AMCs: Survey, How Tech Sabotages Appraisers

By on November 6, 2026   /   AMCs, appraisal business, Economic analysis, Fannie, UAD 3.6   /   Leave a comment
Tags: , , ,

Newz: Appraiser AMC Survey, AMCs: How Tech Quietly Sabotages Appraisers

November 6, 2026

ARTICLE LIST – In order, Scroll down to read

  • LIA AD: Read The Fine Print
  • Independent Appraiser Voices plus Survey: More in Common Than We Think
  • Inside a Marvel Showrunner’s $2.4 Million Topanga California Compound Featuring a 1970s Geodesic Dome and Private Oak Grove
  • Helping Appraisers Get Paid for What They’ve BuiltBy Isaac Peck, Publisher, WorkingRE
  • My Ad: Major Changes in Fannie Mae’s HBU Property Eligibility Requirements (Effective With UAD 3.6), By Denis Desaix, MAI, SRA
  • Countdown in Chicago: UAD 3.6, AI, and Rates Going Up? MBA 2026 Recap, By Jim Morrison
  • The Full Measure: October 2026 Housing Market Update, By Kevin Hecht, Appraiser and Economist
  • The Ghost in the Machine: How Tech Quietly Sabotages Appraisers, By Desiree Mehbod
  • Appraisers face stagnant pay and rising costs as AMCs defend their fees and new technology reshapes the industry
  • Mortgage Applications Decrease 1.2 Percent in Latest MBA Weekly Survey

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Independent Appraiser Voices: More in Common Than We Think and and AMC Appraiser Survey

Independent Appraiser Voices is breaking the silence on unfair AMC fees and UAD 3.6 struggles to prove that while we may work independently, we don’t have to face these industry battles alone.

Excerpts: Independent Appraiser Voices is breaking the silence on unfair AMC fees and UAD 3.6 struggles to prove that while we may work independently, we don’t have to face these industry battles alone.

If you’ve been an independent appraiser for any length of time, you’ve probably asked yourself, more than once, “How much more am I expected to take on without being compensated for it?”

Between rising business expenses, increasingly complex assignments, unrealistic deadlines, and AMC fees that often seem disconnected from the work involved, there’s plenty to be frustrated about.

And now we have UAD 3.6. We can probably all agree that the UAD 2.6 forms were due for an update, but is this really the improvement we needed?

We know these frustrations because we’re dealing with them, too. And they’re exactly what inspired Independent Appraiser Voices (IAV). BookAppraisals

IAV is a brand-new, independent grassroots initiative created by working appraisers who believe it’s time to do more than vent about these problems individually. We’re boots-on-the-ground appraisers, just like you, trying to make a living while navigating the same challenges.

There are already people around the country advocating for change in our profession, and we share those goals. We want to bring independent appraisers together, identify the concerns we have in common, and turn our shared experiences into a stronger, more unified voice.

Our first step is the 2026 Independent Appraiser Survey: UAD 3.6, AMC Fees & Industry Concerns.

The survey is anonymous and covers compensation, UAD 3.6, AMC practices, unpaid time, and other industry concerns. There’s no membership, no fee, and nothing being sold. We simply want to hear directly from appraisers across the country.

The survey is anonymous and covers compensation, UAD 3.6, AMC practices, unpaid time, and other industry concerns. There’s no membership, no fee, and nothing being sold. We simply want to hear directly from appraisers across the country.

Our intention is to use the findings to document common concerns, support advocacy for meaningful change, and encourage greater cooperation among independent appraisers. We’ll share the results with the appraisal community and be transparent about what the data does and doesn’t tell us.

To read more, Click Here

To take the survey, Click the link in the article.

My comments: The survey seems like a good idea. I always like to read the survey results. I have never worked for an AMC so did not take the survey.

Inside a Marvel Showrunner’s $2.4 Million Topanga California Compound Featuring a 1970s Geodesic Dome and Private Oak Grove

Excerpts: 4 bedrooms, 4 baths, 1,547 sq.ft., 0.76 acre lot, Built in 1935

Built in 1935, the “thoughtfully cared for” 1,547-square-foot sanctuary boasts stone pathways, footbridges, and a seasonal creek. It is located in the Post Office Tract near Topanga State Park.

“What makes this property so special is its setting within a private oak grove,” says listing agent Nina Kurtz of Compass. “It genuinely feels like having your own private park.”

That private-park feel extends across the compound, which includes a two-bedroom primary residence and additional living space.

According to public records, the four-bedroom property is currently owned by Hollywood writer and producer Andrew Guest, co-creator, showrunner, and executive producer of Marvel’s “Wonder Man.” Guest purchased the property for $2.75 million in 2022.

Expansive windows were designed to frame the lushly landscaped lot and bring the outdoors into the living spaces.

To see the listing with an aerial view and 54 photos, Click Here

My comment: I would love to live in a private Oak Grove fully landscaped with a seasonal creek, house, and a Geodesic Dome. Before the Gold Rush from 1848 to 1855 my city was full of oak trees. Over time, most were torn down and Alameda became a suburb of San Francisco, 10 miles away with access via ferry boats.

I often think of the original native inhabitants, the Ohlone, who traveled to Alameda for oak tree acorns and access to San Francisco Bay with fish and shellfish.

Our pickleball courts are in a park and used to have a large oak tree that offered shade when it was hot. A large branch broke off and fell on part of our courts. We miss the large oak branch with the shade it provided. Large umbrellas are not the sameI

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Helping Appraisers Get Paid for What They’ve Built

by Isaac Peck, Publisher, WorkingRE

Excerpts: Most appraisal shops are one-person operations. The specter of the lone appraiser running their business in a spare bedroom and not socializing much with their peers has persisted for decades — and there’s certainly some truth to it.

However, one of the downsides to a solo-operator business model, especially with service businesses like appraisal, is that when it comes time to retire, these types of businesses are rarely saleable. With no (or few) assets, no staff and little goodwill outside of the name of the principal, most solo appraisers build their businesses for decades and then simply flip the light switch and shut the door on their business.

