourage industry participation, limit access to FHA financing — particularly for first time and low- to moderate-income American homebuyers — and outweigh the benefits they provide.

Interested stakeholders are encouraged to review and provide comments following the methods outlined in the RFI (Docket No. FR-6609-N-01) through the June 29, 2026 deadline

Click here for more information.

My comments: When I started my business in 1986 I had never done a residential lender appraisal. I joined the FHA Panel and was very surprised at

the property information required as compared with non-FHA loans. Too much hassle for me. I quit doing FHA appraisals after 6 months.

Finally, after 40 years, maybe there will be some modernization.

Submit your comments by June 29, 2026.

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Upcoming UAD 3.6 Bootcamp – Zoom and in person in Irving Texas June 24-26

14 hours CE (first two days)

AVS is pleased to sponsor the Appraiser eLearning UAD 3.6 Bootcamp, hosted June 24–26, 2026, at the Cotality Building in Irving, Texas.

This three-day hybrid program gives appraisers an immersive look at UAD 3.6, including mobile appraising, the new URAR, software demonstrations, data clusters, inspection practices, and a live Q&A with representatives from Fannie Mae and Freddie Mac.

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I attended the recent previous event in Chicago and it was definitely worthwhile. I wrote about it in the January 2026 issue of Appraisal Today. Fannie and Freddie representatives spoke plus software demos (30 minutes each) and more.

Single day passes are available. I strongly recommend day 3. No CE but has software demos and Fannie/Freddie speakers.

For more info Click Here

My comments: I used zoom which was okay. You can get a recording of he first two days. Attending live is best so you can see more software demos and chat with their employees, I will be including these types of events in these newsletters. All the software vendors plan to go to the large conferences to show their latest versions of their software.

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HOW TO USE THE NUMBERS BELOW. Appraisals are ordered after the loan application. These numbers tell you the future for the next few weeks. For more information on how they are compiled, Click Here.

Note: I publish a graph of this data every month in my paid monthly newsletter, Appraisal Today. For more information or get a FREE sample go to www.appraisaltoday.com/order Or call 510-865-8041, MTW, 7 AM to noon, Pacific time.

My comments: Rates are going up and down. We are all waiting for rates to drop lower in 2027.

Mortgage applications decreased 2.5 percent from one week earlier

WASHINGTON, D.C. (June 3, 2026) — Mortgage applications decreased 2.5 percent from one week earlier, according to data from the Mortgage Bankers Association’s (MBA) Weekly Mortgage Applications Survey for the week ending May 29, 2026.  This week’s results include an adjustment for the Memorial Day holiday.

The Market Composite Index, a measure of mortgage loan application volume, decreased 2.5 percent on a seasonally adjusted basis from one week earlier. On an unadjusted basis, the Index decreased 13 percent compared with the previous week. The Refinance Index decreased 2 percent from the previous week and was 20 percent higher than the same week one year ago. The seasonally adjusted Purchase Index decreased 3 percent from one week earlier. The unadjusted Purchase Index decreased 14 percent compared with the previous week and was 7 percent higher than the same week one year ago.

“The prospect of easing energy prices given the evolving situation in the Middle East brought mortgage rates slightly lower last week. The retreat in rates, however, did not lead to an increase in mortgage applications,” said Joel Kan, CMB, MBA’s Vice President and Deputy Chief Economist. “Purchase applications remained ahead of 2025’s pace but were at its slowest weekly pace since April, and refinance activity was at its weakest since last June.”

Added Kan, “The 30-year fixed rate decreased to 6.57 percent while the 5-year ARM rate inched up slightly, reflecting a flattening yield curve, as short-term rates are at risk of increasing while longer-term rates have dropped. Additionally, the ARM index decreased 12 percent over the week, and the ARM share dropped to 8.5 percent.”

The refinance share of mortgage activity increased to 38.0 percent of total applications from 37.5 percent the previous week. The adjustable-rate mortgage (ARM) share of activity decreased to 8.5 percent of total applications.

