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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!!

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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.

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Posted in: Uncategorized

ChatGPT for Appraisers

Newz: Appraisers using ChatGPT,
Appraiser Salaries, PAREA Problems

May 16, 2025

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

  • LIA ad: Appraisal Used in Divorce Case – Now What
  • The Power of AI Is Not Absolute Using Chat GTP for Appraisers
  • Retired Maine Railroad Caboose
  • [Updated 2025] What’s the Average Real Estate Appraiser Salary?
  • Indemnification Clauses: What Appraisers Should Know
  • Treasury yields surge, but Fed rate cut odds decline after U.S.-China tariff pause. Mortgage rates may be poised to rise following de-escalation of tariff tensions
  • The PAREA Program: Costly Promises, Empty Support
  • Mortgage applications increased 1.1 percent from one week earlier

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Click here to subscribe to our FREE weekly appraiser email newsletter and get the latest appraisal news

 

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The Power of AI Is Not Absolute
Appraisers Using ChatGPT

Excerpts: With the great power of artificial intelligence comes the responsibility to fact-check.

Artificial intelligence (AI), particularly ChatGPT, has captured the attention of professionals across various industries, including residential appraisal. With ChatGPT now reaching more than 100 million weekly users, according to OpenAI CEO Sam Altman, it’s clear that AI is poised to become a mainstay in our digital toolkit.

ChatGPT is an AI chatbot, powered by a large language model (LLM), which can comb through a vast amount of information and generate text in response to a question or prompt. This ability led me to explore its potential in “seeing” and evaluating property photos, which ultimately inspired me to create the RoboRater tool.

There were some early hiccups — and a learning curve — when I began prompting the AI tool to apply Uniform Appraisal Dataset (UAD) quality and condition ratings to what it “saw” in property photos. And then, in November 2023, Open AI introduced a feature allowing pro users to develop a custom generative pre-trained transformer (GPT), which led to a breakthrough. It enabled me, with no coding background, to tailor a specific version of ChatGPT that excels at assessing kitchen quality and condition ratings from photos, complete with insightful supporting commentary.

ChatGPT as a Writing and Public Relations (PR) Assistant

ChatGPT can also be an invaluable writing assistant and PR specialist, especially in sensitive communication scenarios like Reconsiderations of Value (ROV). It can skillfully rephrase blunt feedback into professional, constructive commentary.

Other topics:

Enhancing Clarity in Technical Reporting

Optimizing Appraisal Business Operations

Navigating the Limitations

To read more, Click Here

My comments: This is the most practical article I have read for appraisers using ChatGPT with good appraiser examples. I am going to start using it soon! Tim Andersen, the USPAP expert, recently wrote an article for Appraisal Today using ChatGTP.

AI does not always work out well.

For example. State Bar of California admits it used AI to develop exam questions.

Nearly two months after hundreds of prospective California lawyers complained that their bar exams were plagued with technical problems and irregularities, the state’s legal licensing body has caused fresh outrage by admitting that some multiple-choice questions were developed with the aid of artificial intelligence.

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Retired Maine Railroad Caboose That Has Been Turned Into a Quaint Cottage

Excepts: The camp in question is actually built around a retired Maine Central Railroad car that has been transformed into a quaint and cozy, cabin-style abode situated on a 1-acre lot in Madrid Township. The one-of-a-king listing has sped its way to the top spot on this week’s most popular homes list.

Whether you are looking for a unique hideaway to call your own or you’re an investor on the hunt for a rare rental property, this one-bedroom residence will have you on the right track with its very affordable $129,000 price tag.

Offered fully furnished, the tiny 360-square-foot home is loaded with “plenty of railway memorabilia,” including original observation seats found in two loft areas and railroad crossing signs at the entrance to the property.

To see the listing with 60 photos, Click Here

My comments: I have always been fascinated by cabooses – both on a train and moved on land. Maybe someday I will travel on a train in one or go to one and see the interior of caboose on land.

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[Updated 2025] What’s the Average Real Estate Appraiser Salary?

Excerpts: Survey data from the 2025 Appraisal Salary Guide shows that an appraiser’s annual income varies according to factors such as license level, education level, specialization, and more.

On average, appraisers earn $106,188 a year. However, as you can see from the chart below, the average annual appraiser salary varies significantly across license levels:

Trainee appraisers earn an average annual income of about $61K

Licensed residential appraisers earn approximately $67K

Certified residential appraisers earn more than $91K

Certified general appraisers make approximately $131K

Other Factors that Affect Salary

Data from the 2025 Appraisal Salary Guide shows that the average real estate appraiser salary rises not only with license level, but also education level and specialization.

Note that many real estate appraisers (70% of our survey respondents) work for themselves and are not salaried employees. If you operate as an independent appraiser or run your own appraisal business, your income will vary somewhat from year to year. However, our survey results show that self-employed appraisers earn more than those who work for appraisal companies, government agencies, appraisal management companies (AMCs), or a lender.