Bryan Reynolds wants to change all that.

A certified general appraiser, partner at Appraiser eLearning, host of The Appraisal Update Podcast, owner of Reynolds and Associates, and a partner at his two newest ventures — Legacy Appraisal and Consulting and Legacy Advisors and Consulting — Reynolds is a serial entrepreneur.

His latest ventures are particularly interesting and arguably well-timed, given everything the profession is facing.

Entering and Exiting the Profession

Reynolds sees real opportunity in simultaneously helping folks enter the profession, as well as working with appraisers who are about to step back and retire.

“Our vision is to help appraisers enter the profession and exit the profession,” Reynolds says. “What do most appraisers do when they’re ready to retire is they turn their light off and close the door. Their book of business, which in many cases represents 30 to 40 years of careful nurturing, just evaporates. They don’t get paid for it or rewarded in any way. We would like to help keep their legacies alive.”

Instead of just shutting the door, Reynolds explains that Legacy Advisors and Consulting is working with appraisers to set up an exit strategy that allows them to receive compensation for the first three to five years of retirement.

“We will ask them to stay with the company for a prescribed period of time,” Reynolds says. “Then we will put someone in their market, as well as our administrative and support team based out of western Kentucky. Basically, we want to see another appraiser step in and become them in that local market.”

Reynolds’ strategy requires the exiting appraiser to remain with the company for 12 to 18 months. If they want to retire, however, Reynolds requests they call a year in advance. Several interested appraisers have already reached out.

“I just talked to an appraiser who asked me, ‘What about the VA? I’m a VA appraiser. VA selects me to do the appraisal. How can I transition this business?’” Reynolds says. “Our position is that for every problem there is a solution.

Helping Train New Appraisers, Too

Reynolds also wants to help new entrants to the profession find their feet and get started. Legacy Advisors and Consulting is also licensing Melissa Bond’s MPact Practicum coursework, a successful appraiser curriculum.

Appraisers thinking about an exit strategy, and anyone looking at the training pathway, can find more at LegacyAppraisalandConsulting.com and LACappraiserpathway.com, or email info@LACappraiserpathway.com. Reynolds can be reached directly at Bryan@theLegacyAG.com.

To read more, Click Here

My comments: When I have written about selling your appraisal business (or spoken with appraisers), I have always said the best people are those working for you. Selling a one person appraisal business seldom happens. Sometimes if you’re in a vacation location an appraiser may be interested in locating. Or, a competitor may want to purchase it.

I have spoken with buyers and sellers of appraisal businesses. It is not easy for the buyer or the seller, even if you have employees and are well established. Staying over for a transition period is very common.

Selling a Commercial may be easier than residential. Over the years I have seen many larger commercial appraisal companies that expand by buying (or merging with) other local commercial appraisal companies.

Since I have been writing about this, over time several national appraisal firms merged with other commercial appraisal firms.

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Major Changes in Fannie Mae’s HBU Property Eligibility

Requirements (Effective With UAD 3.6),

By Denis Desaix, MAI ,SRA

In the November 2026 issue of Appraisal Today

Excerpts: In September of 2026, Fannie Mae (FNMA) announced major changes in their property eligibility standards regarding highest and best use (HBU) conclusions reported in the appraisal.

I was asked by Fannie to be a Policy Advisor on this matter and had a preview of the changes that have since been announced. I say this so I can affirm, with credibility, that a lot of thought has gone into the changes and

how they affect not only the appraisal process but the entire 1- to 4-unit residential lending production process.

In this article, I will discuss the new HBU policy and review the examples that Fannie uses to illustrate how the new policy can affect property eligibility which, in turn, can affect how we analyze and report our value opinions in our appraisal reports.

Please note that these changes apply to UAD 3.6 Appraisal Assignments only!!

The impact on lending is easy to describe: Certain properties that were previously ineligible for Fannie purchase are now eligible.

The impact on appraisers is also easy to describe:

To conclude a credible HBU opinion for some properties, a deeper level of analysis will be necessary.

This is not a bad thing for appraisers as the more complex the property, the less likely an alternative valuation tool can be used

To read more about this new UAD 3.6 change, plus 2+ years of previous issues, subscribe to the paid Appraisal Today.

If this article helped you understand this Fannie change, it is worth the subscription price!

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Countdown in Chicago: UAD 3.6, AI, and Rates Going Up? MBA 2026 Recap – October 11-14, 2026

By Jim Morrison

Excerpts: he Mortgage Bankers Association Annual is always one of the best places to find out what is coming for the industry.

This year in Chicago, one topic was on almost every agenda: UAD 3.6. With the mandate only weeks away, lenders, GSEs, AMCs, and technology providers spent the week comparing notes on what is working, what isn’t, and what happens next. Add a market that still hasn’t turned the corner, a lot of conversation about AI, and a former President on the main stage, and it made for a busy few days.

Here are the sessions that matter most for lenders and appraisers. On UAD 3.6, Williamson confirmed November 2nd is still the date, but lenders that need more time can request an exception. About 25,000 UAD 3.6 appraisals have been submitted so far, roughly 10% of October volume.

Readiness Check: A Countdown to UAD 3.6

Low volume has been the biggest readiness gap. Some appraisers have been running test files on their own homes because the orders haven’t come in yet. Downing said appraisers typically see efficiency gains after three to five reports and are back on par with UAD 2.6 after about ten.

Review teams are learning too. Scarpa said his reviewers had never seen a 3.6 report and are training on the software alongside appraisers….

AI came up in almost every room. The largest lenders are leading the investment, and some are building custom models to help with review. Scarpa shared a story from another lender where a loan was nearly closed before they discovered the house was condemned and the photos had been generated by AI. Lenders now need to verify that images haven’t been altered, and appraisers need to protect the integrity of their own work.

