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!!

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How the Shotgun Home Went From Affordable Southern Staple to an Endangered Design Gem

Excerpts: their narrow footprints and vibrant facades, shotgun homes stand as one of the most distinctive architectural styles in the American South. Originally designed to maximize efficiency and natural airflow, these compact structures pack a remarkable amount of character into a surprisingly small layout.

Beyond their eye-catching exteriors lies a design philosophy borne out of pure resourcefulness and clever spatial engineering.

Long before modern air conditioning or open-concept trends, these homes were built to solve real-world living challenges in humid, urban environments.

Over the centuries, the shotgun home has undergone a dramatic transformation in its perception. What once began as an accessible option for working families has evolved into a celebrated piece of architectural history.

When was the first shotgun home designed?

Shotgun houses are deeply rooted in West African and Haitian culture. The architectural style was brought to the United States in the early 1800s mostly by Haitian immigrants fleeing the Haitian Revolution.

The design first emerged in New Orleans following the city’s large influx of immigrants from Haiti in 1809. Because of their small and affordable build, shotgun homes traditionally housed poorer populations.

Shotgun houses spread throughout the American South as an affordable way for working-class families and industrial laborers to own a home. But throughout the 1960s and 1970s, many shotgun homes were demolished to make way for federally funded “urban renewal” and highway construction due to the poverty stigma associated with the design.

The exact origins of the moniker “shotgun” house are a bit of a mystery. However, it is commonly said that one could fire a shotgun through the front door and the bullet would pass all the way through the back door unscathed because of its narrow, hallway-less design.

To read more Click Here

My comments: I have been hearing about shotgun houses for many years. I saw classic shotgun houses a few times in New Orleans. Fascinating history I knew nothing about! I also saw sometimes homes built with floor plans similar to shotgun homes.

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When Solidifi Tried to Silence Samnick

Excerpts: David Samnick has spent years warning that the AMC model would eventually expose its own contradictions. He is a Georgia appraiser, a long time critic of AMC practices, and the author of Mein Comp: The Last Appraiser, a book that traces how independence in the profession was eroded year after year by expanding corporate control.

Samnick walked away from mortgage work two years ago, stopped accepting AMC assignments entirely, and now works only for private clients.

He has never completed an assignment for Clear Capital. Yet despite having no active relationship with Solidifi and no reliance on their panel, he still received a compliance letter demanding that he explain why he criticized Clear Capital on social media.

The moment you read it, you realize it belongs in a category all its own.

Solidifi informed him that he was being placed on hold and insisted he had violated confidentiality by referencing an appraisal order in his post. They warned that he could be removed from their panel if his explanation did not satisfy their compliance committee or if he failed to respond within thirty days.

This came from an AMC he has not worked with in roughly two years. It reads less like a professional inquiry and more like an attempt to muzzle an appraiser who dared to speak plainly about the way AMCs treat independent professionals.

Solidifi objected to his criticism of Clear Capital while simultaneously proving the very point he was making about AMC overreach, creating a situation so contradictory that it practically explains itself.

The Appraisal Regulation Compliance Council (ARCC) has documented cases where Clear Capital kept 69% of the total fee and Solidifi kept 60%. These findings were not speculation. They were documented violations showing how deeply the fee siphoning problem runs and how little of the consumer’s payment actually reaches the person responsible for the accuracy of the report.

The appraiser carries the license, the liability, the insurance, the continuing education, and the responsibility for the valuation. The AMC carries the administrative paperwork. Yet the AMC often earns more from the appraisal than the person who actually performs it.

To read more Click Here

My comments: Read the letter sent to Samnick. Bizarre!! I interviewed Samnick and did a review of his Most Excellent Book – Mein Comp. Unfortunately, the name of the book was confused sometimes with Hitler’s book of the same name when trying to purchase his book.

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Beyond Forms, Toward Wisdom: The Case for a Broader Education in Real Estate Appraisal

In the April, 2026 issue of Appraisal Today

By Tim Andersen, MAI

Excerpts: Abstract This essay argues that the practice of real estate appraisal requires more than technical proficiency and regulatory compliance. To achieve excellence and credibility, appraisers benefit from a broader intellectual foundation that includes philosophy, economics, business law, composition, logic, and rhetoric.

Philosophy strengthens ethical reasoning and critical thinking; economics clarifies market dynamics; business law situates valuation within legal frameworks; composition, logic, and rhetoric enhance the clarity and persuasiveness of appraisal reports. While some practitioners may resist calls for university-level education, fearing exclusion or unnecessary barriers, the essay reframes this vision as an invitation rather than a requirement.