The FHA share of total applications decreased to 17.0 percent from 17.2 percent the week prior. The VA share of total applications increased to 14.4 percent from 13.2 percent the week prior. The USDA share of total applications remained unchanged at 0.5 percent from the week prior.

The average contract interest rate for 30-year fixed-rate mortgages with conforming loan balances ($832,750 or less) decreased to 6.57 percent from 6.65 percent, with points increasing to 0.67 from 0.65 (including the origination fee) for 80 percent loan-to-value ratio (LTV) loans. The effective rate decreased from last week.

The average contract interest rate for 30-year fixed-rate mortgages with jumbo loan balances (greater than $832,750) decreased to 6.66 percent from 6.68 percent, with points decreasing to 0.35 from 0.42 (including the origination fee) for 80 percent LTV loans. The effective rate decreased from last week.

The average contract interest rate for 30-year fixed-rate mortgages backed by the FHA decreased to 6.26 percent from 6.31 percent, with points decreasing to 0.75 from 0.79 (including the origination fee) for 80 percent LTV loans.  The effective rate decreased from last week.

The average contract interest rate for 15-year fixed-rate mortgages decreased to 5.93 percent from 5.97 percent, with points decreasing to 0.76 from 0.84 (including the origination fee) for 80 percent LTV loans. The effective rate decreased from last week.

The average contract interest rate for 5/1 ARMs increased to 5.82 percent from 5.81 percent, with points increasing to 0.88 from 0.82 (including the origination fee) for 80 percent LTV loans. The effective rate increased from last week.

The survey covers U.S. closed-end residential mortgage applications originated through retail and consumer direct channels. The survey has been conducted weekly since 1990. Respondents include mortgage bankers, commercial banks, thrifts, and credit unions. Base period and value for all indexes is March 16, 1990=100.

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Ann O’Rourke, MAI, SRA, MBA

Appraiser and Publisher Appraisal Today

1826 Clement Ave. Suite 203 Alameda, CA 94501

Phone: 510-865-8041

Email:  ann@appraisaltoday.com

Online: www.appraisaltoday.com

Posted in: bias, FHA, UAD 3.6
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Adapt or Step Back? How UAD 3.6 Is Forcing a Career Decision for Appraiser

By on May 29, 2026   /  Leave a comment

Newz: UAD 3.6 Adapt or Step Back,

Getting Started With AI

May 29, 2026

What’s in This Newsletter (In Order, Scroll Down)

  • LIA AD: Too Late for a Reconsideration of Value
  • Adapt or Step Back? How UAD 3.6 Is Forcing a Career Decision for Appraisers, By Rachel Mann
  • 109-Year-Old ‘Boathouse’ That Appears To Float on Washington Canal at High Tide Hits the Market for $2.1 Million
  • Getting Started with AI for Appraisers
  • MY AD: Loose Lips Cause Claims (Loose Lips Lead to Lawsuits) By Claudia Gaglione, Esq.
  • Wells Fargo Settles Mortgage Discrimination Suit With $100M Fund To Help Low-Income Homebuyers
  • HB 355 and What Every Appraiser Should Learn from Kentucky’s Legislative Win, By Bryan S. Reynolds, MNAA
  • MBA: Mortgage applications decreased 8.5 percent from one week earlier

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Adapt or Step Back? How UAD 3.6 Is Forcing a Career Decision for Appraisers

By Rachel Mann

Behind the technical transition lies a more personal question: Is it worth starting over at this stage of a career?

Excerpts: A Profession Split in Real Time

While there’s plenty of buzz around UAD 3.6 itself, it’s worth taking a boots-on-the-ground look at what active appraisers are actually feeling. In a recent industry poll conducted on Facebook, the findings were telling.

Out of 233 responses from active appraisers, 36.5% reported they are actively preparing, while 36.1% are taking a “wait and see” approach. The remaining responses, which we’ll get into below, reveal the deeper undercurrents.

The clear takeaway is that the industry isn’t aligned. There’s real uncertainty in how appraisers are responding to the shift, and a large unknown hanging over the profession.