To read more, Click Here

My comments: In the past, I went to several of the MBA National conferences as a reporter. I hung out in the reporters room with free lunch and snacks and had dinner with other reporters. It was definitely worthwhile attending as an appraiser to see what the speakers say.

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The Full Measure: October 2026 Housing Market Update

By Kevin Hecht, Appraiser and Economist

The rate is the headline. The spread is the story.

October brought a sharper version of the challenge that has defined the housing market all year: buyers are still interested, but payments are setting a hard limit on what many can buy.

Sales haven’t stopped, and prices haven’t moved in one national direction. Yet higher financing costs are giving buyers more leverage, increasing the importance of concessions, and making sellers and builders work harder to meet the market.

Topics include:

• The Mortgage Rate Is More Than a Treasury Yield

• The Fed Held, but Mortgage Rates Follow a Different Market

• The Economy Is Providing Support, But Not a Free Pass

• Existing Homes: More Choice, More Negotiation

• New Construction Has Its Own Price Signal

• Policy May Help at the Margin, But It Does Not Reset Today’s Market

For appraisers, the headline is not simply that the 30-year mortgage rate remains above 7%. The more useful question is why a mortgage rate can remain elevated even when the 10-year Treasury yield is lower.

The Appraiser’s Assignment

The market rewards an approach that is both current and specific.

• Review the financing terms and concessions, not just the sale price.

• Track whether competing listings are accumulating, expiring, or selling after reductions.

• Separate a price cut from a rate buydown.

• Identify whether new construction is competing directly with the subject or simply sharing the same broad geography.

• The appraiser’s job is not to force a national rate story onto a neighborhood. It is to determine how that neighborhood is responding to the financing environment using the best available evidence as of the effective date.

The national message is clear: the economy still offers support, but mortgage pricing is tightening the market’s filter. The local conclusion will depend on which properties still pass through it.

My comments: READ THIS ARTICLE! This is the only real estate market comments I read every month because it is written by an appraiser/economist for appraisers. You have probably had people (and clients) ask you about the topics above because you are an appraiser.

I took a economics class as preparation for my MBA classes. I had been appraising for 5 years. I was a much better appraiser after taking just the economics class. After I got my MBA I was an even better appraiser.

To read more, Click Here

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The Ghost in the Machine: How Tech Quietly Sabotages Appraisers

By Desiree Mehbod

The real estate appraisal industry is being quietly rewritten by corporate tech platforms that automate blacklisting and manipulate home values behind the scenes.

Excerpts: For anyone working on the ground in the appraisal industry today, the real estate market does not feel like a fair playing field. It feels like an automated ecosystem designed to squeeze out local expertise in favor of corporate volume. While outsiders look at recent data and express shock, those of us in the trenches know the truth: bias, exploitation, and automated blacklisting are literally hardcoded into the platforms we are forced to use every day. BookAppraisals

To understand how broken things have gotten, you only have to look at what happened to a seasoned independent appraiser out West. After years of building direct relationships with lenders, his entire workflow evaporated into thin air over a matter of days. For six grueling months, his phone stopped ringing, and no new appraisal requests came through. He reached out to a trusted lender he had done business with for years, only to receive a shocking answer: “We have been sending you work orders for months, but you never responded. We thought you were ghosting us, so we removed you from our panel.”

What actually happened was not a lack of interest or an economic downturn. It was deliberate, systemic sabotage.

The appraiser had grown tired of receiving a nonstop, daily barrage of automated AMC bid spam flooding his inbox. When he pushed back against the platform handling the communications, an employee at the appraisal tech platform retaliated by quietly changing his account’s primary email contact to an internal “noreply” address. Because the system never sent out a bounced notification, lenders genuinely believed he was ignoring them. A single unlicensed tech employee effectively deactivated a small business with a few clicks, and it took a random, autopopulated form months later for the appraiser to discover the truth.

This is not just a horror story about bad tech support. It is a window into the unchecked power that tech platforms and Appraisal Management Companies (AMCs) hold over our livelihoods.

The software running this industry is built to control and discipline independent appraisers. Take the concept of appraiser grading metrics.

Appraisers are under the illusion that their performance ratings are private between them and an individual client. In reality, bad star ratings or panel removals from a single vindictive AMC are secretly shared across wider platform networks, like Mercury via the VMP suite. It creates a permanent, hidden anchor that ruins future work opportunities with other clients, with no shelf life expiration date and zero opportunity for a fair rebuttal.

This infrastructure directly explains the numbers people are starting to notice. A recent National Mortgage Professional article highlighted a stat showing that AMC appraisals are more likely to match a home’s contract price exactly, hitting it at 26.41% compared to 22.67% for non-AMC appraisals. To a data scientist, that might look like a statistical anomaly. To an independent appraiser, it is just Tuesday. See below for more information on the National Mortgage Professional Article see below.

To read more of the article above and read the appraiser comments,

Click Here.

My comments: I remember when AMCs took over appraisal management after the 2008 housing crash. A hot appraisal topic was how to be taken off the AMCs “do not use list”. Before AMCS took over lenders managed their own appraisal lists, often for overflow from their staff appraisers. Reportedly they shared their l “Do not Use” lists.

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Appraisers face stagnant pay and rising costs as AMCs defend their fees and new technology reshapes the industry

From National Mortgage News

TOPICS:

  • Where The Appraisal Fee Goes
  • How AMCs Became The Status Quo
  • The Bidding Process
  • A New Appraisal Format, An Old Fight Over Fees
  • Who Manages The Work?
  • Outsourcing The Work Doesn’t Outsource the Responsibility
  • What Does The Research Say About Quality?

A few quotes:

“Appraisal management companies — although they’ve been around for many, many years — have morphed into this cottage industry.”

Marc Savitt, president of NAIHP and former NAMB president

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“Appraisers are just getting nickeled and dimed, and we have no way to fight back.”