A cross-disciplinary approach enriches the profession, elevates credibility in the eyes of clients and courts and encourages appraisers to stretch beyond minimum standards. Ultimately, the essay contends that the profession’s future depends on cultivating wisdom-thinking like philosophers, reasoning like economists, and writing like rhetoricians. This broader education moves appraisal beyond forms and toward wisdom.

Introduction

For many years, I have argued, sometimes quietly, but sometimes more loudly, that to be a truly effective real estate appraiser requires more than technical skill with a measuring tape or a deep familiarity with the Uniform Standards of Professional Appraisal Practice (USPAP).Those are essential, of course.

But excellence in appraisal goes deeper. It requires a grounding in disciplines that might, at first glance, seem far removed from the daily tasks of inspecting properties or completing forms. I am speaking here about philosophy, economics, business law, composition, logic, and rhetoric.

The pillars of a university-level education that prepare a person not just to do appraisal, but to be an appraiser in the fullest, most professional sense.

I still believe this with all my heart. And although some of my colleagueshave ridiculed me personally or dismissed the idea, I remain convinced that the profession of real estate appraisal will rise or fall based on how seriously it embraces a richer intellectual foundation.

This essay is not a defense against criticism, but rather an invitation-to imagine what our profession could become if appraisers stretched beyond the minimum requirements and aspired to something more enduring: wisdom.

To read the full article, plus 3+ years of previous issues, subscribe to the paid Appraisal Today To subscribe, Click Here.

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Appraisal Software Tools to Consider in 2026

Excerpts: As appraisers prepare for UAD 3.6 and the redesigned Uniform Residential Appraisal Report (URAR), technology decisions are receiving renewed attention. While software has always played an important role in appraisal reporting, the industry’s move toward a more data-driven framework is prompting many professionals to reevaluate the tools they use every day.

The right appraisal software can help improve efficiency, streamline workflows, reduce repetitive data entry, and support consistency across reports. Whether you’re exploring new platforms or simply curious about the options available, this guide highlights several appraisal software tools worth considering as the profession continues to evolve.

What to Look for in Appraisal Software. Not all appraisal software platforms take the same approach.

As you evaluate your options, consider factors such as:

• UAD 3.6 and URAR readiness

• Workflow automation and efficiency features• Integration with MLS, sketching, inspection, and data tools

• Cloud access and mobile capabilities• Report creation and data management functionality

• Training resources and customer support

• The best solution for one appraiser may not be the best solution for another. Your ideal platform will depend on your workflow, business needs, assignment types, and personal preferences.

Top Appraisal Software Tools

The software tools included below represent a selection of popular options used by appraisers. Inclusion does not constitute an endorsement, and appraisers should evaluate solutions based on their individual business needs.

Appraisal Analysis and Reporting Tools, such as Datamaster and Solomon Adjustment

UAD 3.6 Appraisal Software Lists with features on different software.

Workflow and Business Management Solutions Anow and Appraisal Inbox

To read more Click Here

My comments: Useful in deciding what you want. FYI, some software tools are integrated with UAD 3.6 software vendors.

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My UAD 3.6 Tips of the Week

FHA and VA Status FHA has announced its move toward UAD 3.6. VA has remained noticeably silent. Per Doug Smith, who keeps us updated with FHA and VA.I am hearing a lot of rumors about VA but no one knows for sure.

Tablets for Inspection Apps – Which tablet to buy. Or can you use a phone. Ask the Software vendors. Everyone is different. I purchased a high end Ipad. It was more than I needed, but I wanted to be able to test any app I wanted. I have used Ipads since the first one was available. Also my current Ipad had a bad battery and could not hold a charge….

UAD 3.6 is changing fast. Every month in Appraisal Today monthly newsletter I have an long article: UAD 3.6 Update with the latest news and tips. To subscribe, To order, Click Here

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1. Twitter: https://twitter.com/appraisaltoday Posted by noon Friday

2. Read on blog www.appraisaltoday.com/blog Posted by noon Friday. You can subscribe to the blog in the upper right of each blog page. NOTE: the popular ads with liability tips are below the first topic on my blog posts.

3. Email Archives: https://appraisaltoday.com/archives(posted by noon Friday) The link is above and to the left of the big yellow email signup form. Newsletters start with “Newz.” Contains all recent emails sent.