And it raises a question: Is the uncertainty driven by the change itself, or by the lack of clear options for what happens next?

Appraiser Voices: Real Reactions to UAD 3.6

Beyond the “actively preparing” and “wait and see” camps, smaller groups of respondents revealed the deeper anxieties at play.

About 8.2% cited concerns about the learning curve, 4.7% said they’re considering stepping back from volume, and 2.6% plan to retreat into private work only.

Another 12% fell into smaller categories ranging from software testing readiness and hardware concerns to skepticism about implementation timelines.

The overall picture is a mix of readiness, hesitation, and resistance — revealing capacity limits and decision fatigue at a critical moment: adapt or step back? The underlying question for those nearing retirement is: Is it worth the time, cost, and effort to adapt at this stage in my career?

When a Workflow Change Becomes a Career….

A sudden decline in active appraisers could carry real consequences:

  • Loss of experienced appraisers who currently make up the majority of the workforce
  • 2. Disruption of long-standing client relationships, leaving lenders, AMCs, and homeowners scrambling
  • A thinning mentorship pipeline for new appraisers, weakening the path forward for the next generation
  • These changes, paired with the lack of exit planning, have broader implications. This isn’t an individual issue; it impacts industry stability and continuity.

To read more, Click Here

My comments: Worth reading the entire post for the details and interesting comments.

Read more!! →

Posted in: AI, bias, state appraiser regulators, UAD 3.6
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Appraisers – The Clipboard Has to Go!

By on May 22, 2026   /  Leave a comment

Newz: The Clipboard Has to Go, Systemic Failures in FHA Appraisal and Loan Review

May 22, 2026

What’s in This Newsletter (In Order, Scroll Down)

  • LIA AD: Am I Still on the ‘Do Not Use’ List?
  • Joe the Appraiser: Calling It Like It Is. The Clipboard Has to Go
  • Florida Megamansion That Starred in ‘Scarface’ and Was Used as President Nixon’s Winter White House Hits the Market for $237 Million
  • Systemic Failures in FHA Appraisal and Loan Review by Desiree Mehbod
  • MY AD: List of my articles about UAD 3.6
  • America’s Homes Are Older Than Ever—and Local Red Tape Could Make Them Harder To Fix
  • Survey: While Some Brokers Push Private Listing Networks, Most Soon-to-Be Sellers Want their Homes Seen By Every Buyer
  • MBA: Mortgage applications decreased 2.3 percent from one week earlier

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Joe the Appraiser: Calling It Like It Is.

The Clipboard Has to Go

By Joe Pravettone

Excerpts: I’m Joe. I’ve been doing this a long time. Long enough to remember when “cutting-edge technology” meant a pager, microfiche, and a Thomas Guide rattling around in the glove box. (If you know, you know.)

I’ve spent nearly 30 years in this profession — 15 years in the mortgage world doing processing, underwriting, and operations, and another 15 deep in appraisals, wearing just about every hat there is, from fee appraiser and AMC staff to QC.

Let’s start with the UAD.

If you’ve been in this business longer than five minutes, you’ve felt it. That low-grade tension humming in the background. The new Uniform Appraisal Dataset is here. The forms are changing, the workflow is changing, and a lot of appraisers are somewhere between uneasy and ready to stress-eat.

I get it. I really do.

But here’s the other reality: We’re also heading toward a volume surge. Rates are easing. Refinances are starting to creep back. And when you combine industry-wide change with rising volume, things can get messy.

So let’s be honest about something. The clipboard has to go. I know, I know, you’ve got a system. Your scratch paper has a system. Your clipboard definitely has a system. You’ve been doing it your way for years, and your way works. I’m not saying it doesn’t. But the road has curved, and it’s time to turn the wheel.

To read more, Click Here

My comments:

This article was written by a long time lender appraisal “insider”. Worth reading.

As the November 2, 2026 UAD 3.6 deadline approaches more lenders and appraisers are getting ready. But, many appraisers don’t like the changes. Those that get ready will have lots of work from AMCs, who are looking all over the country now for appraisers who will do UAD 3.6 appraisals for them. GSEs do about 50% of mortgage loans. Lenders who don’t sell their loans to GSEs will be using the forms software you have been using. I am working on an article on how to get business from them.