Joshua Tucker, chairman and co-founder of the

Appraisal Regulation Compliance Council

To read this article, Click Here

My comments: One appraiser’s AMCs story and comprehensive analysis of Where The Appraisal Fee Goes.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 in 2026 and probably in 2027 but no one knows for sure.

Mortgage Applications Decrease in Latest MBA Weekly Survey

WASHINGTON, D.C. (November 4, 2026) — Mortgage applications decreased 1.2 percent from one week earlier, according to data from the Mortgage Bankers Association’s (MBA) Weekly Mortgage Applications Survey for the week ending October 30, 2026.

The Market Composite Index, a measure of mortgage loan application volume, decreased 1.2 percent on a seasonally adjusted basis from one week earlier.  On an unadjusted basis, the Index decreased 2 percent compared with the previous week.  The Refinance Index increased 0.1 percent from the previous week and was 60 percent lower than the same week one year ago. The seasonally adjusted Purchase Index decreased 2 percent from one week earlier. The unadjusted Purchase Index decreased 4 percent compared with the previous week and was 19 percent lower than the same week one year ago.

“Mortgage rates drifted down to their lowest level since September 2026 last week in the wake of the Federal Reserve’s decision to hold on additional rate hikes at its October meeting,” said Mike Fratantoni, MBA’s SVP and Chief Economist. “While the 30-year rate declined to 7.3 percent, activity is still quite slow, with purchase application volume down for the week and refinance volume effectively flat at a very low level. As we have highlighted in recent weeks, more borrowers are choosing ARMs in this environment to lower their initial payments, with the ARM share at its highest level since September 2025.”

The refinance share of mortgage activity increased to 39.8 percent of total applications from 38.9 percent the previous week. The adjustable-rate mortgage (ARM) share of activity increased to 11.4 percent of total applications.

The FHA share of total applications decreased to 16.0 percent from 16.6 percent the week prior. The VA share of total applications increased to 11.2 percent from 11.0 percent the week prior. The USDA share of total applications increased to 0.6 percent from 0.5 percent the week prior.

The average contract interest rate for 30-year fixed-rate mortgages with conforming loan balances ($832,750 or less) decreased to 7.30 percent from 7.37 percent, with points decreasing to 0.75 from 0.76 (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 7.20 percent from 7.28 percent, with points decreasing to 0.48 from 0.64 (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 7.02 percent from 7.12 percent, with points remaining unchanged at 1.07 (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 increased to 6.76 percent from 6.70 percent, with points increasing to 0.98 from 0.85 (including the origination fee) for 80 percent LTV loans. The effective rate increased from last week.

The average contract interest rate for 5/1 ARMs decreased to 6.29 percent from 6.41 percent, with points decreasing to 1.00 from 1.20 (including the origination fee) for 80 percent LTV loans. The effective rate decreased 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

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Artificial Intelligence Will Not Replace Appraisers

By on September 18, 2026   /   ADUs, AI, AMCs, FHA, UAD 3.6   /   Leave a comment
Tags: , , ,

Newz: Freddie ADU Guide, AMCs, AI and Appraisal Photos, FHA QC Changes

September 18, 2026

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

  • LIA AD: Expanding Intended Users? Not So Fast
  • A Practical Guide to Appraising Accessory Dwelling Units (ADUs) By Freddie Mac
  • Artificial Intelligence Will Not Replace Appraisers By Tony Pistilli
  • Former 1847 Ohio Jail Goes Under Offer for $400K: How One Family Turned Inmate Cells Into Pantries and Closets
  • MY AD: The Appraisal Triangle: Knowledge. Experience, Aptitude and Attitude
  • HUD Rewrites FHA Appraisal Quality Control by Kenneth J. Mullinix
  • If the Management Model Is So righteous, Spread It Around (AMCs)
  • MY UAD 3.6 UPDATE How the get the list of GSE validated UAD 3.6 software vendors, Facebook page to read appraiser comments on UAD 3.6 software.
  • MBA stats: Mortgage applications decreased 4.1 percent from one week earlier

A Practical Guide to Appraising Accessory Dwelling Units (ADUs)

By Freddie Mac

Excerpts: Sample Topics:

Appraisal Considerations:

Firstly, an appraiser can’t simply ignore an ADU. If the determination is made that additional finished area qualifies and meets the definition of an ADU, there are some practical steps the appraiser must take in the analysis.

Appraisal Development:

The appraiser will need to determine any effect the ADU has on the market value or marketability of the subject property. The appraiser’s analysis must be documented in the appraisal report and conclude whether an adjustment is supported for the ADU (remembering that the conclusion for no adjustment also requires market support).

Allowable Flexibility:

A good best practice for any appraiser is to reference and use Freddie Mac resources and published appraisal guidelines, which detail the steps an appraiser may take when valuing a property with an ADU. If a subject property ADU complies with zoning and land use requirements, the appraisal report must include at least one comparable sale with an ADU. If not available, then the appraiser may consider an older sale from the subject’s market or a competing market. The appraiser may also expand the search and comparison beyond just three sales, including pending contract sales or listings to justify the support for adjustments.

My comments: If you appraise ADUs, or are just curious, read this article from Freddie Mac!

To read more, Click Here

My comments: If you appraise properties with ADUs, read this detailed and practical advice for appraisers.

Read more!! →

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Apps and Digital Tools for Appraisers

By on September 11, 2026   /   adjustments, AMCs, appraisal charts and graphs, ROVs   /   Leave a comment
Tags: , , ,

Newz: Apps and Digital Tools for Appraisers,
AMCs and Value Pressure,
Deleted MLS Photos

September 11, 2026

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

  • LIA AD: Vacant Land: Make Sure You are Appraising the Right Property
  • Essential Mobile Apps and Digital Tools for Appraisers in 2026
  • From Postwar Housing Solution to ‘Brady Bunch’ Fame—Is the Split-Level Home Ready for a Comeback?
  • Readiness Extends Beyond the Appraiser’s Report By Laurie Egan
  • MY AD: Bracketing Has No Empirical Support and Encourages Bias By Tim Andersen, MAI
  • Valutrust Turns the ROV Into a Pressure Tool
  • A Picture Is Worth a Thousand Words – Until it is Deleted
  • My UAD 3.6 News – Nov. 2??, GSEs change to residential highest and best use and reporting for UAD 3.6
  • MBA Stats: Mortgage applications decreased 2.7 percent from one week earlier

 

 

Essential Mobile Apps and Digital Tools for Appraisers in 2026

Excerpts: The appraisal profession is becoming increasingly digital. Mobile devices, cloud-based platforms, workflow automation, and data-driven reporting tools are changing how you collect information, analyze markets, and communicate results.

