ADU vs. Two-Family Property for Appraisers

By on November 21, 2025   /   ADUs, appraisal business, UAD 3.6   /   Leave a comment
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Newz: ADU vs. Two-Family Property,
Everyone Must Be Ready for UAD 3.6

November 21, 2025

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

  • LIA: Protecting My Appraisal Report
  • How to Identify a Single-Family with ADU vs. Two-Family Property
  • $1 Million Midcentury Modern Ranch House on Lake Michigan Holds a Wild Surprise in the Basement
  • Top Appraisers Advise on How to Generate New Business
  • When One Bulb Fails… Why Everyone Must Be Ready for UAD 3.6 By Tony Pistilli
  • A Real Estate Agent’s Guide to Understanding the New UAD 3.6 Appraisal Report By Tom Horn
  • MBA: Mortgage applications decreased 5.2 percent from one week earlier

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SFR or 2 units with an ADU?

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How to Identify a Single-Family with ADU vs. Two-Family Property

Excerpts: Across the country, accessory dwelling units (ADUs) are becoming more common. Cities and counties are updating zoning laws to encourage them, whether to increase housing supply, create affordable rental options, or allow families to live closer together. Appraisers need to understand how ADUs fit into their local markets, how they’re used and perceived, and how to properly distinguish them from true two-family properties.

The presence of an additional living unit can complicate the appraisal process by making it difficult for you, the appraiser, to know how to classify the subject property. How do you know whether you’re dealing with an accessory dwelling unit (ADU) or a second unit? In this article, you’ll learn about ADU meaning and types as well as how to identify a single-family with ADU vs. two-family property.

Topics include:

  • What Is an ADU?
  • Do ADUs Add Value to a Property?
  • Types of ADUs
  • What Is a Two-Family Property?
  • Is It a Single-Family with an ADU or Two-Family Property?

To read more and watch an ADU video, Click Here

My comments: Good explanations of ADU issues. Well done short video. UAD 3.6 requires including details on ADUs.

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Fannie Mae’s Selling Guide Updates

By on November 14, 2025   /   appraisal business, bias, Fannie, UAD 3.6   /   Leave a comment
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Newz: Fannie Mae’s Selling Guide Updates, Appraisers and Certainty in Mortgage Lending

November 14, 2025

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

  • LIA: Conflicting Assignments and Professional Ethics
  • Beyond Terminology: What Fannie Mae’s Selling Guide Updates Mean for Appraisers
  • Genius’ Midcentury Modern Home Designed by Jimi Hendrix’s Studio Architect Lists in Woodstock for $3.5 Million
  • App-solutely Clueless: When Sales Tries to School Appraisers
  • Trump Defends 50-Year Mortgage Plan as ‘Not a Big Deal’ After Furious Backlash
  • The Strategic Advantage of Certainty in Mortgage Lending What it means for appraisals
  • MBA: Mortgage applications increased 0.6 percent from one week earlier

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Changes to Fannie Selling Guide dated April 15, 2014

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Beyond Terminology: What Fannie Mae’s Selling Guide Updates Mean for Appraisers

by Scott DiBiasio, Director of Government Affairs, Appraisal Institute

Excerpts: Fannie Mae recently issued important updates to its Selling Guide that may look like technical revisions but have significant implications for appraisers, consumers, and the valuation profession. The most visible changes involve the retirement of the term “appraisal waiver” in favor of “value acceptance” and adjustments to the Reconsideration of Value (ROV) process. Together, these changes reflect the GSEs’ modernization priorities—but also highlight the ongoing tension between efficiency and transparency.

From “Appraisal Waiver” to “Value Acceptance”

Fannie Mae has decided to eliminate the term “appraisal waiver” from the Selling Guide, replacing it entirely with “value acceptance.” Even the parenthetical “(appraisal waiver)” has been removed. The stated goal is to unify industry language and create consistency across the valuation spectrum.

That may sound harmless, but let’s be clear: the average consumer is not going to recognize that “value acceptance” means their lender has waived an appraisal altogether. That lack of clarity undermines transparency at a critical stage of the lending process.