I remember the “old days” of microfiche, Thomas Brothers Maps. When I first started appraising 50 years ago, I remember filling up my car by peeling off the back of polaroid photos. I still have old Thomas Bros. maps in my car “just in case” my electronic maps don’t work or are inaccurate. I also have some very old microfiche files but don’t have anything to see them on.

I definitely prefer using an inspection app. I will be writing an article on which tablets are required. I will also have an article with paper checklist instructions that go through SFR, condo and 2-4 units UAD 3.6 appraisals.

Read more!! →

Posted in: FHA, real estate market, UAD 3.6
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24 Hour Appraisals

By on May 14, 2026   /  Leave a comment

Newz: 24 Hour Appraisals, Bias Accusation Collapses, Easements and Appraiser Liability

May 15, 2026

What’s in This Newsletter (In Order, Scroll Down)

  • LIA AD: Easements and Appraiser Liability
  • 24-Hour Appraisals: The Future or a Gimmick? By Shawn Telford , Chief Appraiser and Valuation Officer at Cotality
  • $28 Million ‘Pavilion’ House in Los Angeles Boasts ‘Once-in-a-Generation’ Design—and a Sunken Conversation Pit
  • Freddie/Fannie UAD and Forms Redesign: Enhanced Timeline and Updated FAQs
  • MY AD: Appraisal forms software in September, 1993 – a glance at the past
  • AQB Releases White Paper on Experience Requirements
  • Bias Accusation Collapses as HUD Clears the Appraiser by Desiree Mehbod
  • MBA: Mortgage applications increased 1.7 percent from one week earlier

 

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24-Hour Appraisals: The Future or a Gimmick?

By Shawn Telford , Chief Appraiser and Valuation Officer at Cotality,

Rethinking Quality and Risk in Modern Valuations: Why Faster Can be Risky

Excerpts: side from the opinion of value, speed is often the next loudest talking point in any conversation about appraisals—but it’s also one of the most misleading. While accelerated appraisal procurement models promise faster turn times, they do little to address the concerns that matter most to lenders: inaccurate valuations, which lead to appraisal defects that create buyback exposure and margin pressures for lenders, ultimately contributing to delays and additional costs.

This isn’t to say that the prospect of 24-hour appraisals is not appealing: after all, who doesn’t like faster? But is it a game-changer or merely a gimmick?

Today, lenders are facing greater scrutiny from the GSEs and investors over loan quality, in general, and collateral valuations in particular. Recently, Fannie Mae reported that collateral defects – like property damage, appraisal condition & quality rating inflation, and inappropriate comparable sale selection—are now accounting for nearly half of discretionary loan review defects. Solving for the Right Problems

Pressuring appraisers to work faster is hardly going to address these issues.

The Economic Impact of Quality

Getting an appraisal quickly can be a plus. But if the valuation requires extensive rework, it can create friction and delays and add operational costs to the underwriting process. One of the biggest slowdowns in the appraisal process is the back-and-forth between the appraiser and an AMC’s lender over administrative “corrections” that often don’t affect the opinion of value. In fact, recent Cotality data shows that nearly half of all appraisals are returned for some type of correction, and the vast majority of those returned do not have their value changed when resubmitted.

To read more, Click Here

My comments: very good analysis with many excellent comments. Very knowledgeable author. Worth reading.

Read more!! →

Posted in: appraisal business, appraisal forms, bias
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The Appraiser Exodus and How to Fix It

By on May 8, 2026   /  Leave a comment

Newz: Expanded Intended Users?

The Appraiser Exodus and How to Fix It.