To read more, Click Here

My comments: Most residential appraisers are fee appraisers. This data and analysis shows you salaries. Compare it with your annual fee income and what you can do to increase your income.

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New URAR: Good news for appraisers who are not sure if AMCs will not pay low fees, too much to learn, using tablets, etc.

I’m working on my third article on the new URAR for the June issue: What is New in the New URAR. I go through a sample report line by line and list the changes on each page. I really like it.

The New URAR is a dramatic upgrade from the typewriter forms we have been using since the 1960s. For example, putting comments where they are needed. No more 20-40 page addendums that only the appraiser reads and maybe a few others read.

  • May issue: Review of new class
  • April issue: New URAR What It Means for Appraisers

New URAR use for VA, FHA, and USDA mortgages may be delayed

The New URAR is set up for VA, FHA and USDA but it is very unlikely that they will be able to get their systems set up by November 2, 2026 as they have limited resources. Source: Jeff Bradford, Bradford Technologies appraisal software, speaking at a recent annual local residential conference in Fairfield CA (Close to Sacramento).

Also, many departments in the federal government are being downsized making it less likely they will be able to set it up for their systems..

What if you’re not sure or don’t want to do New URAR reports on November 2, 2026 when it is required for GSE mortgages?

You will not be able to do any GSE appraisals but can do VA, FHA, and USDA appraisals using the current forms. You will have some appraisal work.

You will have time to get more information to help you decide on the New URAR. You will know what AMCs are paying for them as compared with FHA and VA form appraisals.

There will be issues, as it is a major change for appraisers. You will know about some issues before the November 2, 2026 deadline, to help you decide if you want to use the New URAR.

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Indemnification Clauses: What Appraisers Should Know

by Isaac Peck, Senior Broker at OREP.org

Excerpts: It’s a tale as old as time. When adding an appraiser to their appraisal panel, a lender or appraisal management company (AMC) will present to the new appraiser a 5-15 page-long “Appraisal Services Agreement” or “Appraiser Engagement Agreement” for signature. Inside these service agreements is an often-discussed and disputed clause: the indemnification clause.

Indemnification clauses were popularized in the years following the 2007/2008 real estate crash, as AMCs took over market share after the passage of HVCC and the Dodd-Frank Act.

Today, the vast majority of lenders and AMCs ask appraisers to sign an agreement that contains an indemnification clause. I just reviewed a service agreement from Wells Fargo where the indemnification provisions spanned nearly a full page!

If You Hire a Subcontractor

I tell this story to appraisers and AMCs alike when they ask me about indemnification clauses. Common law indemnification theory dictates that the party responsible for the mistake should pay for it. From a practical standpoint (especially when it comes to insurance), indemnification clauses make all the difference.

To read more, Click Here

My comments: Worth reading for info indemnification agreements that we don’t like to think about or read.

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Treasury yields surge, but Fed rate cut odds decline after U.S.-China tariff pause

Mortgage rates may be poised to rise following de-escalation of tariff tensions

May 12, 2025

Excerpts: The announcement of a 90-day pause in the U.S.-China trade war, and that both countries agreed to drastically reduce tariffs on each other’s imports during that time, sent stocks and Treasury yields soaring Monday. Futures traders also sharply cut the odds of a Federal Reserve interest rate cut in July, pushing the likely timeline of a Fed rate cut to the fall.

All of which may be good news for 401(k) balances but may spell disappointment for prospective homebuyers, with mortgage rates likely to rise in the short term.

News that the U.S. and China had retreated from their respective tariff rates of 145% and 125% first trickled out Sunday, with the White House’s official X account posting a quote from Treasury Secretary Scott Bessent, which stated that the two countries had made “substantial progress” in trade talks during a high-level meeting between trade representatives in Switzerland over the weekend.

To read more, Click Here

My comments: The US has lowered its 145% tariffs on most Chinese imports to 30%, and China has reduced its 125% tariffs to 10%. Of course, no one knows how long they will last. Tariff volatility is the most significant factor as it means uncertainty for all of us.

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The PAREA Program: Costly Promises, Empty Support

by AppraisersBlogs

Excerpts: The PAREA program markets itself as a shiny, mentor-free express lane to becoming a real estate appraiser, but its steep price tag and lofty promises often lead to a dead end. For many, it’s less a pathway to success and more a costly detour.

Eriv V, one frustrated hopeful, recently shared a raw, unfiltered account of his disillusionment with PAREA, exposing a system that falls short on support and delivers more headaches than help. Below, his candid review is quoted word for word, offering a stark warning for those eyeing a career in appraisal.

From the start, the program presented itself as a guided pathway through the appraisal process. However, what I encountered was mostly self-taught learning, dense materials, and very little interactive instruction. When I repeatedly asked for help, I was told that due to time constraints, one-on-one support wasn’t possible—which is exactly what I needed in order to learn the software, understand how to complete the appraisal forms correctly, and build confidence in the process.