4. Link to the 10 most recent newsletters (no ads) at www.appraisaltoday.com. Scroll down past the big yellow signup block. The newsletters have abbreviated titles, taken from their blog posts.

To read more about the 4 ways, plus information on why I take ads, etc.Click here

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Subscribe to Monthly Newsletter at www.appraisaltoday.com/order

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If you are a paid subscriber and did not receive the August, 2026 issue emailed on Monday August 3, 2026 please email info@appraisaltoday.com, and we will send it to you. Be sure to include a comment requesting it. Or, call 510-865-8041

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

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

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

Mortgage applications decreased 0.4 percent from one week earlier

WASHINGTON, D.C. (August 19, 2026) — Mortgage applications decreased 0.4 percent from one week earlier, according to data from the Mortgage Bankers Association’s (MBA) Weekly Mortgage Applications Survey for the week ending August 14, 2026.The Market Composite Index, a measure of mortgage loan application volume, decreased 0.4 percent on a seasonally adjusted basis from one week earlier. On an unadjusted basis, the Index decreased 1 percent compared with the previous week.  The Refinance Index increased 2 percent from the previous week and was 18 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 3 percent compared with the previous week and was 3 percent lower than the same week one year ago.

“Mortgage rates and applications changed little last week, with just a slight increase in refinances for conventional and VA loans, while FHA refinances were lower,” said Joel Kan, CMB, MBA’s VP and Deputy Chief Economist. “Borrowers with larger loan sizes remain less likely to refinance with rates at these higher levels. The average loan size on refinances continues to shrink, dipping to $282,200 last week, the lowest level since June 2025.”Added Kan, “Purchase applications decreased and were also lower than last year’s pace. In addition to the economic uncertainty, affordability difficulties have reemerged as a reason for homebuyers to delay purchase decisions given the impact of higher mortgage rates on monthly mortgage payments.”

The refinance share of mortgage activity increased to 41.9 percent of total applications from 40.7 percent the previous week. The adjustable-rate mortgage (ARM) share of activity decreased to 7.7 percent of total applications.

The FHA share of total applications decreased to 17.1 percent from 17.3 percent the week prior. The VA share of total applications increased to 12.6 percent from 12.3 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 ($832,750 or less) remained unchanged at 6.77 percent, with points decreasing to 0.65 from 0.67 (including the origination fee) for 80 percent loan-to-value ratio (LTV) loans. The effective rate remained unchanged from last week.The average contract interest rate for 30-year fixed-rate mortgages with jumbo loan balances (greater than $832,750) increased to 6.71 percent from 6.68 percent, with points decreasing to 0.48 from 0.51 (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 6.45 percent from 6.43 percent, with points increasing to 0.82 from 0.77 (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 6.08 percent from 6.10 percent, with points decreasing to 0.82 from 0.94 (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 decreased to 5.94 percent from 5.99 percent, with points increasing to 0.87 from 0.83 (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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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

Read more!! →

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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!

Read more!! →

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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, Click Here

My comments: Read more to see scatter chart samples and how they are used.

Read more!! →

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How to Appraise Basements

By on February 20, 2026   /   AMCs, appraisal how to, UAD 3.6   /   Leave a comment
Tags: , , ,

Newz: Appraising Basements, AMCs,

Who is doing UAD 3.6 appraisals?

February 20, 2026

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

  • LIA AD: Limiting Liability to Third Parties
  • Basement Appraisals: Understanding Contributory Value (Updated for UAD 3.6)
  • Fascinating ‘Basement Home’ That Rises Just Inches Above the Ground Hits the Market for Less Than $160K
  • The AMCs: Coming Soon to a Lawsuit Near You
  • MY AD: The Cost Approach for Appraisers is not popular, by Tim Andersen, MAI
  • 26% of Appraisers Feel Ready: What UAD 3.6 Demand
  • Mortgage applications increased 2.8 percent from one week earlier
  • Have you received a UAD 3.6 order yet? Survey.
  • MBA: Mortgage applications increased 2.8 percent from one week earlier

Basement Issues and Values

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Basement Appraisals: Understanding Contributory Value (Updated for UAD 3.6)

Excerpts: While homeowners may ask, “Does a finished basement add value to my appraisal?” you know the answer is a bit more complicated. A basement may impact a residential property’s value, and as an appraiser, you’ll need to evaluate its significance.

While determining the contributory value of basements isn’t overly complex, it does pose challenges. To help you out, we’ll outline essential steps and provide tips for evaluating a basement’s contributory value.