May 8, 2026

What’s in This Newsletter (In Order, Scroll Down)

  • LIA AD: Expanding Intended Users? Not So Fast
  • Under Pressure: What’s Driving the Appraiser Exodus and How to Fix It, By David Massey
  • Historic Tudor Estate With English Gardens and Prairie Views Is Listed for $4.7 Million Near Chicago
  • What is a Pre-listing appraisal? Written for Home Owners But Has Good Tips for Appraisers, By Tom Horn
  • MY AD: What Happened When Government Decided That Appraisers Needed Protection, By Cindy Chance, PhD
  • How to See the Potential in Homes That Don’t Look Perfect. Written for Home Owners But Has Good Tips for appraisers
  • More Than 60% of America Is Covered by Drought and Millions of Homes Are at Risk
  • UAD 3.6 Bootcamp, LIVE in Chicago, IL and on Zoom, Wednesday – Friday, May 13th-15th
  • MBA STATS: Mortgage applications decreased 4.4 percent from one week earlier

 

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Under Pressure: What’s Driving the Appraiser Exodus and How to Fix It,

By David Massey

Ask any veteran appraiser or physician what has changed most over the past twenty years, and the answer is usually the same: paperwork.

Professions once centered on skill, judgment, and service are now dominated by portals, compliance layers, and third-party control. Burnout rises, independence falls, and a quiet exodus follows.

The American Medical Association reports that physicians now spend nearly two hours on documentation for every hour of patient care.

The appraisal profession is now well into that cycle.

According to the Appraisal Institute’s 2023 Fact Sheet, the number of practicing appraisers in the United States has declined by roughly 8,000 in recent years. The Conference of State Bank Supervisors shows a longer-term drop from about 120,000 appraisers in 2008 to fewer than 96,000 by 2017, a 21 percent decline in less than a decade. IBISWorld reports another six percent employment drop between 2018 and 2023. The U.S. Bureau of Labor Statistics projects only modest growth through 2034, far short of what is needed to replace retirees.

The pipeline is shrinking while demand remains steady.

The National Association of Realtors ® 2023 Appraisal Survey found that more than half of appraisers are now asked monthly, or more often, to complete assignments outside their normal geographic or property-type expertise. More telling, 54 percent cited Appraisal Management Companies as the single greatest challenge to their business. That statistic alone explains much of what has gone wrong.

When I started in this profession, appraisal centered on analysis, interpretation, and professional opinion. I studied neighborhoods, walked properties, and applied experience to market behavior. Today, much of the job revolves around compliance portals, redundant uploads, and layers of review by people who have never inspected a property.

AMCs were created after the 2008 crisis to protect appraiser independence. The idea made sense. The execution has failed. Today, borrowers commonly pay $600 to $700 for an appraisal, while the appraiser often receives about half of that after AMC fees. Turn times lengthen. Panel depth shrinks. Geographic competency erodes. And experienced appraisers quietly step away.

What was meant to reduce pressure has become a system of control. Communication between lenders and appraisers is filtered. Pricing is dictated by algorithms. Scope interpretations are issued by third parties removed from the field. Judgment is slowly replaced by checklist compliance.

Healthcare has already traveled this road.

A 2025 Annals of Internal Medicine study showed nearly five percent of U.S. physicians left clinical practice in a single year, driven largely by burnout and administrative burden. The American Medical Association reports that physicians now spend nearly two hours on documentation for every hour of patient care.

Appraisers now operate inside the same imbalance. More time formatting reports than analyzing markets. More time satisfying review protocols than developing defensible opinions. Judgment yields to process.

This is not a workforce inconvenience. It is a structural market risk.

The fix is not complicated, but it does require courage.

First, appraisal fee transparency must be mandatory. If a borrower pays $650 and the appraiser receives $325, both parties deserve to know. Transparency restores accountability and allows market forces to function.

To read more, Click Here

My comments: Worth reading, especially how to fix it. We all know what is happening to residential lender appraisers.

For doctors, corporate medicine has taken over. For example, primary care physicians are allowed only 15 minute visits with patients. Large insurance companies make it very difficult for patients to get the care they need by denying what the patient needs. Doctors don’t like it, plus the excessive paperwork.

I play pickleball with a retired doctor. He had to sell his medical practice as he was underbid on fees by large health insurance companies.