There was no consistent mentorship, no step-by-step walk-throughs of how to complete assignments, and no real-time guidance.

To read more, Click Here

My comments: I became an appraiser because I wanted to work in the field and not only in an office. I trained two residential appraisers before licensing and went with them on every appraisal they did for the first year. Why did I train 2 appraisers? I was giving back to appraising.

PAREA seemed like a good idea, but I am not surprised there was not enough support to answer questions for this appraiser.

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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 in 2025.

Mortgage applications increased 1.1 percent from one week earlier

WASHINGTON, D.C. (May 14, 2025) — Mortgage applications increased 1.1 percent from one week earlier, according to data from the Mortgage Bankers Association’s (MBA) Weekly Mortgage Applications Survey for the week ending May 9, 2025.

The Market Composite Index, a measure of mortgage loan application volume, increased 1.1 percent on a seasonally adjusted basis from one week earlier. On an unadjusted basis, the Index increased 1 percent compared with the previous week.  The Refinance Index decreased 0.4 percent from the previous week and was 44 percent higher than the same week one year ago. The seasonally adjusted Purchase Index increased 2 percent from one week earlier. The unadjusted Purchase Index increased 2 percent compared with the previous week and was 18 percent higher than the same week one year ago.

“Last week saw steadier mortgage rates, as the FOMC meeting played as predicted, and market movements led to a small two-basis point increase in the 30-year conforming rate to 6.86 percent,” said Mike Fratantoni, MBA’s SVP and Chief Economist. “Refinance volume was little changed for the week, with a small increase in government refinances, and a decrease in conventional refinances. The news for the week was the growth in purchase applications, up 2.3 percent and almost 18 percent higher than last year’s pace. Despite the economic uncertainty, the increase in home inventory means there are additional properties to buy, unlike the last two years, and this supply is supporting more transactions.”

Added Fratantoni, “There was a notable gain in government purchase applications, up almost 5 percent for the week and 40 percent on an annual basis.”

The refinance share of mortgage activity decreased to 36.4 percent of total applications from 37.1 percent the previous week. The adjustable-rate mortgage (ARM) share of activity decreased to 7.4 percent of total applications.

The FHA share of total applications increased to 17.4 percent from 16.4 percent the week prior. The VA share of total applications increased to 13.4 percent from 13.3 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 ($806,500 or less) increased to 6.86 percent from 6.84 percent, with points remaining unchanged at 0.68 (including the origination fee) for 80 percent loan-to-value ratio (LTV) loans.  The effective rate increased from last week.

The average contract interest rate for 30-year fixed-rate mortgages with jumbo loan balances (greater than $806,500) decreased to 6.85 percent from 6.86 percent, with points increasing to 0.49 from 0.46 (including the origination fee) for 80 percent LTV loans. The effective rate increased from last week.

The average contract interest rate for 30-year fixed-rate mortgages backed by the FHA increased to 6.59 percent from 6.56 percent, with points increasing to 0.89 from 0.87 (including the origination fee) for 80 percent LTV loans. The effective rate increased from last week.

The average contract interest rate for 15-year fixed-rate mortgages decreased to 6.12 percent from 6.17 percent, with points decreasing to 0.59 from 0.65 (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 6.09 percent from 5.97 percent, with points increasing to 0.74 from 0.31 (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.

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: AI, appraisal business, liability, new appraisers, New URAR

What are the best AMCs for Appraisers?

Newz: AMCs,  Appraisal Institute Is Accused of Cover-ups, Appraisal’s Perfect Storm

May 9, 2025

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

  • LIA AD: Can’t Complete Appraisal with Access Denied
  • Choosing the Right Appraisal Management Companies (AMCs): A Guide for Appraisers
  • Staggering $900K Glass Lake House in Oklahoma Surfs to the Top of the Most Popular Homes List
  • Wildly Inappropriate Behavior’: Appraisal Institute Is Accused of Cover-ups
  • 5-minute YouTube video, posted yesterday by Cindy Chance, former AI CEO regarding her lawsuit that was filed May 8
  • Appraisal Institute’s Harassment, Tests, and Dance with AMCs
  • #MeToo And Testing Fraud Applies To Appraisal Industry’s Largest Trade Group
  • Pulte defends his authority as board chairman of Fannie, Freddie
  • Upheaval at mortgage regulators leaves questions for lenders
  • The Appraisal Profession’s Perfect Storm: A Veteran’s Take on a Dying Craft
  • Mortgage applications increased 11.0 percent from one week earlier
  • Appraisal Business Tips 
  • Humor for Appraisers

Click here to subscribe to our FREE weekly appraiser email newsletter and get the latest appraisal news

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Choosing the Right Appraisal Management Companies (AMCs): A Guide for Appraisers

Excerpts: Today a large percentage of residential real estate valuations are coordinated by appraisal management companies. For appraisers, working with AMCs is almost a necessity.