The Appraisal Institute (AI) will absolutely continue to call these products what they are: appraisal waivers. Language matters. Consumers and appraisers alike deserve accuracy, not euphemisms, when it comes to understanding whether an independent appraisal has been performed.

Why This Matters for Appraisers

Taken together, the Selling Guide updates and the expansion of waiver-based models point to several key takeaways:

1. Language shapes perception. If consumers don’t recognize that value acceptance is an appraisal waiver, transparency suffers. That’s why AI will continue to call these products by their true name.

2. Efficiency is not clarity. Simplifying disclosures may ease compliance for lenders, but it risks reducing borrower awareness of their rights.

3. Modernization is accelerating. With waivers, UPDs, and hybrid appraisals expanding, appraisers must adapt their skills to remain at the center of the valuation process.

4. Incursion is real. Regulators, property data collectors, and third-party vendors are positioning themselves between appraisers and their clients. The profession cannot afford to cede ground.

To read more, Click Here

My comments: I had never read about what is discussed in this article. I don’t always read the Fannie Selling Guide Updates. Now I know why it is important.

When I wrote my article on Appraisal Regulatory Chaos in the monthly Appraisal Today newsletter, Scott let me include excerpts from what he has written about it plus sent me new information. This article has a few “promotional” comments about AI and classes, but well worth reading.

Read more!! →

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Appraisers – Disclose When You Did Not Do the Inspection 

By on November 7, 2025   /   AMCs, appraisal, Appraisal fees, UAD 3.6   /   Leave a comment
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Newz: 24 Hour Appraisal, Disclose When Some One Else Did the Inspection

November 7, 2025

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

  • LIA AD: When a Property Owner Wants to Do the Appraiser’s Job
  • The Hazards of Signing a URAR When Another Person Conducts the Inspection
  • Honolulu Diamond Head Estate for $34,000,000
  • The 24-Hour Appraisal Funded by Appraisers
  • How Policy, Data, and Technology Are Reshaping Lending and Valuation: MBA 2025 Recap
  • MBA: Mortgage applications decreased 1.9 percent from one week earlier

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The Hazards of Signing a URAR When Another Person Conducts the Inspection

By Dan Bradley

Excerpts: When using the Uniform Residential Appraisal Report (URAR) to report the results of an appraisal, the appraiser’s signature on the report is not merely a formality, it is a certification. By affixing his or her signature, the appraiser is certifying to (among other things) having personally made an interior and exterior inspection of the subject property.

Clients, AMCs, and state regulatory agencies are reporting that appraisers are increasingly delegating their inspection responsibilities to others yet are signing the URAR certifying they made a personal inspection.

What are the risks if an appraiser signs a URAR report certifying an interior and exterior inspection that was actually conducted by someone else?

Conclusion

Signing a URAR appraisal report that states the appraiser personally inspected the property, when in fact another party performed the inspection, is a serious liability risk. USPAP permits an appraiser to value a property that they did not make an interior and exterior inspection.

However, USPAP does not allow an appraiser to communicate a misleading report. A report that falsely indicates that an individual made an inspection of a property when in fact they did not is misleading, and could result in disciplinary action, civil liability, or other negative consequences.

To read more, Click Here

My comments: Good reminder, especially with the use by the GSEs of alternative valuation methods. Of course, you know nothing about the qualifications of the person doing the inspection. The article did not specifically address UAD 3.6, but I assume it would have the same certification section and requirements.

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Fannie: Inspection and Reporting Tips UAD 3.6

By on October 31, 2025   /   adjustments, appraisal how to, real estate market, UAD 3.6   /   Leave a comment
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Newz: Fannie: Inspection and Reporting Tips UAD 3.6, Appraising Haunted Houses

October 31, 2025

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

  • LIA AD: Legal Request for Old Appraisal
  • Inspection and Reporting Tips for Appraiser Uniform Appraisal Dataset (UAD) Specification Issued by Fannie Mae and Freddie Mac
  • Penthouse One – 3 Story in Florida listed for $47,500,000
  • “No Name” Licenses, No Accountability: From Highways to Housing
  • Appraising Haunted Houses
  • Foolish Mortals or Bargain Buyers: 1 in 2 Americans Would Buy a ‘Haunted’ House for the Right Price
  • Mortgage applications increased 7.1 percent from one week earlier