As you prepare for industry changes such as UAD 3.6 and the redesigned Uniform Residential Appraisal Report (URAR), now is a great time to evaluate the tools you use every day.

While no single app will solve every challenge, the right combination of mobile and desktop tools can help you improve productivity, stay organized, and create a more efficient workflow.

The categories below highlight several types of digital tools and apps to consider as you build a technology stack that supports your appraisal business into the future.

Jump to a Section

  • More Appraisal Technology Resources
  • Property Inspection and Data Collection Tools
  • Mapping, GIS, and Location Research Tools
  • Sketching and Measurement Tools
  • Productivity and Organization Tools
  • Communication and Collaboration Tools
  • AI and Emerging Technology Tools
  • Choosing the Right Technology Stack
  • Preparing for the Future of Appraisal

To read more, Click Here

My comments: Comprehensive and worth reading the details.

Read more!! →

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Defending Adjustments for Appraisers

By on September 4, 2026   /   adjustments, AI, AMCs, appraisal business, GSEs, UAD 3.6   /   Leave a comment
Tags: , , , , , ,

Newz:  GSEs Request Feedback on UAD 3.6, Defending Adjustments

September 4 , 2026

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

  • LIA AD: Too Late for a Reconsideration of Value
  • How to Defend Adjustments in Appraisal Reports
  • $112 Million Laguna Beach Mansion With a Private Library and a Rotating Bed in Primary Suite Could Become Priciest Home Ever Sold in Orange County
  • GSEs Request Appraiser Feedback on UAD 3.6
  • MY AD: How AI Can Help Residential Appraisers and Why Appraisers Will Always be Needed By By David Galatto
  • First the Borrower Fee. Now the Appraiser Compensation in Court By Kenneth J. Mullinix
  • The part of the process appraisers never see, and the reason your file keeps coming back
  • UAD 3.6 UPDATE – Inspection Checklist, New Survey: UAD 3.6 mandate is Nov. 2nd. Are you ready for it?,
  • MBA STATS: Mortgage applications increased 0.8 percent from one week earlier

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How to Defend Adjustments in Appraisal Reports

When someone questions an adjustment, many appraisers respond, “It’s based on market data” or “my experience in the market.” These statements might be true, but they don’t support the adjustment. They just state where it came from.

Appraisal reports are similar to scientific papers. A scientist can’t write “Based on my experiments, the hypothesis is correct” and expect peer review to accept it. Scientists need to share their methodology, summarize their analysis, and support their conclusions.

The same applies to appraisal adjustments. Saying you used market data is like saying you conducted an experiment. It’s just the starting point. Your report needs to summarize how you analyzed the data and how it supports that specific adjustment.

Without this documentation, you haven’t provided credible analysis. You’ve stated an unsupported opinion, regardless of your experience.

You need a clear path from market evidence to the number on your grid. Defending appraisal adjustments isn’t one perfect technique. It’s about using multiple, credible methods, explaining your logic, and sequencing your work so it aligns with how the market behaves and with USPAP.

Below is a practical, step-by-step approach you can put to work right away.

Start with the Right Sequence

Before you calculate any adjustment, get the order right. In practice, you should follow this sequence:

  • Apply transactional adjustments:
  • Real property rights conveyed
  • Financing terms
  • Conditions of sale
  • Expenditures made after purchase
  • Market conditions (time)
  • Apply property adjustments:
  • Location
  • Physical characteristics (e.g., finished square footage, bathrooms, garages, condition, quality)

Transactional adjustments affect the overall transaction price, and each adjustment creates a new base for the next one. They answer the question, “What would this comparable have sold for under typical terms on my effective date?”

These adjustments normalize the sales by removing distortions from unusual financing, non-market conditions, or time differences.

Equalize Market Conditions Before You Compare

Read more!! →

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Nobody is Ready for UAD 3.6 Today

By on August 28, 2026   /   AMCs, appraisal how to, UAD 3.6   /   Leave a comment
Tags: , ,

Newz:  Nobody is Ready for UAD 3.6,

Time to Take Out the AMC Junk

August 28, 2026

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

  • LIA AD: Think carefully before signing a Records Affidavit
  • Nobody is Ready for UAD 3.6 by Isaac Peck, Publisher WorkingRE
  • The famed rotating round house at 4 Harkle Road in Novato is for sale for the first time
  • It’s Time to Take Out the Junk: AMC Practices Exposed by Logan Dorman
  • MY AD: How to reduce stress to be more productive in business and a happier life
  • Becoming an Appraiser: Courage to Grow Beyond Training by Timothy Andersen, MAI
  • UAD 3.6 UPDATE – Comp Photos, Any Future for Residential Appraisers?
  • MBA STATS: Mortgage applications decreased 1.0 percent from one week earlier

Nobody is Ready for UAD 3.6

by Isaac Peck, Publisher WorkingRE

I just got back from Valuation Expo, the nation’s largest and most dynamic conference for real estate appraisers and valuation industry stakeholders. More than 800 people made it to Las Vegas this year.

Appraisers, chief appraisers at appraisal management companies (AMCs), lenders, regulators, software developers, service providers, insurance professionals and more convened to talk about the latest technology and explore where the profession is headed.

The mood was elevated and positive—many attendees were genuinely invigorated and excited about the future. And yet, despite all the positivity, another reality was plainly clear from the conversations: Nobody is ready for UAD 3.6.