Let’s look at how appraisal management companies work, the pros and cons, and—perhaps most importantly — how to choose the right AMCs to partner with.

Additionally, we’re sharing insights from appraisers who answered our survey question, “What’s your best tip for working with AMCs?”

How to choose the right AMCs

To prevent challenges and ensure smooth operations, it’s crucial to select the right AMCs. We recommend taking the time upfront to find a few good AMCs that value your appraisal expertise, then building relationships with that smaller group.

Use the following steps to choose the best AMC partners for your appraisal business.

Step 1: Find AMC candidates

Step 2: Investigate each appraisal management company

Step 3: Narrow your list to select the best AMC partners

Tips from Appraisers

  • Prioritize communication
  • Ensure timely delivery
  • Be friendly and polite
  • Get to know the AMCs and their practices
  • Don’t sell yourself short

To read more, Click Here

My comments: Good article on AMCs. Worth reading. Includes appraiser comments. I wrote about how to evaluate AMCS in the monthly Appraisal Today. The most recent article, including a Client Rating Grid, is in the January 2025 article: “What are your best current and former AMC/lender clients?”

Read more!!

Posted in: AMCs, appraisal business, Appraisal Institute, Fannie, liability

Surplus vs. Excess Land for Appraisers

Newz: Surplus vs. Excess Land, Interest Rate Drop? GSE Oversight?

May 2, 2025

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

  • LIA ad: Am I Still on the ‘Do Not Use’ List?
  • Surplus Land vs. Excess Land: What Appraisers Needs to Know
  • 5 Mind-Boggling Optical Illusion Houses That Have To Be Seen To Be Believed
  • Fed officials offer differing signals on timing of potential interest rate cuts
  • Fed seen cutting policy rate by a full percentage point this year
  • The Balancing Act: How Appraisers Can Navigate Supply Shortages, Interest Rates, and Tariffs
  • A Cry from the Appraisal Trenches: The Fall of GSE Oversight
  • Mortgage applications decreased 4.2 percent from one week earlier

Surplus vs. Excess Land for Appraisals

Click here to subscribe to our FREE weekly appraiser email newsletter and get the latest appraisal news

Click here to subscribe to our FREE weekly appraiser email newsletter and get the latest appraisal news


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Surplus Land vs. Excess Land: What Appraisers Needs to Know

By Kevin Hecht

Excerpts: Land valuation is a fundamental aspect of real estate appraisal, influencing property transactions, development decisions, and investment strategies. A key part of the process involves distinguishing between the land that supports the property’s current use and any additional land that may—or may not—have independent value.

Commonly, a square footage adjustment is made based on lot size differences among comparable properties without one key distinction – whether the difference in land is surplus or excess land. This fails to consider whether the extra land has value independent of the subject property.

Surplus land and excess land are often confused. Surplus land is land which adds no value independently of the property being appraised. Excess land, on the other hand, has value because it can be divided and sold separately. These distinct differences must be accounted for in an appraisal.

Here we will discuss what constitute excess and surplus land, common methods used to identify each, and why it matters….

Methods for Identifying Surplus vs. Excess Land

Residential appraisers commonly make a dollar per square foot adjustment for differences in lot size among comparable properties without distinguishing whether the land is surplus or excess. The problem with this approach is that it fails to consider highest and best use where excess land—land that can be independently sold or valued—creates a premium.

This question cannot be answered without evaluating zoning and legal restrictions of the property.

For example, just because a property is large enough to support a second structure, zoning may prohibit multiple residences on a single lot or there may be legal restrictions in terms of land coverage and minimum square footage requirements. If this were the case, it would be considered surplus land.

When determining if land is excess land, appraisers must consider legal permissibility, physical possibility, financial feasibility, and profitability.

To read more, Click Here

My comments: Read this blog post. Residential appraisers can easily make a mistake on this topic and get into trouble.

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5 Mind-Boggling Optical Illusion Houses That Have To Be Seen To Be Believed

Excerpts: Photo above info:

2. 8198 Uphill Rd, Joshua Tree, CA

Price: $17,950,000

The Invisible House: This mirrored mansion is the brainchild of film producer Chris Hanley and Frank Gehry collaborator Tomas Osinski, who designed the home to seemingly vanish into its desert surroundings.

At first glance, you might not notice the 5,470-square-foot residence staring back at you. Nestled on 67.5 acres, the shimmering structure was created with the intent of connecting its residents with the desert through the mirrored glass exterior. The three-bedroom estate’s interior is just as astonishing featuring retractable glass walls; a 100-foot, heated indoor swimming pool; and a 224-square-foot, white wall designed for movie screenings.

Whether you are looking for a home that quite literally disappears into the Arizona desert or one that mirrors its landscape in the Hamptons, these works of jaw-dropping art not only offer a captivating design but a remarkable setting.

From California to New York, we found five optical illusion abodes that will leave you wondering if they are playing tricks on your eyes.