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Uniform Appraisal Dataset (UAD) Specification Issued by Fannie Mae and Freddie Mac

Document Version 1.0

October 21, 2025

Excerpts: Navigating changes to the appraisal process can be complex – make the transition to the Uniform Appraisal Dataset (UAD) 3.6 easier with the new Inspection and Reporting Tips for Appraisers guide. This resource clarifies key differences between the new Uniform Residential Appraisal Report (URAR) and legacy UAD 2.6 forms, providing the information you need when researching or physically inspecting a property.

The purpose of this document is to assist the appraiser by highlighting the notable differences between UAD 3.6 and UAD 2.6, and direct the appraiser to appropriate section(s) in the Uniform Residential Appraisal Report (URAR) Reference Guide on the Fannie Mae and Freddie Mac UAD web pages.

The document offers tips for different sections within the URAR that may be helpful to an individual who is completing various aspects of an appraisal assignment.

• Inspection Tips: When physically inspecting the property, or

• Reporting Tips: When researching and completing the URAR, including new information that may require research from a website, the homeowner, or other source.

Items to Note:

• When there are no material differences between UAD 3.6 and UAD 2.6 with respect to

information collected, those URAR sections are omitted from this document. For example, the

information collected for “Assignment Information” is not included below because it’s very similar between UAD 3.6 and UAD 2.6.

• Review the URAR Reference Guide chapters 22 through 24 to understand the dynamic nature of the grids (Sales Comparison, Rental Comparison, GRM Comparison).

To access the Inspection and Reporting Tips for Appraisers resource, Click Here.

My comments: Worth reading. The only document I have read that compares UAD 2.6 (current form reports) and UAD 3.6 in specific fields. Uses tables that make it easier to understand. Refers to F-1, the document that contains information on fields. Hopefully, when you are doing UAD 3.6 Reports, your software will pull in the relevant sections from F-1.

I have written 6 articles on UAD 3.6 in my paid monthly newsletter, including a list of what has changed on each page of the sample SFR1 (Single Family) report. The November newsletter includes an update on software vendors and where to get demos. None have completed their UAD 3.6 software, including verification by GSEs.

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Appraisal Adjustments Tips

By on October 23, 2025   /   adjustments, new appraisers, trainees, UAD 3.6   /   Leave a comment
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Newz: California College offers Appraiser Training, Appraiser Adjustments

October 24, 2025

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

  • LIA AD: Can an Attorney Really Force Me to Testify?
  • How to Defend Adjustments in Appraisal Reports By Jo Traut
  • Monumental Hollywood Hills Megamansion That Took 10 Years To Complete Is Listed for $125 Million
  • West Los Angeles Community College Launches More Accessible Home Appraiser Training Program
  • Flooded With Change: Appraisers Tackle a Dynamic URAR and UAD 3.6 by Isaac Peck
  • Mortgage Rates Won’t Fall Below 6% Anytime Soon, Top Economist Says in Grim Forecast
  • Mortgage applications decreased 0.3 percent from one week earlier

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Why AI Can’t Replace Appraisers

By on October 3, 2025   /   AI, appraisal business, UAD 3.6   /   Leave a comment
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Newz: Why AI Can’t Replace Appraisers,
Value: Absolute or Relative?

October 3, 2025

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

  • LIA AD: Weather Impact
  • Five Reasons AI Cannot Replace Real Estate Appraisers, By Timothy Andersen
  • Malibu (CA) Waterfront Home for $110,000,000
  • How Bureaucratic Overreach Turned Real Estate Appraisers into Scapegoats
  • September 2025 Housing Market Updates for Appraisers
  • Value: Relatively Absolute or Absolutely Relative?, By Brent Bowen
  • Mortgage applications decreased 12.7 percent from one week earlier

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Five Reasons AI Cannot Replace Real Estate Appraisers

by Timothy Andersen

Excerpts:

QUESTION: When I got involved in real estate appraisal, nobody ever told me about AI, UAD 3.6, AVMs, and all the changes that would take place. I can’t keep up with these changes and the changes I will have to make to the way I appraise and report those appraisals. Please tell me there is some good news out there about the way I have chosen to make a living! Is there any such news?