Summary

Determining how a basement contributes to a residential property’s value requires an appraiser to identify the basement type, its level of finishing, and any common concerns, like signs of mold or structural issues. Following best practices is key. This includes separating the basement from the above-grade finished area, understanding the intended use of the space, and completing comprehensive market research. By doing so, you can evaluate the basement’s contributory value more accurately

Topics include:

Types of basements (partial list)

Cellars

Partial Basements

Walk-Up Basements

How Is the Basement Finished? Determining Levels

Know the Intended Use and Client Requirements

To read more, Click Here

My comments: The best analysis and advice on basements I have seen. Watch the 7 minute video on Understanding Q/C ratings (UAD 3.6) Where I work the ground does not freeze. In my Island city there is no cemetery as the ground water from San Francico Bay is very high. Basements need pumps to remove salt water. Basement walls are not used to support the home. Sometimes there are above ground basements, basements dug out of the ground, and many other types of basements. In steep hillside areas what is a “basement” can be controversial.

In Alameda, my city, native American burials, primarily from the Ohlone people, are heavily concentrated in former shellmounds (ancient cemeteries) throughout Alameda. Almost were removed many years ago, similar to other Bay area cities close to the Bay.

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UAD 3.6 Appraisal Fees

By on February 6, 2026   /   AI, AMCs, Appraisal fees   /   Leave a comment
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New URAR and UAD 3.6 Appraisal Fees, AMC Tech Fees

February 6, 2026

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

  • LIA AD: Using trainees – the safe way
  • Will the New URAR and UAD 3.6 Impact Appraisal Fees?
  • It looks like an SF apartment complex. It’s actually a $32M estate.
  • From Dealerships to AMCs: Tech Fees as the New Normal by Desiree Mehbod
  • MY AD: New in the February 2026 issue of Appraisal Today. Book Review: Mein Comp: The Last Appraiser
  • “Because Houses Are Human” AI and Appraisers By David Hyman
  • Architecture Is About to Grow a Nervous System
  • Buildings that are alive
  • MBA: Mortgage applications decreased 8.5 percent from one week earlier

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Will the New URAR and UAD 3.6 Impact Appraisal Fees?

Excerpts: With the new URAR and UAD 3.6 rolling out this year, you may be wondering what effect this will have on your fees. While there’s still a lot of uncertainty and speculation around this question, we’re sharing the opinions of professional real estate appraisers who answered our survey, “How do you anticipate the new URAR/UAD 3.6 changes will impact your appraisal fees?”

FEE INCREASES

Over 40% of respondents said they expect their appraisal fees to increase. Still, many respondents (28%) said they anticipate that fees will remain static, and 31% said they are not sure yet. Read their comments below to learn why or why not some appraisers believe their fees will increase with the new URAR and UAD 3.6.

APPRAISER RESPONSES

I Expect Fees to Increase” (41%)

“I have had ample time to practice the new 3.6 through my software and the inspection time will be increasing substantially…. Inspections are going to take some time especially if the dwelling is more than 1,000sf, which most in my market area are well above that. The report cannot be submitted until all sections are 100% complete, so there will be more time contacting agents, homeowners, town facilities, etc. Hoping the learning curve will be quicker than it appears at this point in time.”

I Expect Fees to Stay About the Same” (28%)

FEES REMAIN THE SAME

“I think it will be more labor intensive in the field but easier once you get back to the office.”

“I expect fees to stay the same. There may be less form filling; however, the analysis will remain the same. It’s not about the form or the analytics tools we use; it’s the analysis itself.”

The Bottom Line

While many appraisers anticipate that UAD 3.6 and the new URAR will initially require more time, tighter workflows, and new technology investments, the longer-term outlook is more balanced and, in many ways, promising.

Transitions of this scale often come with short-term growing pains, but clearer data standards, more structured reporting, and modernized tools are designed to create greater consistency and efficiency once the learning curve levels out. As several respondents pointed out, it will take real-world experience to understand where timelines and workloads ultimately settle.

At the same time, the new form offers appraisers a stronger platform to demonstrate the depth of their analysis, judgment, and market expertise.

To read more, Click Here

My comments: THIS IS THE HOTTEST TOPIC IN RESIDENTIAL LENDER APPRAISING. Appraiser opinions are useful but we all want to know what AMCs are planning for fees. I anticipate higher fees by AMCs, borrowers and direct lenders. I have been writing about what is happening since early this year, including details of all the “questions” and uncertainties on the SFR report.