While many of the leading software providers received initial approval from Fannie Mae and Freddie Mac (the GSEs) in late 2025 and early 2026, word on the ground is that there are still plenty of bugs to work out.

AMC executives privately shared that they have staff simultaneously testing all the GSE-approved appraisal reporting software so they can troubleshoot and support appraisers when they inevitably run into bugs and errors trying to turn in an assignment. Some of those bugs are being run back to the software companies in real time, as appraisers, AMCs, lenders and software providers work together to find a solution.

In other words, while the GSEs tested the main appraisal report software providers on several different types of assignments, there are so many nuances, data fields and report settings that bugs are surfacing rapidly now that appraisers are finally doing live assignments.

In addition to the software challenges, part of the problem is that most lenders haven’t begun ordering UAD 3.6 reports at all.

I spoke with several regional AMCs. Each had completed just two UAD 3.6 assignments—and in each case, one of the two was a test run the AMC had ordered itself.

If one of the largest mortgage lenders in the country has only done six UAD assignments, how many appraisers have actually completed a UAD 3.6 assignment? The answer is very, very few.

An appraisal software executive shared with me privately that he fears appraisers may be (wrongly) blamed if the rollout goes poorly and the market is disrupted. It would be easy to sell a narrative that “appraisers weren’t ready,” or that appraisers can’t handle the new report format. Such a view clearly misses the point. After all, appraisers don’t control the development of the software, nor do they control when UAD 3.6 reports start getting ordered, to Reuter’s point.

Will we see an avalanche of UAD 3.6 orders in September and October, and will the transition happen smoothly by mid-October? It seems unlikely.

Many thanks to Isaac Peck for “in person” realistic reporting on the Most Popular Topic in appraising – Future of UAD 3.6 and GSEs.

To read more, Click Here

My comments: Definitely worth reading the full article!!! I was unable to attend this conference but have attended many webinars and two “boot camps” via zoom since early 2025. Plus I have written about the problems.

This article was no surprise to me. It puts all the pieces together and has quotes from knowledgeable people, plus what appraisers said.

Read more!! →

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Solidfi AMC vs. Appraiser

By on August 21, 2026   /   AMCs, Appraisal Qualifications Board, appraisal regulations, UAD 3.6   /   Leave a comment

Newz: AQB Changing Requirements OK?, Completion Certificates, Solidfi AMC vs. Appraiser

August 21, 2026

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

LIA AD: Completion Certificate Assignment

  • Second AQB Exposure Draft Proposals Could Be Game-Changing, By Bryan Reynolds
  • How the Shotgun Home Went From Affordable Southern Staple to an Endangered Design Gem
  • When Solidifi Tried to Silence Samnick
  • MY AD: Beyond Forms, Toward Wisdom: The Case for a Broader Education in Real Estate Appraisal, By Tim Andersen, MAI
  • Appraisal Software Tools to Consider in 2026
  • My UAD 3.6 Tips of the Week – FHA/VA, Tablets
  • MBA AD STATS: Mortgage applications decreased 0.4 percent from one week earlier

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Second AQB Exposure Draft Proposals Could Be Game-Changing

By Bryan Reynolds

Comments are due by August 30, 2026. To Post Your Comments, Click Here

The AQB is proposing changes to the appraiser qualification requirements that would significantly change some of the barriers to entry. Here are some highlights. Excerpts: n June 22, 2026, the Appraisal Foundation’s Appraiser Qualifications Board (AQB) released their “Second Exposure Draft of Proposed Changes to the Real Property Appraiser Qualification Criteria.” (Read it here.)

That’s a mouthful. Let me translate: The AQB is proposing some big sweeping changes to the minimum requirements for becoming a real property appraiser. I’m not taking a position on these proposals, but there’s no question that several of them could remove or reduce long-standing barriers to entry for aspiring appraisers.

As AQB chair Jerry Yurek explained: “The proposals do not lower the bar the appraiser credential signifies. They do, however, streamline the path to entry into the profession by eliminating requirements that do not contribute to an applicant’s readiness.”What the Exposure Draft Would Change:

1. Eliminate the College Degree Requirement for Certified Residential and Certified General

2. Remove the Minimum Calendar-Time Requirements for Experience

3. Add a Demonstration Appraisal Report Pathway for Licensed Residential

4. Recognize Experience Already Earned When Moving to a Higher Classification

Make Your Voice Heard

The AQB exposure process is the profession’s opportunity to support, oppose, or recommend revisions to the proposals. Comments are due by August 30, 2026. Whether you are an appraiser, trainee, educator, regulator, lender, or user of appraisal services, review the draft carefully and provide specific, constructive feedback to the AQB.

These proposals could be game-changing. The profession should help determine exactly how the game changes.

To read more in the article Click Here

For more information from the AQB, Click Here 

My comments: This article is very positive about the reason for the changes and mostly was what the ASB said. Many thanks to Bryan Reynolds for writing up what is proposed.

No college degree for certified general is not a good idea.

I learned how to write long “papers”, open to ideas about new things in college. Of course business classes are good. I never had business classes until I got my MBA 10 years after I started appraising. I became a much better appraiser. Maybe some business classes could be required. Especially financial.

Commercial appraisers need very good math and financial expertise.

The big problem, exposed after licensing, was the experience requirement. People sent out mass mailings to find a mentor. They had no way to determine if they were ethical, knew how to appraise, and more. Of course, fee appraisers have had no teacher training. I still hear stories about trainees who found out their mentor was teaching them the wrong things.

Before licensing, most trainees started at lenders, who had supervisors to train them. I was trained at an assessor’s office with the same set up.I am a musician and learned to play many instruments over the years. I learned to take lessons when I first started playing. Why? So I did not have to un-learn the wrong way to play better. The same applies to appraiser trainees.