RESPONSE: Traditionally, when there were questions of real property value, the party with the questions called a real property appraiser to answer them. Real estate appraisers are professionals who estimate the value of properties like homes or land. They are trained, licensed experts who visit properties, study local markets, and follow ethical rules to make fair valuations. Lately, artificial intelligence (AI) and computer models called Automated Valuation Models (AVMs) are helping estimate property values, thus possibly decreasing the demand for real estate appraisers.

From your question, you are asking if these innovations in AI are going to take your job. In all candor, AI is going to take some appraisal jobs. But the good news is that, with some upgrading on your part, that should not be a worry.

Reason 1

One reason you’ll get all the credit (or blame) is that humans exercise judgment, follow ethics, and accept responsibility. Algorithms cannot execute these since, to some extent, judgment, responsibility, etc. have an emotional component to them, rather than purely logic or reason. Remember, AI is a tool to help you. In so many ways it cannot replace you (nor was that its design).

Reason 2

One reason you’ll get all the credit (or blame) is that humans exercise judgment, follow ethics, and accept responsibility. Algorithms cannot execute these…

Reason 3

One reason it cannot replace you is simply because AI (i.e., AVMs) struggles with unique or complex houses, especially if those are rural properties…

Conclusion

At this point in the response, you rightly ask, “What does any of this have to do with me!?” That answer is essentially up to you….

To read more, Click Here

My comments: What AI means for your appraisals (and many jobs) can be scary. This article is understandable and comprehensive. Worth reading the details.

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Q3 2025 Fannie Mae Appraiser Update

By on September 26, 2025   /   appraisal business, Fannie, UAD 3.6   /   Leave a comment
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Q3 2025 Fannie Mae Appraiser Update, When Sales are not Comps

September 26, 2025

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

  • LIA AD: When a Property Owner Wants to Do the Appraiser’s Job
  • Q3 2025 Fannie Mae Appraiser Update
  • 14 Mile Island House: $10.8 Million Historical Estate on a Private Island in New York Is Listed for Sale for the First Time in 60 Years
  • It’s the Right Time By Jeff Bradford, Founder and CEO of Bradford Technologies
  • Sales Don’t Always Become Comps By Ryan Lundquist
  • Is Commercial Property Appraisal Right for You?
  • Mortgage applications increased 0.6 percent from one week earlier
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  • Humor for Appraisers

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Q3 2025 Fannie Mae Appraiser Update

Excerpts: In this edition, we share information and resources to help you navigate recently announced changes.

Perhaps the most significant appraisal policy change in recent memory is the launch of the new Uniform Appraisal Dataset (UAD) 3.6. In this edition we continue to unpack UAD 3.6 changes with the Update Report and the Completion Report.

To help with UAD 3.6 implementation, we have created a tool for appraisers to check their reports for UAD 3.6 compliance.

We also review recent Selling Guide changes related to reconsideration of value (ROV). Speaking of the Selling Guide, we provide some tips on how to make the most of this important resource for appraisers and we highlight changes to our ANSI fact sheet.

Topic LIst

  • Restricted Appraisal Update and Completion Reports
  • Comp driveby not required for UAD 3.6
  • UAD 3.6 compliance checker
  • Reconsideration of Value update
  • Stay up to date on Selling Guide changes

My comments: No more driving comps is a big change and is somewhat controversial for appraisers. Will lenders who don’t require UAD 3.6 drop the comp inspection requirement?

To read more, Click Here

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Appraisal Clipboards and UAD 3.6

By on September 19, 2025   /   adjustments, appraisal business, appraisal how to, New URAR, UAD 3.6   /   Leave a comment
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Newz: Concessions, Clipboards in Appraisals?

