Describing neighborhood characteristics

[MARK JOLLIFF]

CYNTHIA, iRON TRIANGL IN RICHMOND? WAS CORNERED BY PIT BULL IN THAT AREA. SAT NEXT TO MY CAR DOOR FOR 20 MINUTES. WON'T DO APPTS THERE UNLESS I GET 7 AM APPT ON SUNDAYS!!1

 

[Couch Potato]

What does crime have to do with Fair Housing?

Gee, I never knew criminals were a protected class under fair housing laws. There are several areas in Orlando where barriers between neighborhoods are not detectable to the average person looking at a map (such as long chain link fences and dead ends that are not marked on the map. There is no reasonable way to explain not using a sale that appears to be adjacent to the rear property line of the subject without discussing the barriers and why they exist. One side has drug dealers and prostitutes on the corners, the other side of the fence does not. Values are very different on each side of the barrier.

Crime rate, like school district, is a neighborhood factor that can affect value and will not normally show on a typical map. It may or may not need to be discussed in the report depending on available sales and location of the subject. Just because some bigoted FHLEA imagines a link between crime and some protected class is no reason not to include relevant data in an appraisal report.

 

[Smokey Bear]

CYNTHIA, iRON TRIANGL IN RICHMOND?

Bingo! If you were cornered by this guy's pit, the poor dog was just waiting to lick you to death, or maybe knock you over with her very waggy tail. Any other pits in that neighborhood, and I'm not getting out of the car either. I don't think I'm going back to that neighborhood. Shootings at noontime? Boarded up houses with lots of in and out activity? It's not worth it.

 

[Katrina Lazenby]

"I will ensure that my appraisals do not contribute to illegal discrimination through subjective or stereotypical assumptions."

You are assuming that everyone connects race and crime! That, in itself, is racist. Why can't you simply tell the truth; give the facts. Does a burned-out car that appears in a photograph bear explanation? Would the presence of the same affect value in a neighborhood? And would that effect need to be explained in case the comps were not subject to exactly the same market conditions? I am new, and I don't know ANYTHING. But my guess would be yes, to all questions.

 

[Dona Roberts]

7 AM is good

After just reading a post on Fannie guidelines, and on adequatetly describing neighborhood characteristics, and also in not basing the lending decision on racial factors, I need to describe a ghetto nieghborhood with boarded up houses, burglar bars, lots of people going in and out of the boarded up houses , high crime area, ain't no way I'm taking comp pix in THIS neighborhood.

So how do you describe ghetto without getting into those areas that might be considered redlining?

When I have to take comp photos in "Crime Hills", I go at 7AM-usually pretty quiet, LOL-after that, I take my husband

 

[Dona Roberts]

Race

"I will ensure that my appraisals do not contribute to illegal discrimination through subjective or stereotypical assumptions."

You are assuming that everyone connects race and crime! That, in itself, is racist. Why can't you simply tell the truth; give the facts. Does a burned-out car that appears in a photograph bear explanation? Would the presence of the same affect value in a neighborhood? And would that effect need to be explained in case the comps were not subject to exactly the same market conditions? I am new, and I don't know ANYTHING. But my guess would be yes, to all questions.

Who was bringing up ethnicity?

 

[Katrina Lazenby]

Okay--we can pretend that's not what we're talking about. But at least Mr. Hatch acknowledged the scenario everyone fears:

Think of it this way: if you were a minority borrower (and sooner or later we're all minorities) and you were turned down for a loan, it would be human nature to be looking through your copy of the appraisal report and whatever other dopcumatation available in the loan file to see if there are any indications of discrimination. What would you think if you saw the following sentence in the appraisal report:

"The subject property is located in a high crime area evidenced by a high incidence of gang related grafitti, bullet holes, chalk outlines and crack houses".

Would not some people conclude that such a description of the personal characteristics of the residents of that neighborhood might have figured into the decision by the lender to deny them credit?

I am NOT saying that appraisers are racist---quite the contrary! What I AM saying is that ignoring facts or eliminating descriptions that belong in an appraisal just to forestall any "appearance" of discrimination is, in itself, a form of discrimination. Honesty is always the best policy.

 

[glenn walker]

I am a Ghetto expert " this is not correct this is an average neighborhood now let me tell you what happens to appraisers in Los Angeles California who report Bars, Crack houses, Graffitti ect under neighborhood description..... YOU LOSE YOUR LICENCE AND GET SUED BY EVERYONE INCLUDING THE NICE FOLKS WHO GAVE YOU THE LICENCE..GOT THAT , Remember the area is not a ghetto, thats your opinion , to the person living there its their home, to the person buying its going to be their home, its an average neighborhood , got that Average is the word, no body would ever be able to buy or sell a home in thses neighborhoods if appraisers started describing them as Ghettos otherwise you better get a lot of E & O insurance because once the buyer and seller and lender say you redlined the neighborhood you are dead meat, average is just what it means and to 1 million folks in my area you calling it a ghetto is not good, hope i was of help to you , Oh the Bars on the windows do need quick release latches, as for graffitti thats "art" "AVERAGE NEIGHBORHOOD"

 

[MattCaffrey]

Based on my experience, the prevailing theme of replies, based on George's template is the best approach.

Came to read this thread because I need to describe a doozy of neighborhood. Have been doing Jersey City for nearly 15 years, but this one's gonna be a writing assignment.

3-row houses, the middle one is the subject. 2-family with store underneath. The house on one side is an abandoned shell with brickwork falling off in spots. The house on the other side is occupied. On either side, right to the street corner, are debris-filled vacant lots. Sprinkle a dose of inner-city charm over the top. I usually have plenty of fortitude, but even I questioned the wisdom of turning the car off and getting out. (Til I noticed the unmarked utility van parked on the block with 2-men sitting in it. allright! I got backup)

The subject? Well, the interior is a nicely renovated with inviting decor. There is pride of ownership and appears well maintained.

It's this kind of explanatory writing that makes appraising interesting to me. The comps and the value will take care of themselves. I'm not posting any actual report comments here, just saying that having the reader agree with my observations in which everything equates on a typical / average playing field for this locale, is my goal.

 

[jim mcardle]

Just an idea if you are finding yourself often in these "average artsy" neighborhoods....buy yourself a Ford Crown Vic or Chevy Impala...do your best to dress like a detective (cop) and act like you belong...once i start taking pics bangers usually leave at a pretty quick pace....i am a cop in chicago and lucky for me my backup is Smith & Wesson