To read more, Click Here

My comments: Click on the addresses for the listing. I have written about some of these before. I am fascinated by these types of homes. Now you can see 5 of them in one link. My favorite is the home in the photo above.

Read more!!

Posted in: Economic analysis, GSEs, liability, Mortgage interest rates, New URAR

Time Adjustment Changes for Appraisers

Newz: Time Adjustments, 2025 ASC Appraiser Data Analysis, Fannie Fraud

April 25, 2025

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

  • LIA ad – Weather Impact
  • I Went Down to the Crossroads – Time Adjustments By Tim Andersen, MAI
  • Occidental Treehouse Named California’s Most Wish-Listed Airbnb
  • Analysis of 2025 ASC Appraisal License Data By Chase Pursley
  • Fannie Mae Fraud and Abuse Exposed By Jeremy Bagott, MAI
  • Appraiser Growth and Profitability: Key Things to Focus On By Isaac Peck, Publisher
  • Mortgage applications decreased 12.7 percent from one week earlier

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Click here to subscribe to our FREE weekly appraiser email newsletter and get the latest appraisal news


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I Went Down to the Crossroads

Time Adjustments

By Tim Andersen, MAI

Excerpts: Is real estate appraisal, with the issue of more detailed time adjustments, at another cross roads now? In the past, appraisers simply smoothed changes in sales prices over time by measuring prices as of January 1st, then again as of December 31st. If they went up an average of six percent (6%) annually, then the appraiser made a one-half percent adjustment each month.

This protocol inflates prices at six percent (6%) per year, true. But it does not reflect the fact that for the first three quarters of the year prices may have increased at twelve percent (12%) per year, then in the last quarter went flat with a zero percent (0%) price change.

In this example, consider that a comparable sale going under contract at the beginning of the fourth quarter of the year would merit no time adjustment whatsoever. Nevertheless, the appraiser using the smoothing technique will adjust that sale upward at one-half percent per month over a time span when the market is actually flat. That appraiser is merely filling forms, not appraising. How so?

To read more, Click Here

My comments: Very good article on the “new” time adjustment techniques. Interesting music analysis and how it applies to appraising.

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Occidental Treehouse Named California’s Most Wish-Listed Airbnb

Excerpts: Nestled among towering redwoods in western Sonoma County, the Spectacular Spyglass Treehouse in Occidental has earned the title of California’s most wish-listed Airbnb, part of the vacation rental platform’s roundup of top-trending stays in each U.S. state.

Perched high in the forest canopy, the Spyglass Treehouse — designed and built by Artistree Home — offers guests the rare chance to sleep among the redwoods without sacrificing luxury.

The one-bedroom retreat features a king-size bed, high-speed Wi-Fi, floor-to-ceiling windows with panoramic forest views, a cedar hot tub and an indoor infrared sauna.

To read more, Click Here

My comments: A cabin near the redwoods was one of the first places I lived after moving to San Francisco from Oklahoma in 1968. I became fascinated with redwoods. Very close to my cabin was a small redwood grove. I used to go there and lie down to watch the trees. Later I traveled and saw redwoods that were much larger. I am now living about 5 miles from redwood groves to visit

Read more!!

Posted in: appraisal business, Appraisal Subcomitee, ASC, New URAR, time adjustments

Drive-By Appraisals – Who, What, Why

Newz: Drivebys, Foreclosures, Hybrids?, ASB Q and As

April 18, 2025

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

  • LIA ad: Appraisal Used in Divorce Case—Now What?
  • What is a Drive-By Appraisal?
  • Contemporary Architect’s Downtown Santa Barbara Home Could Set a Condo Price Record
  • Top 10 U.S. Housing Markets with the Most Foreclosure Starts in March 2025
  • Hybrid Appraisals – Flawed Data or Flawed Agenda?
  • New ASB Q&As
  • Mortgage applications decreased 8.5 percent from one week earlier

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Click here to subscribe to our FREE weekly appraiser email newsletter and get the latest appraisal news

 


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What is a Drive-By Appraisal?

Excerpts: This method bypasses traditional in-person appraisal methods and has grown in relevance for situations like refinancing or low-risk loans where a full interior inspection may not be necessary.

In addition to observing and evaluating the property’s exterior condition, appraisers will also assess the surrounding neighborhood, use MLS listings for home interior information, and evaluate comparable sales data to estimate property value.

Also known as “exterior-only appraisals” or “2055 appraisals,” this approach is often chosen when a full appraisal isn’t required, such as for low-risk lending scenarios or when lenders have sufficient market data to support a valuation without an interior inspection.

They are also used in situations like foreclosure when interior inspections are not possible.

Topics

  • How Does a Drive-By Appraisal Work?
  • Steps to Conducting Drive-By Appraisals
  • Situations When a Drive-By Appraisal is Used
  • Limitations of Drive-By Appraisals
  • Drive-By Appraisals and Industry Standards

To read more, Click Here

My comments: Definitely the most comprehensive and understandable article on drive-bys I have read. I did many drive-bys in the 80s and 90s for lenders. I finally quit doing them on 2-4 unit properties with little info available. Also, when appraising large Victorians I did not know what had changed since 1910. Permit histories in my city are very limited prior to 1950.

