Freddie Mac vs Appraiser Bias

[DWiley]

It remains that a report cannot be uploaded using standard appraisal software with a trainee signature. I challenge you to try it yourself with standard appraisal software.

Actually, it remains that you are still assuming that all systems work like the ones your clients use, and that is not the case. Those you work with may not allow the upload of a report with a trainee signature, but other systems do allow that, and it happens every day.

Just to make you happy I accepted your challenge. I uploaded a report with a trainee signature to a client's system last night. The report was created using standard forms software. Upon upload, the system fired a message noting the fact that the report was not signed by a certified appraiser along with a warning that if a trainee signed the report the user needed to verify that the trainee had met the state requirements. It did that because that is how the lender designed the system. That was only an informational message; it did not prevent the report from being uploaded.

Uploading systems vary greatly. Some fire messages like the one I got. Some fire no message. Some block the upload completely. That is up to the lender/AMC. While I am not currently doing individual appraisals, I do have friends locally that have firms with trainees, and I thank them for the assist.

I did a little research and I found that apparently at some time in the past Oregon law did not allow trainee signatures. Current Oregon law clearly allows trainee signatures. It could be that your clients' systems were designed under the old law and never updated. Or, it could be that those you deal with just do not allow trainee signatures.

 

[Carnivore]

Lot's of lenders still will not allow a Trainee signature where the Supervisory appraiser indicated "Did not Inspect" This has nothing to do with being able to upload via the lenders portal they choose. it's simply their prerogative. I imagine some portals are tailored that way.

So as I recall my state allows credit for a trainee who did not sign, but indicated some where in the report the Trainee's contribution.

Bottom line is no matter how it works on a particular portal/software there is a way for trainees to get credit. Maybe your state doesn't have that provision.

 

[DWiley]

Maybe your state doesn't have that provision.

I wondered about that, because I found a very old post here (from an Oregon poster who is generally correct about such things) indicating that the law in Oregon did not allow appraiser assistants to sign. But, when I looked up the current law I found this

OAR 161-025-0030 - Appraiser Assistant — Oregon Administrative Rules

OAR Division 25, Scope of Practice and Procedures; Rule 161-025-0030, Appraiser Assistant. Refreshed: 2021-06-08

oregon.public.law

Rule 161-025-0030 Appraiser Assistant​

The appraiser assistant must register with the Board in order to receive experience credit towards obtaining a real estate appraiser license or certificate.

(1) An appraiser assistant must work under the direct supervision of an Oregon certified appraiser.​

(2) The appraiser assistant, before performing an assignment for a supervising appraiser, must have the knowledge and experience to complete the assignment competently.​

(3) All appraisal work completed by an appraiser assistant shall be prepared in compliance with USPAP and these administrative rules.​

(4) An appraiser assistant may assist in the preparation of any and all components of the appraisal.​

(5) An appraiser assistant may sign an appraisal report, provided their supervising appraiser co-signs the appraisal report and accepts full responsibility for the contents of the appraisal report.​

(6) The extent of the assistance provided by an appraiser assistant to a supervising appraiser must be disclosed in the appraisal report as described in OAR 161-025-0025 (Supervising Appraiser (SA))(3)(d).​

 

[Sadie]

Actually, it remains that you are still assuming that all systems work like the ones your clients use, and that is not the case. Those you work with may not allow the upload of a report with a trainee signature, but other systems do allow that, and it happens every day.

Just to make you happy I accepted your challenge. I uploaded a report with a trainee signature to a client's system last night. The report was created using standard forms software. Upon upload, the system fired a message noting the fact that the report was not signed by a certified appraiser along with a warning that if a trainee signed the report the user needed to verify that the trainee had met the state requirements. It did that because that is how the lender designed the system. That was only an informational message; it did not prevent the report from being uploaded.

Uploading systems vary greatly. Some fire messages like the one I got. Some fire no message. Some block the upload completely. That is up to the lender/AMC. While I am not currently doing individual appraisals, I do have friends locally that have firms with trainees, and I thank them for the assist.

I did a little research and I found that apparently at some time in the past Oregon law did not allow trainee signatures. Current Oregon law clearly allows trainee signatures. It could be that your clients' systems were designed under the old law and never updated. Or, it could be that those you deal with just do not allow trainee signatures.

It is not the client that prevents the report from being uploaded.

 

[DWiley]

It is not the client that prevents the report from being uploaded.

Then what is it? As I said, I just did it myself last night.

 

[Carnivore]

DW, It's Somewhere in this NC law/rule, and I could not find it speed reading. It's not that NC won't allow it, its a Lender/AMC Issue

http://www.ncappraisalboard.org/rules/board_rules.pdf

Like you said some Lender Software may or may not allow it. With over 10,000+ lenders I can see this happening.

I do know some AMC's make up there own rules over and above the lender/client. I know you once told me they don't. I found one that did couple of moths ago and I called them out on it. They quickly removed that from all there engagement letters.

 

[Zoe]

DW, It's Somewhere in this NC law/rule, and I could not find it speed reading. It's not that NC won't allow it, its a Lender/AMC Issue

http://www.ncappraisalboard.org/rules/board_rules.pdf

Like you said some Lender Software may or may not allow it. With over 10,000+ lenders I can see this happening.

I do know some AMC's make up there own rules over and above the lender/client. I know you once told me they don't. I found one that did couple of moths ago and I called them out on it. They quickly removed that from all there engagement letters.

DW is likely focused on appraisals more than anything. State laws and individual lender rules can vary. I agree with you. When your considering a huge GSE, they have lawyers and administrative personnel that focus on far more than appraisals. States are same way and lenders are same way. AMC's are same way.

I assume software companies are constantly having to figure out different upload factors that people (different jurisdictions and companies) will accept.

 

[Sadie]

Then what is it? As I said, I just did it myself last night.

Its the appraisal software and how it applies the rules.

 

[DWiley]

Its the appraisal software and how it applies the rules.

Appraisal software is a little vague

Are you saying that your forms software won't allow it? I am not aware of any forms software that would not allow a trainees signature.

Or, are you saying the upload software won't allow it? If this is what you are saying, well, that is what I have been telling you all along. It is the upload software used by the lender/AMC.

 

[Sadie]

Appraisal software is a little vague

Are you saying that your forms software won't allow it? I am not aware of any forms software that would not allow a trainees signature.

Or, are you saying the upload software won't allow it? If this is what you are saying, well, that is what I have been telling you all along. It is the upload software used by the lender/AMC.

ACI does not allow it. Win Total does. Not sure about the others. So no appraisal software is not vague.