Read more!! →

Posted in: appraisal business, appraisal how to, Appraisal Institute, UAD 3.6
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Avoiding Court: A Common Sentiment Among Appraisers

By on May 1, 2026   /  Leave a comment

Newz: Cyber Attack Risk for Appraisers,

Avoiding Court: A Common Sentiment Among Appraisers

May 1, 2026

What’s in This Newsletter (In Order, Scroll Down)

  • LIA AD: Avoiding Court: A Common Sentiment Among Appraisers
  • Cyber Insurance: Why It’s Time for Appraisers to Protect Themselves By Isaac Peck, Senior Broker at OREP.org
  • Electrochemist’s Exclusive Private Island Escape With 9-Hole Golf Course and Helipad Hits the Market in Florida for $89 Million
  • Hype Heretics – Twisting the narrative to create hype. By JoAnn Apostol
  • MY AD: What is a Good Appraiser?
  • April 2026 Housing Insights: A Market Searching for Stability, By Kevin Hecht, Appraiser and Economist
  • A new Scope of Work, By George Dell, MAI
  • MBA: Mortgage applications decreased 1.6 percent from one week earlier

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Cyber Insurance: Why It’s Time for Appraisers to Protect Themselves

By Isaac Peck, Senior Broker at OREP.org

Excerpts: You log in, expecting to send a report or check your schedule for the coming week, only to find your system locked, client files gone, and a message blinking on the screen:

“YOUR FILES ARE ENCRYPTED

To regain access, you must pay a ransom. Do not attempt to decrypt or modify the files yourself.

Any unauthorized action will result in permanent data loss.

Payment instructions are below. You have 72 hours.”

Directly below the words, a clock begins counting down.

You feel panic setting in.

To make matters worse, you had committed to delivering a rush appraisal to the lender/AMC this morning for a time-sensitive closing. You can’t access reports, contact clients, or meet deadlines. You’re losing money, time, and worst of all, your clients’ trust.

Directly below the words, a clock begins counting down.

This type of mentality only compounds the problem. According to recent national data, more than half of U.S. cyberattacks now target small businesses, not large corporations. Firms with fewer than 100 employees are significantly more likely to be targeted than larger companies, largely because they lack dedicated IT staff, formal security protocols, and incident-response plans. In other words, they’re easier targets.

The financial consequences are not theoretical. According to Verizon’s 2024 Data Breach Investigations Report, small business data breaches can cost anywhere from $120,000 to over $1.2 million, depending on severity. Other industry studies released this summer put the average cost of a single cyber incident at roughly $25,000—far more than most appraisal businesses can absorb without serious disruption.

Unique Risks for Appraisers

Home appraisers face unique cyber risks that make them especially vulnerable to digital attacks. Unlike larger firms with dedicated IT teams, most appraisers operate as solo practitioners or small businesses.

Nevertheless, even the smallest appraisal offices handle highly sensitive data every day: property details, borrower information, lender communications, and access credentials all flow through their systems, often via unsecured emails or cloud-based platforms.

The Role of Insurance

When a cyber incident hits, speed matters. For appraisers, the real damage often isn’t just the ransom demand or the technical cleanup—it’s the downtime, the missed deadlines, and the loss of client confidence that follows.

Cyber insurance exists to help businesses recover quickly and responsibly. For appraisers, that means having access to technical experts who can investigate what happened, contain the breach, and restore systems so work can resume. It also means guidance on how to communicate with lenders, clients, and other parties if sensitive information is compromised.

To read more, Click Here

My comments: Read this article. I have received information from several appraiser E and and O companies about cyber insurance. And read about the risks online. This article is definitely the best I have read as it explains the details of what a cyber attack means for appraisers. Since it was from an E and O carrier I did not know how much useful information it had. I’m glad I read it and wrote about it.