I did a lot of foreclosure drive-bys when prices were dropping. I did full appraisals with interior inspections after they were foreclosed.

My most difficult drive-by was a house that was completely “trashed” after the death of the owner by a young relative drug user. It had been sold after renovation and I had no access. I interviewed relatives, neighbors, etc. to try to find out what it was like on the date of death. I always ask the estate trustee to get me access to the house before any changes are made if possible.

BE CAREFUL. DO NOT UNDERBID ON DRIVEBYS.

TOO MUCH UNCERTAINTY ABOUT THE INTERIOR CONDITIONS.

Read more!!

Posted in: appraisal how to, Appraisal Standards Board, hybrid appraisals, liability, real estate market

Manufactured Home Appraisals

Newz: Appraisal Cartoon, Manufactured Homes,
Homes Lacking Insurance

NOTICE: Our Email was down from April 3 – April 9.

Our apologies for any bounced emails.

April 11, 2025

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

  • LIA ad Protecting My Appraisal Report
  • Appraising Manufactured Homes – What Fannie Says, Demographics
  • The Vermont Earth Home, the Dome Home, the Vermont Mud Hut…
  • Very funny appraisal cartoon – Magician Explains Time Adjustments!
  • How Many U.S. Homes Lack Insurance?
  • What Are the Appraiser Independence Requirements?
  • Mortgage applications increased 20.0 percent from one week earlier

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Appraising Manufactured Homes – What Fannie Says, Demographics

Excerpts: MH Advantage is an innovative homeownership option that pairs affordable financing with specially designated manufactured housing features typical of site-built homes.

Completing an MH Advantage appraisal requires the knowledge and experience to fully understand the unique construction process of this type of manufactured home. Appraisers must know the manufacturers’ and federal, state, and local requirements for both construction and installation.

The requirements for an MH Advantage appraisal are similar to the requirements for a standard manufactured home. Featured differences include:

Appraisers must include photos of the HUD Data Plate, HUD Certification Labels, and MH Advantage Sticker as well as the driveways, sidewalks, and detached structures located on the site.

To read more, Click Here

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Manufactured Homes: An Alternative Means of Housing Supply – Demographics

Excerpts: Manufactured homes play a measurable role in the U.S. housing market by providing an affordable supply option for millions of households. According to the American Housing Survey (AHS), there are 7.2 million occupied manufactured homes in the U.S., representing 5.4% of total occupied housing and a source of affordable housing, in particular, for rural and lower income households.

Given that most manufactured homes were produced in the 1990s, a significant portion of the existing manufactured home stock — approximately 72.2% — was built before 2000. Consequently, 7.7% of these homes are classified as inadequate compared to 5% of all homes nationwide. About 2% are considered severely inadequate and exhibit “major deficiencies, such as exposed wiring, lack of electricity, missing hot or cold running water, or the absence of heating or cooling systems”. However, with proper maintenance, manufactured homes can be as durable as site-built homes.

The East South Central division (Alabama, Kentucky, Mississippi and Tennessee) have the highest concentration of manufactured homes, representing 9.3% of total occupied housing. The Mountain region follows with 8.5%, while the South Atlantic region holds 7.7%.

To read more and see excellent illustrations, Click Here

My comments: If you live in an area with manufactured homes, these two articles can help.

In my urban area I have appraised a few homes built in cities where there were very few manufactured homes.  In some areas there are many more. My brother lived in a semi-rural area, north of San Francisco. A while ago there was a major fire destroying many homes. Owners who wanted a quick rebuild, chose manufactured homes. They were allowed on many of the parcels for many years.

Read more!!

Posted in: appraisal how to, GSEs, HOME INSURANCE, liability, New URAR

Appraisers and Firearms

Newz: Appraisers and Firearms,Future of Home Finance and GSEs, Q1 2025 Fannie Mae Appraiser Update – New URAR

April 4, 2025

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

  • LIA ad: A Family Feud and Intended Use
  • Experiences with Firearms as an Appraiser: When Tenants Behave Unexpectedly in “Their Area”
  • Billionaire Opendoor Founder’s Three-Winged ‘Propeller Home’ Hits the Market for $40 Million
  • Appraisal Institute Scandal – Widespread Fraud Uncovered
  • Housing Market Shows Early Signs of Spring By Kevin Hecht, SRA
  • Reshaping Home Finance: The Future of Fannie Mae, Freddie Mac, and U.S. Mortgage Policy By Rob Chrisman
  • Originator jobs; Stated income loans; DOGE shifts its attention; Fannie lawsuit; clear path for rates By Rob Chrisman
  • Q1 2025 Fannie Mae Appraiser Update! – New UAD Sample Reports and Ratings, Time Adjustments
  • Mortgage applications decreased 1.6 percent from one week earlier

 

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Experiences with Firearms as an Appraiser: When Tenants Behave Unexpectedly in “Their Area”

Excerpts: Appraisers often find themselves in a wide variety of settings and situations. I mean, we are entering people’s homes, somewhere that most people see as their comfort zones and a place they are not open to having a stranger poke around in. We as professionals understand this and usually try to make it as quick and painless as possible. There are those moments where it turns into a “memorable experience” and homeowners or tenants feel like they must make it known we are not welcome.