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A FINAL PLEA — TAKE A FEW MINUTES TO COMMENT BY DOUG SMITH

The AQB has extended the comment deadline on its proposed changes to the Real Property Appraiser Qualification Criteria from July 27 to August 30. With appraisers also trying to prepare for the enormous change represented by UAD 3.6, that extra time is welcome.

But August 30 is now only days away.One proposal deserves particular attention: eliminating the college degree requirement for Certified General appraisers.Whatever your position, this is a major change in the qualifications for entry into our profession. The AQB needs to hear from the people who actually practice appraisal.You do not need to write an essay. Even a short comment stating whether you support or oppose eliminating the college degree requirement — and briefly why — puts an appraiser’s voice into the record.Take a few minutes. Make your voice heard.Deadline: August 30, 2026Send your comment by email to: AQBComments@appraisalfoundation.org

Copy the address, paste it into your email, write a few sentences, and hit Send.Many thanks to Doug Smith for his comments!!

Read more!! →

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Basic Requirements For Appraisal Reports (Updated for UAD 3.6)

By on July 31, 2026   /   AMCs, Appraisal fees, GSEs, UAD 3.6   /   Leave a comment
Tags: , , ,

Newz: 3 Basic Requirements for UAD 3.6 Appraisal Reports, Good Facebook Page – UAD 3.6 Software

July 31, 2026

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

  • LIA AD: Limiting Liability to Third Parties
  • The 3 Basic Requirements for Real Property Appraisal Reports (Updated for UAD 3.6) By Kevin Hecht
  • Bay Area’s wildest house lists at $899K and just hit the market for the first time
  • Am I Being Paranoid, or Is There Another Reason? By Richard Hagar, SRA – GSE data
  • MY AD: Residential appraisal forms from the 1960s to today
  • The Appraisal Fee Lawsuit AMCs Can’t Outrun
  • DATE CORRECTION ON CONFERENCES in last week’s email
  • Excellent Facebook Page for UAD 3.6 Software
  • MBA STATS: Mortgage applications decreased 6.4 percent from one week earlier

 

The 3 Basic Requirements for Real Property Appraisal Reports (Updated for UAD 3.6) By Kevin Hecht, SRA

Excerpts: As a real property appraiser, you rely on appraisal reports to communicate your opinion of value. One of the most important principles in USPAP is also one of the most misunderstood: forms are not reports.

Filling out a form properly and completely does not automatically mean your report is USPAP-compliant. The content of the appraisal report, not its form or format, determines compliance.

That distinction has never mattered more than it does right now.

The static forms appraisers have relied on for decades, including the 1004, 1073, 1025, and 2055, are being retired and replaced by a single, dynamic, data-driven reporting structure.

This shift does not change the three foundational requirements of USPAP Standards Rule 2-1. But it does change how you meet them. Understanding that distinction is critical to your compliance and your credibility in the new reporting environment.

TOPICS

What Are the Three Basic Requirements for an Appraisal Report?

Standards Rule 2-1(a): Clearly, Accurately, and Not Misleading

SR 2-1(a) builds on the ETHICS RULE requirement that your appraisal reports must not be misleading. You satisfy this requirement by making sure you “clearly and accurately set forth the appraisal.”

As the saying goes, you must tell the truth, the whole truth, and nothing but the truth.

Under the legacy form-based system, appraisers added context and explanation through a free-form General Addendum, which provided flexibility when a standard data field did not fully capture the nuances of a particular property or assignment.

Under UAD 3.6, that flexibility is now built directly into the report structure itself through section-specific commentary fields, which keeps all relevant analysis organized and immediately accessible to reviewers.

Standards Rule 2-1(b): Sufficient Information for Intended Users

What changes under UAD 3.6 is where and how you provide that sufficient information

Standards Rule 2-1(c): Disclosing Assumptions, Extraordinary Assumptions, Hypothetical Conditions, and Limiting Conditions

How UAD 3.6 Supports USPAP Compliance

Preparing for UAD 3.6: Practical Steps for Appraisers

To read more, Click Here

My comments: Comprehensive, well written and worth reading.

Read more!! →

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Former Appraiser Goes to Prison

By on July 10, 2026   /   AMCs, bad appraisers, Economic analysis, UAD 3.6   /   Leave a comment
Tags: ,

Newz: Former Appraiser Goes to Prison, Board Says AMC Violated Appraiser Independence

July 10, 2026

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

  • LIA AD: Who Said I Agreed To Be An Expert?
  • Former Florida Resident Sentenced to 20 Years in Federal Prison for Appraisal Fraud
  • Whimsical Storybook Cottage Built With Salvaged Wood From Old Boxcars Lists for Just $250K
  • The Board Has Spoken, and AMCs Should Pay Attention
  • MY AD: UAD 3.6 and the “Tablet” Question By Doug Smith, SRA
  • UAD 3.6 and the Future of Residential Appraising By Tony Pistilli
  • The Full Measure: Midyear 2026 Economic Update for Appraisers By Kevin Hecht
  • MBA STATS: Mortgage applications decreased 2.2 percent from one week earlier

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Former Florida Resident Sentenced to 20 Years in Federal Prison for Appraisal Fraud

Excerpts from DOJ Press Release

Tampa, FL – Armando Martinez (51, Plano, TX) has been sentenced by Chief U.S. District Judge Amos Mazzant, III, of the United States District Court for the Eastern District of Texas to 20 years in federal prison for bank fraud. Martinez previously pleaded guilty. U.S. Attorney Gregory W. Kehoe made the announcement.

According to court documents filed with the United States District Court for the Middle District of Florida, Martinez, who had his Florida Appraiser’s license revoked, orchestrated and executed a bank fraud scheme directed at multiple financial institutions by taking over the identity and license number of a legitimate licensed appraiser.

Martinez then purportedly conducted onsite appraisals for dozens of properties in Florida. In reality, Martinez paid others to go to the properties and take pictures for appraisals he completed. He then sent the appraisals to the victim lenders, using his computer after having fled the United States to the Dominican Republic.