Another significant fee factor is that many appraisers are retiring or quitting because they don’t want to learn the UAD 3.6 for appraisers. Those who stay will have lots of appraisal work as the 11-2-26 mandatory deadline approaches.

UAD 3.6 is not mandatory until November 2, 2026. The Legacy forms will be used during the transition. Will it be done by 11-2-26? Now, software vendors and lenders are way behind. 11-2-27 new mandate date???

On the plus side, 41% of appraisers said fees would go up and are positive about the new reports.

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Appraising with Limited Comps

By on January 23, 2026   /   AMCs, appraisal how to, forecast   /   Leave a comment
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Newz: Limited Comps, Freddie Mac: Property Data Collection, Avoiding ourt

January 23, 2026

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

  • LIA AD: Avoiding Court
  • Arriving at a Credible Appraisal When Comparable Sales Are Limited By Kevin Hecht
  • MAPPED: The Most Expensive Home Sales of 2025—From Palantir CEO’s Record-Breaking Ranch to Florida’s Priciest Mansion
  • MY AD: The AMC Conundrum in the Appraisal Business by Dave Towne
  • From Data to Value: How Mass Appraisal Delivers Fair Market Assessments
  • Freddie Mac. Insight Articles: Property Data Collection: An Overview
  • Housing Market Predictions for 2026
  • MBA: Mortgage applications increased 14.1 percent from one week earlier

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Arriving at a Credible Appraisal When Comparable Sales Are Limited
By Kevin Hecht

Excerpts: Limited sales activity is common in rural markets, custom-home neighborhoods, and low-turnover areas. When comps are few, the appraiser’s task is not to find perfect matches, but to show that the selected sales are the best available indicators of value and that all departures from ideal data are well supported.

In this article, we’ll answer questions like: How far back do appraisers look for comps? How far out geographically? What other tips and tricks do appraisers use to arrive at a credible appraisal, even when comps are limited? Additionally, we’ll share some insights from appraisers who answered our survey question, “What do you do when appraisal comps are few?”

When recent, proximate, and similar sales are unavailable, appraisers typically rely on some combination of the “Three D’s” to broaden their search for comparable property sales:

Dated – Search for older sales within the subject neighborhood.Distant – Search for similar sales farther away in competing neighborhoods.

Dissimilar – Search for dissimilar sales within the subject neighborhood by widening the parameters for improvements (GLA, age, features, etc.).

How Far Back Do Appraisers Look for Comps?

Time adjustments draw scrutiny. Most agency assignments expect appraisers to use the most recent closed sales available, typically within the prior 12 months when possible.1 When older sales are used, market conditions adjustments often become central to the analysis.

Time adjustments should be supported with clear data, applied consistently, and reconciled logically. Underwriters pay close attention to whether these adjustments reflect documented market behavior rather than assumptions, particularly in shifting markets.

We surveyed our appraisal community to find out, “What do you do when appraisal comps are few?” The following comments show how individual appraisers often put their own spin on the “Three D’s” when expanding the search for comparable sales:

“Time and distance. My preference is to go back farther in time within the same neighborhood and/or market area and make market condition adjustments. If that still doesn’t provide enough comps, I expand the market area, looking for more recent sales with similar characteristics to the subject property.”

“First consider a broader time frame. Market conditions adjustments are very supportable.”

“Expand search to other competitive neighborhoods. Next, go back in time.”

To read more, Click Here

My comments: I usually go back in time sometimes several years or longer if needed. Of course, I don’t do GSE appraisals with their restrictions…

 

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Q4 2025 Fannie Mae Appraiser Update – AMC Risk, UAD 3.6

By on December 19, 2025   /   ADUs, AMCs, appraisal, AQB, Fannie, UAD 3.6   /   Leave a comment
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Newz: 12 Days of Appraiser Christmas,
Q4 2025 Fannie Mae Appraiser Update –AMC Risk, UAD 3.6

December 19, 2025

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

  • LIA AD: A Family Feud and Intended Use
  • Q4 2025 Fannie Mae Appraiser Update – AMC risk, UAD 3.6
  • 12 Days of Appraiser Christmas
  • Santa’s House is Back on Zillow with a Bold New Holiday Look
  • Highest and Best—and the Highest Value By Richard Hagar
  • AQB Proposed Changes in New Appraiser Requirements
  • MBA: Mortgage applications decreased 3.8 percent from one week earlier
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Q4 2025 Fannie Mae Appraiser Update