I personally am batting .1000 this year on multi-family properties, where tenants have felt it was necessary for me to get the message, by brandishing a firearm. I will share the following two situations, how I personally managed it, explain why I do not personally carry a concealed firearm, and ask you readers to tell me if this is common or for similar memorable experiences.

For more information and to read the appraiser comments, Click Here

My comments: My first appraisal-related job was with the Monterey (California) County Assessor’s office. It was transitioning to computerized valuation. I was a temporary “appraiser assistant” hired to go to properties to see if the county appraisal records needed updating.

In those days (mid-1970s), properties were reappraised regularly to increase the assessments and property taxes were increased.

I knocked on the door and was met with a man carrying a shotgun. He said: Go away assessor! I don’t remember the city, but it was not in a rural area. I left and told my supervisor to find someone else to do the inspection.

I have never owned a firearm and would never carry one. No one I knew owned a firearm except for my husband, who had firearm training when he was teaching horticulture at a state prison. I would not allow a firearm in our house but still keep a baseball bat by my front door “just in case”.

But, recreational firing at a target was on my “bucket list”. An appraiser friend took me to a local firing range. I tried handguns, rifles and shotguns. Some worked like machine guns with many bullets fired at one time. I really liked it the best. Next time I go to Las Vegas I will try out real machine guns. Trying to hit a target did not appeal to me. Ya never know until you try!

Of course, I have had many encounters with dogs. One was when I was appraising the house of an appraiser I knew. I was met with small dogs biting my ankles. When the owner put the dogs away I continued with the appraisal. Another time, in a rural area, 3 large Dobermans broke down the door of a mobile home and ran toward me. I managed to get in my car. I told the lender to get another appraiser.

When markets crashed I did a lot of foreclosure appraisals. I made a lot of noise opening the door and loudly saying I was an appraiser for the lender and needed to come inside. I never had a problem. But some appraisers requested that a police officer accompany them when the home looked “sketchy” to them from the outside.

Read more!!

Posted in: appraisal business, Appraisal Institute, Economic analysis, GSEs, humor, New URAR

Appraisal Time Adjustments

Newz: Time Adjustments, Fannie Condo “Blacklist”, Future of GSEs?

March 28, 2025

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

  • LIA ad: Navigating Value Revisions
  • On Time Adjustments By Timothy Andersen, MAI
  • 19.5 Million Arizona Airpark Mansion Boasts Private Jet Hangar, Indoor Shooting Range, and 11 Bathrooms — but Only 3 Bedrooms
  • Pulte has no plans to lower conforming loan limits for Fannie and Freddie
  • Fannie Mae’s Condo “Blacklist”
  • FHA rescinds mortgage appraisal policies aimed at countering bias (update on last week’s newsletter topic)
  • Fannie, Freddie face uncertain futures, potential jobs cuts
  • Mortgage applications decreased 2.0 percent from one week earlier

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On Time Adjustments

Timothy Andersen, MAI, MSc., CDEI, MNAA

Excerpts: Typically, this time starts when the comparable goes under contract, then ends on the effective date of the appraisal. If the market has measurably changed over that period, that change means the appraiser should market-adjust the comps up- or downward, as the market demands¹.

This analysis reveals yet another dilemma. For example, to conclude prices went up twelve per cent (12%) per year is a simple average increase of one percent per month, or a daily factor of (0.12 ÷ 365 =) 0.000329. This simplistic analysis means that for a sale that went under contract at $400,000 42-days ago, the increase factor would be $400,000 X 0.000329, or an increase of $131.51 times 42-days or $5,523. This rationale is mathematically correct.

But our training must govern here and force us to ask the question, “Does this adjustment protocol reflect current market verities?” If not, then following this protocol is, in effect, to guess at a time adjustment. To guess at the time adjustment is to fail to reflect market trends truly and correctly. To fail to reflect them truly and correctly in the final value opinion is to mislead the client. See the dilemma?

Does USPAP² offer any advice on this issue? No. USPAP does not even use the word adjustment (or any of its derivatives) until AO-13.

To read more, Click Here

My comments: Good analysis of the current time adjustment issues. Using only an annual increase (Like most of us were trained to do) is not very accurate. Tim writes, teaches USPAP and advises appraisers on how to do better reports. He is a USPAP Expert. Tim is a regular contributor to the monthly Appraisal Today.

Read more!!