September 19, 2025

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

    • LIA AD: Protecting My Appraisal Report
    • Robots in Surgery, Clipboards in Appraisals: A Tale of Two Professions
    • Custom Barndominium ‘Like No Other’ With Hobby Farm and Room for Helipad Hits the Market for $12.5 Million
    • Concessions: Sellers are struggling to listen to the market by Ryan Lundquist
    • Do Nearby Home Sales Affect My Home’s Value? By Tom Horn
    • The Short-Term Rental Dilemma by JoAnn Apostol

    • Mortgage applications increased 29.7 percent from  one week earlier

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Dear Clipboard and Measuring Wheel – A Walk Down Memory Lane

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Robots in Surgery, Clipboards in Appraisals:
A Tale of Two Professions

By Tony Pistilli

September 15, 2025

Excerpts: In the distant past, a doctor could build a career practicing medicine in much the same way for decades. But today, with the rapid pace of medical advancement, it means doctors who refuse to adopt new technologies either retire early, find their practices so limited that they cannot effectively compete or fade away into irrelevance.

The technological toolbox available to doctors today is full and growing. Consider just a few of these examples.

Robots allow doctors to perform minimally invasive procedures with greater precision, fewer complications, and faster recovery times. Surgeons control the robot’s every movement, combining human judgment with precision accuracy.

Doctors vs. Real Estate Appraisers

Of course there had to be a correlation to appraisers!  In summary, doctors have largely embraced technology, reshaping their profession and improving outcomes for millions of people around the world.

Contrast that with real estate appraisers.

While doctors are saving lives with robotic tools, appraisers are often still clinging to their clipboards, tape measures and manual data entry. While physicians have adopted telemedicine to expand their reach, many appraisers have resisted bifurcation that could streamline valuation processes and bring more work and ultimately more revenue.

To read more, Click Here

My comments: Interesting analysis. A few years ago, I had major surgery where robotics were used. I was worried, but when I research robotics I found out that they can work very well. And that the robots were not doing the surgery! My surgeon determined what the robots did by the surgeon manipulating the surgical instruments in an external device to do the surgery.

UAD 3.6 is coming. Using a tablet app in the field to collect data can really help. What if you don’t want to use an app and want to use a clipboard? I spoke with a software vendor recently who will have paper check lists of what data and photos are needed when using a clipboard.

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Paired Sales Analysis

By on September 12, 2025   /   adjustments, appraisal, appraisal business, appraisal forms, appraisal how to, UAD 3.6   /   Leave a comment
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Newz: Paired Sales Analysis, The Last Appraiser,
24 Hour Turn Times?

September 12, 2025

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

  • LIA AD: Why do Claims get Settled?
  • Paired Sales Analysis: Tips and Tools for Appraisers
  • Home on rare stretch of California’s Lost Coast hits market for $11M in Ferndale, CA Some Assembly Required
  • Combining Tools for Appraisals By Brent Bowen
  • The 24-Hour Appraisal Diet: Slim on Time, Light on Credibility
  • A Review of MEIN COMP: The Last Appraiser by Desiree Mehbod
  • Mortgage applications decreased 1.2 percent from one week earlier

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Tools To Support Appraisal Adjustments

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Paired Sales Analysis: Tips and Tools for Appraisers

By Kevin Hecht

Excerpts: As a professional real estate appraiser, you know that paired sales analysis is a reliable and popular method for determining the value of specific property features and providing market-based evidence to support appraisal adjustments.

Though not without challenges, paired sales analysis is a valuable technique to have in your appraisal toolkit. Mastering this method will help you develop more accurate, credible, and defensible appraisals.

Uses

Primarily used in the sales comparison approach, paired sales analysis is particularly useful for estimating the value of unique property attributes such as:

  • Location advantages (corner lots, cul-de-sac positions, or waterfront access)
  • Scenic views or privacy features
  • Property upgrades (pools, finished basements, luxury kitchens)

Importance

For property appraisers, paired sales analysis is an essential tool because it helps ensure that appraisal adjustments are supported by quantitative data. Rather than relying on cost estimates or subjective opinions, you can use actual sales data to support your value conclusions. This evidence strengthens your appraisal’s defensibility and helps you comply with USPAP.

Additional Topics

  • Step-by-Step Methodology of a Paired Sales Analysis
  • Paired Sales Analysis Tips and Best Practices

My comments: Paired sales has been used for decades by appraisers. Now, statistical analysis including graphs is available plus software that can determine adjustments. In the 8/25 issue of this newsletter, an appraiser survey of appraisal adjustments said that paired sales was the number one adjustment method used by appraisers.