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Appraisal Construction Progress Reports

By on April 24, 2026   /  Leave a comment

Newz: Curiosity and AI, Construction Progress Reports

April 24, 2026

What’s in This Newsletter (In Order, Scroll Down)

  • LIA AD: Construction Progress Reports: Don’t Get Hammered
  • The Human Appraiser as a Macroeconomic Stabilizer By Kevin Hecht
  • Spectacular Glass Cabin Located Mere Steps From the Beach Lists for Less Than $175K
  • Appraisal Bias Training Now Required in Most States [2026]
  • MY AD: Review of Appraiser’s Guide to the New URAR Class
  • Curiosity in the Age of AI By Brent Owen
  • AI in real estate. Chat GPT can’t smell the 10 cats in the house By Ryan Lundquist
  • MBA: Mortgage applications increased 7.9 percent from one week earlier

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Posted in: AI, bias, Economic analysis, New URAR
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New URAR – Mixed Feedback

By on April 17, 2026   /  Leave a comment

Newz: UAD 3.6 – 10 Biggest Changes,

UAD 3.6 – Mixed Feedback

April 17, 2026

What’s in This Newsletter (In Order, Scroll Down)

  • LIA AD: The Fine Print
  • The 10 Biggest Changes in the New URAR, By Kevin Hecht
  • Tiny Vermont Home That Spans Less Than 1,000 Square Feet Hits the Market for the Huge Price of $1.2 Million
  • Why Appraisers Write in the Third Person—and Whether First-Person Reporting Improves Clarity, By Jamie Owen
  • MY AD: Appraisal: Profession, Industry or Trade? by Martin Wagar
  • Rollout of 3.6 Receives Mixed Feedback, By Isaac Peck, Publisher Working RE
  • Starter Homes Are Disappearing—Are Modular and Manufactured Houses the Answer?
  • MBA: Mortgage applications increased 1.8 percent from one week earlier

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The 10 Biggest Changes in the New URAR

By Kevin Hecht

Excerpts: The redesign of the Uniform Residential Appraisal Report is the largest overhaul of residential appraisal reporting in nearly three decades.

While the underlying appraisal principles remain the same, the structure, workflow, and level of detail in the report are changing in meaningful ways.

Here are the ten changes appraisers are most likely to notice.

Topics:

1. One Dynamic Report Replaces Multiple Legacy Forms

2. Reports Will Adapt to the Assignment

3. Data Fields Are More Granular

4. Commentary Is Integrated Throughout the Report

5. Scope of Work Drives Report Content

6. Inspection Observations Are More Structured

7. The Sales Comparison Approach Is Still Central

8. Software Platforms Will Change

9. Reports Will Include Both Narrative and Structured Data

10. The Transition Will Take Time

Summary

The new URAR represents a fundamental shift in residential appraisal reporting, moving the profession away from rigid, form‑driven responses and toward clearer, more transparent analysis.

While the core appraisal principles remain unchanged, how appraisers communicate their reasoning, observations, and conclusions will look different under the redesigned framework.

By understanding the most significant changes now, appraisers can better prepare for the transition and continue producing credible, well‑supported appraisal reports in an evolving reporting environment.

To read more, Click Here

My comments: Good topics list and summary. Read the details. Well written and understandable.

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Posted in: appraisal, appraisal business, New URAR, UAD 3.6
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Appraiser Obsolescence?

By on April 10, 2026   /  Leave a comment

Newz: Appraiser Obsolescence, ASB – Use of Technology in an Appraisal or Review

April 10, 2026

What’s in This Newsletter (In Order, Scroll Down)

  • LIA AD: Subpoena Threat Over a 10-Year-Old Appraisal
  • Flags Over Facts: The Road to Obsolescence By Desiree Mehbod
  • Mayfield Ranch: The $4.5 Million Texas Estate on 100 Acres That Looks Like It’s Been Standing for Centuries
  • April Fools Day and Other Important Dates in Appraisal History
  • MY AD: How to Cut Business Expenses
  • March 2026 Housing Market Updates for Appraisers By Kevin Hecht
  • ASB Proposed New Advisory Opinion 41, Use of Technology in an Appraisal or Appraisal Review Assignment
  • MBA: Mortgage applications decreased 0.8 percent from one week earlier

 

 

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Flags Over Facts: The Road to Obsolescence

By Desiree Mehbod

Excerpts: For years, appraisers have been warning that the mortgage industry was slowly engineering us out of the process. We were told we were paranoid. Resistant to change. Stuck in the past. Then the newest Mortgage Credit Executive Order arrived, and the appraisal section opened with a single line that confirmed everything we’ve been saying: expand AVMs, desktops, hybrids, and AI. That’s the priority. Everything else in that section is just polite filler wrapped around a strategy to shrink the role of the human appraiser until we’re little more than a signature at the bottom of a dataset.