As the year wraps up, we’re focused on what matters most to your success: clarity, consistency, and confidence in every appraisal. This edition gives you practical insights to stay ahead:

  • Several deep-dive articles on Uniform Appraisal Dataset (UAD) 3.6, focused on condition/quality ratings, the inspection component of Scope of Work, disaster mitigation, energy efficiency, and training and resources;
  • Why time adjustments matter—and how to apply them effectively; and
  • Our approach to managing Appraiser Management Company (AMC) risk for stronger compliance and reliability. Excerpts: In Jul. 2025, Fannie Mae began sending letters to AMCs detailing appraisal quality issues identified through Fannie Mae loan quality reviews completed in 2024. Each letter contains a comprehensive list of the issues identified for appraisals associated with that AMC.

To read more, Click Here

My comments: Worth reading. First time I have ever seen comments on AMCs. Good to see that GSEs are looking at AMCs.

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12 Days of Appraiser Christmas

NOTE on video: Click on image and it opens in Youtube.

Very funny!! 3.5 minute video

Sample appraisal requests:

On the fourth day of Christmas my best client sent to me falling

Shacks, three field reviews, two double wides, and a drive by single family.

On the tenth day of Christmas, my best client sent to me 10 tax appeals and eight Mega Mansions.

Singer in this video is comedian David Cassel as the Ukulele Bandito http://www.theukulelebandito.com / (he is not a Portland appraiser, but he is funny)

Many thanks to Gary F. Kristensen, SRA, ASA, AGA at A Quality Appraisals in Portland, Oregon.

My comment: I love this FUN video ;>

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Few comps in 2026 for Appraisers

By on December 12, 2025   /   AMCs, appraisal, appraisal charts and graphs, MLS   /   Leave a comment
Tags: , ,

Newz: Few comps in 2026, NAR Revises Nonmember Broker/Appraiser Access Policy

December 12, 2025

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

  • LIA AD: Can’t Certify the Work
  • The problem with comps in 2026 (and the good news)
  • Gravity-Defying Colorado Mansion Designed by a Rocket Scientist Hits the Market for $2.7 Million
  • Creating a Histogram in Excel: A Guide for Appraisers
  • My ad: The AMC Conundrum in the Appraisal Business, By Dave Towne
  • NAR Revises Nonmember Broker/Appraiser Access Policy Language
  • MBA Mortgage applications increased 4.8 percent from one week earlier

Appraisers and Local Market Analysis

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The problem with comps in 2026 (and the good news)

By Ryan Lundquist

Excerpts: We have a problem with comps in real estate. There just aren’t that many, and it’s made it much more challenging to figure out value. Yet, this could get a little better in 2026.

WE’VE HAD A COMP PROBLEM FOR THREE YEARS:

We’ve been missing about 30% of the normal number of sales. This is true both locally and nationally. This chart from Calculated Risk shows the gravity of the situation as we’ve been flirting with historically low volume for three years now. And what this means is we’ve had 30% less comps to choose from. Yikes!! This is exactly why it’s been challenging to value properties.

THE BAD NEWS

We’re still poised to have historically low volume until there is a sharper change with affordability. The housing market simply feels stuck, and there isn’t a mechanism to quickly increase the number of buyers. In other words, it’s not going to be a market with robust volume for a long time since it’s going to take years to get buyers and sellers back. Yet, if the projection is correct about next year, it’s going to be something positive to get even a little more volume back. This isn’t standing ovation news, but maybe a golf clap is in order. And for my real estate friends, this is a solid reminder to stay focused.

SOMEONE WAS MAD AT ME FOR USING OLD COMPS

I had someone angry with me recently that I used much older sales as comps in a private appraisal. I tried to explain my rationale, but the person wasn’t willing to listen. Here’s the deal though. If there aren’t any recent comps, then we have two choices. Use older sales and adjust for how the market has changed, or go out further into other markets for more recent sales (doable, but not always ideal). In real estate textbooks, this issue doesn’t come up since there are always three model match sales over the past 90 days, but the real world is different. The truth is valuations today look a bit messy since we don’t have the luxury of ample recent sales. We simply have to do the best with what we have. Remember, when the market changes, how we do things sometimes has to change also.

To read more, Click Here

My comments: Some interesting appraiser comments. This is a hot topic for appraisers now. Definitely a problem in most areas. What is your market like?

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