Don: The two appraisers you noted may have taken detailed notes but maybe their representation was inadequate. Like Lee Ann said, "judges and arbitrators need educating."
For example: About 14 months ago, developed an appraisal report on a single family in the Cherokee Heights neighborhood for a conventional purchase. The home was being rented by twenty-somethings and the interior was dark and decorated with "Gothic" design. I had to follow a trail through the home because of all the clothes, trash, etc. that were laying all over the floors (could barely enter some of the rooms). Many of the windows were covered with blankets and sheets(Carolina curtains). The floor around the toilet and tub felt soft and spongy. Other than that, everything I observed appeared average. The exterior was in average condition with the exception of some damaged roof shingles from the result of a fallen tree branch. All that is described above was included with the report. Because I do not go under, go over, turn on, turn off, pick up, put down anything on a conventional loan, I recommended a moisture/termite inspection and roof inspection. I only report what I observe and let the underwriter make the decisions. I always take pictures of damage, etc. I only claim to know enough about construction from an appraiser's point of view and I know nothing of how to fix things. A week or so goes by and the processor for the LO calls and asks me why I did not report on all the damage. I told her I did report what I observed. She says there was a home inspection and that I did not report three quarters of what the home inspector found. The buyer also had hired a contractor to inspect the property and give her an estimate to fix the problems. After I had turned in the report and the loan closes, a contractor tears up the floor in the bathroom and some of the siding off and found the damage to be more extensive than he had estimated before the purchase. I had been told nothing of the home inspection, contractor estimate, etc. The contractor backs out of the job, leaves a torn up floors and exterior and the buyer thinks it's all my fault. I finally get a copy of the home inspection (which the mortgage company had all along) and I could not have seen the damage noted unless I crawled under the house and removed the siding to inspect the sill plates, wall studs, etc. Meanwhile, my orders from the mortgage company comes to a halt. A loan officer calls me and says he just received an email from the v.p. instructing the processors to halt all orders to me. I was never contacted to defend myself. Apparently, the v.p. and the loan officer inspected the property after the contractor had torn up the floor and exterior. Took me almost two months to iron it out with a signed apology from the president of the mortgage company.
I guess my point is I was wrongly accused of not doing my job. I will never forget receiving calls from six or so LO from that mortgage company asking why were orders being halted and of course I had no answer. It was the worst feeling that I have ever had in the sixteen years of appraising.
As for FHA jobs, I always follow the book.
You also may be seeing reports filled out by trainees who inspected the subject without the proper supervision. Some of our local sweatshops have that "get it in, get it out, stop screwing about" attitude. Some folks just do not have any pride in their work. Goes back to whether or not the appraisal industry is considered a professional industry.
Apparently, the appraisal board meeting was interesting yesterday. Had an applicant who used to be an attorney until he was convicted of fraud and embezzelment. The concensus of the board was once the state bar reinstates his license then the appraisal board will reconsider his application. Had an appraiser indicate she inspected the subject. The property owner testified she had never laid eyes on the appraiser who signed the report. The board yanked her licensed.
Sorry for ramble.