Based on the false and fraudulent appraisals, the financial institutions were fraudulently induced to approve and fund mortgage loans and pay Martinez appraisal fees. As a result of Martinez’s appraisal fraud, more than $65 million in mortgages are impaired or defective. These mortgages were either guaranteed by the Federal Housing Administration or purchased and guaranteed by Fannie Mae and Freddie Mac.

Dave Towne Comments: Another ethically twisted former appraiser is going to be experiencing “three hots and a cot” for the next 20 years, assuming the full sentence is served.

It never ceases to amaze me how some very bad people in our profession think they can keep the ‘wool pulled over the eyes’ of financial institutions, and the funders or guarantors of those mortgage loans.

In this case, the former appraiser had his licenses in Florida and Texas REVOKED in 2020. But then stole the identity of another unsuspecting appraiser, fled the US, hired ‘go-fers’ to get Florida subject and comp photos and data, then wrote, signed and submitted fraudulent appraisals after the revocation date.

The other sickening part of this, which is not mentioned, is that the ‘go-fers’ the convicted appraiser hired probably were akin to “gig workers” with limited education or understanding of what they were actually doing to assist the mortgage frauds activity.

To subscribe to Dave Towne’s emails, send an email to dtowne@fidalgo.net requesting to be added to his email list. I have subscribed for many years. He lives in Mt. Vernon, WA

To read the full Press Release, Click Here

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Fannie Appraiser Update Q1 2026

By on March 27, 2026   /   AMCs, appraisal business, bias, Fannie   /   Leave a comment
Tags: , , ,

Newz: Fannie Appraiser Update Q1, Suspended AMC, Bias

March 27, 2026

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

  • LIA AD: Should I consider this an actual claim?
  • Fannie Appraiser Update Q1
  • 126-Year-Old Gentlemen’s Estate That Epitomizes Gilded Age Opulence Lists in the Berkshires for $8 Million
  • Suspended: The AMC That Turned “Review” Into a Value Demand
  • Retirement: To Stay, To Go, or Can’t Decide? That is the Question!
  • AQB Releases Job Analysis Report
  • A Baseless Bias Claim Turns Into a State Appraisal Crusade
  • MBA: Mortgage applications decreased 10.5 percent from one week earlier

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Fannie Appraiser Update Q1

Email Message 3/19/26

Welcome to the first Appraiser Update of 2026. This edition delivers timely information to help you stay competitive and ready for what’s next, including:

Preparing for the fast-approaching Uniform Appraisal Dataset (UAD) 3.6 and Forms Redesign mandate on Nov. 2, 2026;

Understanding Appraisal Quality Monitoring letters to appraisers related to time adjustments; and

Embracing expanded eligibility for manufactured housing and accessory dwelling units – available only for UAD 3.6 submissions.

Topics list

  • UAD 3.6 articles
  • Appraisal Software Selection
  • Treatment of Location and View
  • Market Conditions Analysis Letters
  • MH Policy Changes
  • ADU Policy Changes

To read the update, Click Here

My comment: Worth reading, of course. Always a very popular link!

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Scatter Charts for Appraisers

By on March 20, 2026   /   AMCs, real estate market   /   Leave a comment
Tags: , ,

Newz: Scatter Charts, Do Not Use List, UAD 3.6 Key Changes and Resources

March 30, 2026

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

  • LIA AD: Am I Still on the ‘Do Not Use’ List
  • The Power of Scatter Charts: Bringing Objectivity to Appraisals
  • by Scott Cullen
  • 1780 Tiny Home That Was Built by a British Sea Captain Hits the Market in Georgetown for $1,198,000
  • MY AD: Highest and Best Use of the Cost Approach
  • The housing market so far in 2026 By Ryan Lundquist, March 11, 2026
  • Trump’s Executive Order on Access to Home (including appraisers)
  • MBA Origination Stats: Mortgage applications decreased 10.9 percent from one week earlier

 

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

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The Power of Scatter Charts: Bringing Objectivity to Appraisals

by Scott Cullen

Excerpts:

“Objectivity is isolating the effect of individual variables on value.”

Once upon a time, in a suburban neighborhood not so far away, an appraiser came across a pure pair, two homes that seemed almost identical. They shared the same neighborhood, lot size and condition. The only difference was size. One house had 2,500 square feet of above grade finished area and the other had 2,300. The first sold for $460,000, the second for $446,000. The difference in price was $14,000. The difference in area was 200 square feet—producing an adjustment of $70 per square foot.

Traditionally, an appraiser might document this relationship as a simple table, noting the difference in sale price and living area. Unfortunately, pure pairs are so rare that they often seem like a fairytale—something every appraiser dreams of finding but seldom does. In the real world, properties rarely align so neatly. Markets shift, concessions appear, and location nuances creep in. Yet there is hope. By learning to use scatter charts, embracing adjusted pairs, and understanding sensitivity analysis, appraisers can move closer to true objectivity in their valuation work.

From Paired Sales to Sensitivity Analysis

The Appraisal of Real Estate, 15th Edition defines paired data and grouped data as forms of sensitivity analysis—a method used to isolate the effect of individual variables on value. Sensitivity analysis is the overarching principle that allows us to quantify how much one variable contributes to price, while holding others constant (Appraisal Institute, 2020, p.371). Scatter charts are among the most powerful tools available to visualize and calculate these relationships.

Why Visualization Matters

Scatter charts do more than calculate—they communicate. They combine mathematical precision with the clarity of visualization. For appraisers, this means turning abstract numbers into evidence that both clients and reviewers can see.

A well-constructed scatter chart illustrates the logic behind the adjustment and lends weight to the appraiser’s conclusions. It reinforces transparency: others can replicate the math, verify the trendline, and confirm that the adjustments are derived from observable market behavior.

As the saying goes, “A picture is worth a thousand words.” In appraisal, it’s also worth credibility. Scatter charts bring statistical discipline to the craft of valuation, grounding professional judgement in data.

To read more,