I use paired sales for unusual adjustments, such as discussed above. For example, for many years I lived in waterfront homes, which is not unusual in my city. One of my homes was in a small development of similar homes built in the 1940s. Matched paired sales was very easy. Another non tract home built in the 1940s did not have similar homes nearby and paired sales did not work very well there.

To read more, Click Here

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Appraisal Adjustments

By on August 29, 2025   /   adjustments, appraisal how to, FHA, liability, New URAR, UAD, UAD 3.6, USPAP   /   Leave a comment
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Newz: Appraisal Adjustments, How Freddie and Fannie Inflated Home Prices, FHA to Adopt UAD 3.6

August 29, 2025

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

  • LIA AD Navigating Value Revisions in Appraisals
  • Appraisal Adjustments: Types, Methods, and Cheat Sheet Appraisal By Kevin Hecht
  • Inside Artificial Heart Inventor’s $4.8 Million Midcentury Modern Salt Lake City Utah Home
  • Inflated Prices, Taxed to Death, by Jeremy Bagott
  • Can the direction a home faces affect its value? By Ryan Lundquist
  • The Competence to Perform an Assignment, by Timothy C. Andersen, MAI
  • FHA to adopt UAD 3.6
  • MBA: Mortgage applications decreased 0.5 percent from one week earlier

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Time Adjustment Changes for Appraisers

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Appraisal Adjustments: Types, Methods, and Cheat Sheet Appraisal By Kevin Hecht

Excerpts:

Types of Appraisal Adjustments

Appraisal adjustments can take several forms, depending on the property characteristics being compared. Each type of adjustment addresses a different element that may influence value. Below are descriptions of common adjustment categories and their uses, followed by a “cheat sheet” chart with examples.

  • Qualitative Adjustments
  • Quantitative Adjustments
  • Transactional Adjustments
  • Market Conditions Adjustments
  • Property Adjustments
  • Locational Adjustments

Common Methods for Making Appraisal Adjustments

A long list, from matched paired sales to Cost Analysis

Appraiser Survey: What’s Your Go-To Method for Adjustments?

Paired sales/matched pair analysis (Most popular answer!)

“I typically cover rural areas where sales are scarce and there is not enough data for meaningful statistical analysis to be performed. Due to this, paired sales analysis is the most reasonable and defensible analysis position available.”

“I use linear regression to understand market changes and to calculate any necessary market change adjustments.”

“Depends on what item is being adjusted. If it is site or GLA, it is usually a percentage of the per acre or per square foot sales price. Other items are usually paired sales analysis or consideration for depreciated cost.”

To read more, Click Here

My comments: Comprehensive lists and interesting appraiser comments. I quit doing grid dollar adjustments many years ago. A person from our state regulator, speaking at a local appraisal meeting, said they would require support for all adjustments. I started by doing Plus and Minus grid adjustments and then went to “total property comparison” with a value. I do a qualitative analysis comparing the comps.

The only supported dollar adjustments I make are for market conditions and high dollar features such as a fantastic view of the Golden Gate Bridge from very high up a hill.

Inside Artificial Heart Inventor’s $4.8 Million Midcentury Modern Salt Lake City Utah Home

Excerpts: 4 bedrooms, 4.5 baths, 5,447 sq.ft., 0.55 acre lot, built in 1957

The mastermind behind the one-of-a-kind estate was none other than Swiss architect Eduard Dreier, who brought Bauhaus principles to the modernist movements of Utah and Nevada.

Lovingly restored and awarded the Utah Heritage Award for Restoration and Renovation, this 5, 447 sq ft architectural gem blends timeless Dreier elements-exposed steel beams, walls of glass and cantilevered roof line, granite rock walls-with warm modern luxury. The 1,110 sq ft glass-and-steel attached guest house, designed by Dreier protge Brent Groesbeck in 2016, floats above the main home, expanding living where entertaining is elevated to an art form.

To read more, Click Here

To see the listing with 43 photos and a video tour, Click Here

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