Posted in: adjustments, FHA, GSEs, liability, time adjustments

Appraisal WaIvers Can Be Risky

Newz: Waiver Risks, Appraisal Alleged Bias, FHA Rescinds Multiple Appraisal Related Policies

March 21, 2025

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

  • LIA ad: Appraisal Used in Divorce Case — Now What?
  • The Hidden Risks of Appraisal Waivers: What Homebuyers and Homeowners Need to Know
  • Palm Desert California Home With Its Own Shark Tank Hits the Market for $59 Million
  • Relocation Appraisals: The Power of Market Analysis
  • NFHA (National Fair Housing Alliance) Rescinds Multiple Appraisal Related Policies Funding Dries Up. Appraiser lawsuit.
  • Fannie, Freddie board shakeups bring conservatorship exit closer to reality
  • FHA Rescinds Multiple Appraisal Related Policies
  • Federal Reserve leaves rates unchanged. Two rate cuts may be coming this year.
  • MBA – Mortgage applications decreased 6.2 percent from one week earlier

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The Hidden Risks of Appraisal Waivers: What Homebuyers and Homeowners Need to Know

March 4, 2025 By Tom Horn

Excerpts: Imagine this: You’re buying a home, and your lender offers you an appraisal waiver. You’re told this will save time, reduce hassle, and even cut costs. It sounds like a great deal, right? But what if I told you that skipping the appraisal could lead to overpaying for your home, financial headaches down the road, and even market distortions that could affect entire neighborhoods?

6 Reason You May Not Want an Appraisal Waiver

1. You Might Overpay for the Property

2. Refinancing or Selling Could Become a Problem. Even if overpaying doesn’t seem like a big deal at the time of purchase, it can come back to haunt you when it’s time to refinance or sell.

3. Hidden Property Condition Issues Could Go Undetected

4. Appraisal Waivers Contribute to “Data Cancer” in the Housing Market. What is Data Cancer? “Data cancer” is a term used to describe the gradual corruption of real estate valuation data due to repeated reliance on flawed or incomplete information.

5. You Lose a Key Protection Against Market Volatility. A professional appraisal acts as a check and balance in the homebuying process. Without it, buyers are left vulnerable to shifting market conditions.

6. 6. Lenders Benefit More Than You Do. Appraisal waivers aren’t offered to help buyers—they’re offered to help lenders.

To read more, Click Here

My comments: Worth reading. The first article I have seen showing why appraisal waivers can be bad for borrowers. Appraisal waivers are increasing. Per the GSEs they save borrowers money on appraisal fees.

When the new URAR is required starting in late 2026, waivers will have much more data from appraisals to allow waiver use increase by the GSEs

Read more!!

Posted in: FHA, GSEs, liability, Mortgage interest rates, waivers

Appraisal Sq. Ft. Appraisal vs. Assessor/Public Records

Newz: Sq. Ft. Appraisal vs. Assessor, The “R” Word, HUD Appraiser Complaints

March 14, 2025

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

    1. LIA AD: Navigating value revisions in appraisals
    2. Why Is the Square Footage in Public Records Different from the Appraisal?
    3. 5 Properties With ADUs or In-Law Suites
    4. Open Letter to Government Efficiency Commission on HUD’s Appraiser Complaints
    5. The “R” word in real estate – Recession
    6. Going In-Depth on a Delicate Issue: The Invisible Fence of Racial Discrimination
    7. Mortgage applications increased 11.2 percent from one week earlier

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Why Is the Square Footage in Public Records Different from the Appraisal?

By Tom Horn

Excerpts:

Why Accuracy Matters

Square footage is one of the most critical factors in determining a home’s value, yet it is often misunderstood. Many homeowners and real estate agents assume that the square footage listed in public records is accurate, but that’s not always the case. When an appraiser measures a home, their calculation often differs from what’s in tax records. These discrepancies can lead to confusion, mispricing, and even appraisal challenges.

Why Square Footage Discrepancies Occur

Public Records vs. Appraisal Measurements

The square footage listed in public records typically comes from the county tax assessor’s office. Assessors determine square footage based on:

Builder-reported figures:…

Estimates or outdated records:…

Conversions and Additions

Another common reason for discrepancies is home modifications. If a homeowner adds square footage without the proper permits, tax records may not reflect the change. Examples include:

Unpermitted additions:…

Incorrect classifications:…

To read more, Click Here

My comments: Worth reading. Written for non-appraisers but the best explanations I have ever read about this topic. I worked for an assessor’s office for my first 4 years of appraising, starting in 1975. I was given a geographic area and appraised every residential in it. Fantastic experience. I learned a lot. I was very lucky. Very different than lender appraising, where you only appraise properties that are suitable for mortgage loans.

The March 2025 issue of Appraisal Today has a very comprehensive article for appraisers: Can you use the assessor’s assessment values for site valuation, by Tim Andersen, MAI.

Read more!!

Posted in: adjustments, ADUs, bias, Economic analysis, real estate market, Trump Changes