And that strategy becomes even clearer when you look at what’s happening behind the scenes. While UAD 3.6 is not fully active yet, the structure being built around it makes the intention impossible to miss. The new system demands an avalanche of hyper‑granular data that has nothing to do with how appraisers actually determine value. Room‑by‑room material ratings, finish classifications, fixture‑level detail, micro‑condition scoring. It’s a level of data extraction designed for machines, not humans.

No buyer cares whether the guest bath faucet is “mid‑grade chrome” or “builder‑grade brushed nickel,” but the new dataset does. Not because it improves valuation, but because it feeds the models. UAD 3.6 turns every full appraisal into a data‑mining operation, with the appraiser acting as the human data‑collection device for a system that wants our expertise now so it can automate it later.

To read more, Click Here

My comments: Worth reading. Discusses VA, Road to Housing Act and other topics. Knowledgeable author – the founder of Appraisers Blogs.

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Posted in: appraisal business, Appraisal Foundation, appraisal modernization, Appraisal Standards Board, Economic analysis, real estate market
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Appraising Solar Panels

By on April 3, 2026   /  Leave a comment

Newz: Solar Panels, Concessions, AI and Appraisals

April 3, 2026

What’s in This Newsletter (In Order, Scroll Down)

  • LIA AD: Navigating Red Flags: a Contentious Divorce Case
  • What Is the Appraisal Value of Solar Panels? FAQs for Residential Appraisers
  • Tiny New York Home With No Bedrooms Hits the Market for a Bargain Price
  • Concessions Are Not the Price: How to Measure What the Market Is Actually Doing
  • MY AD: How to reduce stress to be more productive in business and a happier life for appraisers
  • My First 50 Years by Steve Papin
  • AI Usage in Appraisals: Trust but Verify by Jo Traut
  • MBA STATS: Mortgage applications decreased 10.4 percent from one week earlier

 

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What Is the Appraisal Value of Solar Panels? FAQs for Residential Appraisers

Excerpts:

How Common Are Solar Panels in Residential Appraisals?

Solar panels are increasingly common. Declining system costs, government tax incentives, and utility rebates have made solar PV ownership more accessible than ever. If you haven’t encountered an owned solar system on a subject property yet, there’s a good chance you will soon—particularly as more states push toward renewable energy goals.

The practical takeaway: developing a working knowledge of solar valuation now puts you ahead of the curve.

Topics:

Owned vs Leased Solar Panels—and Why It Matters for Appraisers

How Do You Determine the Appraisal Value of Solar Panels?

  • Sales Comparison Approach. This is the preferred method under Fannie Mae and FHA guidelines.
  • Cost Approach Solar PV systems are typically priced on a cost-per-watt or cost-per-kilowatt basis.
  • Income Approach This method estimates value based on the energy savings the system produces.

What Do You Do When There Are No Comparable Sales with Solar Panels? This is the question appraisers ask most often, and it’s a real challenge in many markets.

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What Are the Key Components of a Solar PV System that Appraisers Should Be Able to Identify?

How Can Appraisers Build Competency in Solar Valuation?

Solar PV systems are one piece of a broader green home appraisal niche that’s growing fast.

To read more, Click Here

My comments: Very comprehensive analysis of the important factors. I have never appraised a home (or apartments and commercial properties) with Solar. I live in a “Mediterranean” climate in the San Francisco Bay area. No big changes in weather over the year. No snow, no high heat etc. But I have heard appraisers discussing the topics above. If I appraised Solar in a home I would use this article.

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