What Do You Consider To Be Data Sources And Verification Sources?

[Artemis Fowl]

I have collected the data, contacted the principal, analyzed the results and come to the conclusion that you just don't get it.

See now you've gone and made me quote myself...

 

[residentialguy]

"The appraiser MUST verify..."
"If the sale cannot be verified..."

I know you hang your hat on the word MUST...
Can you at least be open to the idea that in the above statement, MUST is not really MUST?
What does MUST mean to you?

It says exactly what I do. I always try to contact both agents. If I couldn't, (which was rare) I either didn't use it as a comp or I used it and disclosed that I attempted but was unable to contact them and used it with less weight as a supporting comp (comp 4, 5, 6 etc).That is what MUST means. It falls directly in line and supported by what is stated. I violate no standards.
Tres falls in line with what MUST means, as well. He doesn't use it if not verified.

Your stance of "I don't verify" does NOT fall in line at all with MUST verify

You seem to think that sitting home jobless is the same thing as a someone with a sales job just because a guy wasn't able to sell something on a couple of the days he went to work.

 

[TRESinc]

You can't trust them but call them to verify?

Falsus in uno, falsus in omnibus

i am not calling in the hopes that they will suddenly be honest about their listings, i am calling to verify what they said about the listing, such as the finished basement example i gave. big difference.

​

"The appraiser MUST verify..."
"If the sale cannot be verified..."

I know you hang your hat on the word MUST...
Can you at least be open to the idea that in the above statement, MUST is not really MUST?
What does MUST mean to you?



I don't understand why any appraiser should feel antagonized by my opinions....
They are just my opinions....

What I don't understand is why you have a position that ALL appraisers MUST verify....
And yet you've admitted that YOU haven't always been able to VERIFY every sale you employ as a comp.....
Granted, you include a CYA statement stating such....

But what is curious to me is that you are willing to violate your OWN personal standards of "verifying" sales.....
Because "verifying" is so stinking important to determine the real sale price....

To someone like me, your attempt to verify sales and employ sales that you weren't able to verify, may seem like overkill....
But to a purist such as TRES, you have cut corners....
You employed an unverified sale....

do you have even the slightest understanding of the term "due diligence"? it certainly doesn't seem so.

please, for all of our benefit, tell us exactly when doing what you are supposed to do, and in turn certifying that you are, was labeled as being a "purist"? to me it sounds like you earned that "skippy" title in spades.

 

[TRESinc]

1234567890

 

[Ariba]

It says exactly what I do. I always try to contact both agents. If I couldn't, (which was rare) I either didn't use it as a comp or I used it and disclosed that I attempted but was unable to contact them and used it with less weight as a supporting comp (comp 4, 5, 6 etc)

Why stop there, why not analyze the sales contract for each comparable sale? How do you even manage to get the buyers agent phone number for every sale?

 

[residentialguy]

Why stop there, why not analyze the sales contract for each comparable sale? How do you even manage to get the buyers agent phone number for every sale?

Both agents are listed on the MLS after sale. Does your MLS not do that?

If you can get ahold of the actual Contract then great, take a look at it. Appraisers are required to analyze the sale. When you analyze something it means go through it and find out what affected that price. What conditions did that price come to fruition? And if any of those conditions differ from the conditions stated in market value, how did it affect the price? A typical motivations, stimulus, concessions, special financing, etcetera... These things can have a great effect on price.

 

[Ariba]

Both agents are listed on the MLS after sale. Does your MLS not do that?

No. I bet there are not many MLS's that do so. But my apology. However, on the other hand how much detail does an active agent remember of a sale that occurred 4-7 months ago? I doubt very much. Do you even remember the appraisal you did 4-6 weeks ago.

 

[Artemis Fowl]

Let's just take the opposing position to it's logical conclusion:
Signed certifications are meaningless because they are stupid. Therefore, might as well just disregard all of 'em.
Did inspect? Who the frick cares.
Most similar sales? Who the frick cares.
Factors impacting value? Sure why not...as far as you know...who the frick cares.

Lying to clients doesn't seem to be much problem for some here so don't get all uppity when someone calls you SKIPPY...because you are. Your reports are WORTHLESS to the client...just because they haven't figured it out yet doesn't mean they don't care either. The value in our service is contained within those certs.

 

[DTB]

i am not calling in the hopes that they will suddenly be honest about their listings, i am calling to verify what they said about the listing, such as the finished basement example i gave. big difference.

.
.

You seek to verify something with a person that you believe will not be honest?

I don't quite the point of the exercise. What do you do when the listing and the verification differ. Believe the agent then or believe them now?

 

[Artemis Fowl]

You seek to verify something with a person that you believe will not be honest?

I don't quite the point of the exercise. What do you do when the listing and the verification differ. Believe the agent then or believe them now?

We've learned something about that sale already haven't we? All from a simple phone call.

Believe nothing from them now and find someone else to talk to if I just have to use that sale...otherwise I'm thinking of finding a different comp...this one doesn't look so great anymore.