Flood Zone

[NC Appraising]

If anyone is bored and wanna have some fun testing this theory....

Find a property on acerage where the dwelling is not in the flood zone but a good portion of the site is.

I use alamode, which uses corelogic for their mapping software.

Bring up a flood map in your software...the Balloon for the subject property will be on the dwelling. The results will say X.

now do it again, but move the subject Balloon to the section of the site that is located in the flood zone. It will now say AE.


Fwiw, I took a class that was put on by the Atlanta HOC. The head reviewer for HUD is aware of this problem and has displined several appraisers for this exact issue.

He said that the appraisers actually included a flood map that showed the site was in the flood zone but still marked no. (Software automatically checks it...no..)


*the new UAD 3.6 IS DIFFERANT. it remove 90% of the language from the old URAR.

Wonder why???

 

[TerryRohrer]

If anyone is bored and wanna have some fun testing this theory....

Find a property on acerage where the dwelling is not in the flood zone but a good portion of the site is.

I use alamode, which uses corelogic for their mapping software.

Bring up a flood map in your software...the Ballon for the subject property will be on the dwelling. The results will say X.

now do it again, but move the subject Ballon to the section of the site that is located in the flood zone. It will now say AE.


Fwiw, I took a class that was put on by the Atlanta HOC. The head reviewer for HUD is aware of this problem and has displined several appraisers for this exact issue.

Well, there are two scenarios in your example. "This exact issue" doesn't even hint at what appraisers may have been disciplined for. But on a practical level, some of the stupidest, laziest people on the planet work for government agencies. So only those who don't believe they understand what they are doing should fear any actions by a government employee.

 

[NC Appraising]

Well, there are two scenarios in your example. "This exact issue" doesn't even hint at what appraisers may have been disciplined for. But on a practical level, some of the stupidest, laziest people on the planet work for government agencies. So only those who don't believe they understand what they are doing should fear any actions by a government employee.

Wtf?

 

[TerryRohrer]

Wtf?

Exactly what I was thinking when I was trying to figure out what you said! Glad I'm not the only one who can't decipher it.

 

[NC Appraising]

Exactly what I was thinking when I was trying to figure out what you said! Glad I'm not the only one who can't decipher it.

You were in that class....the one that..

There is always that one in the CE class that gets on everyone's nerves...and drives the class crazy and the teacher mad. The one that corrects the teacher on everything and wants everyone to know how smart they are and is the best appraiser that ever lived.

 

[TerryRohrer]

You were in that class....the one that..

There is always that one in the CE class that gets on everyone's nerves...and drives the class crazy and the teacher mad. The one that corrects the teacher on everything and wants everyone to know how smart they are and is the best appraiser that ever lived.

Just trying to figure out what you said. Maybe there was something in there worth hearing. What did appraisers get disciplined for? What is the "problem" that has been identified? Everyone who has been around for a bit knows that parts of some properties are in the flood plain and parts of the same property are not in the flood plain. Everyone can read the form we fill out and see it asks if any portion of the subject is in the flood plain. You have confirmed those last two points. You did not identify what the "problem" was, nor did you say what appraisers were disciplined for. I guess you are that guy (or girl) who expects everyone to know what you meant, not what you said. I have a wife for that kind of communication!

 

[NC Appraising]

Just trying to figure out what you said. Maybe there was something in there worth hearing. What did appraisers get disciplined for? What is the "problem" that has been identified? Everyone who has been around for a bit knows that parts of some properties are in the flood plain and parts of the same property are not in the flood plain. Everyone can read the form we fill out and see it asks if any portion of the subject is in the flood plain. You have confirmed those last two points. You did not identify what the "problem" was, nor did you say what appraisers were disciplined for. I guess you are that guy (or girl) who expects everyone to know what you meant, not what you said. I have a wife for that kind of communication!

I apologize. I must have missed the memo that I was required to write a book. I post on this forum using my phone....that is why my posts are quick and to the point.

The class was two years ago...the dumb government teacher did not go into detail. Sorry.

He just used the example that I gave...
The flood map showed the site was in the flood zone and the appraiser checked the no box. Simple as that. If you were reviewing the report, what would you think? The appraiser included a flood map clearly showing the site is in the flood zone, but checked no. Had no explanation...

Here are two examples. Same property....
One is what corelogic says. The other one I moved the balloon or whatever you want to call it to the site portion that is located in the flood zone. It magically changes to AE.

 

[TerryRohrer]

I apologize. I must have missed the memo that I was required to write a book. I post on this forum using my phone....that is why my posts are quick and to the point.

The class was two years ago...the dumb government teacher did not go into detail. Sorry.

He just used the example that I gave...
The flood map showed the site was in the flood zone and the appraiser checked the no box. Simple as that. If you were reviewing the report, what would you think? The appraiser included a flood map clearly showing the site is in the flood zone, but checked no. Had no explanation...

Here are two examples. Same property....
One is what corelogic says. The other one I moved the balloon or whatever you want to call it to the site portion that is located in the flood zone. It magically changes to AE.

If your initial post had been clear, you wouldn't have felt the need to revise it. If I saw where the appraiser showed a flood map with part of the site in the floodplain and the form was marked otherwise, I would call it out. But what you are describing isn't particularly surprising. Flood maps were largely developed from aerial photos in an office somewhere. There is a process to amend those flood maps. I helped my father shoot elevations along creeks in the late 1970s to determine if the flood map lines accurately reflected on the ground conditions. That system has been in place since. FEMA records accessible to the public include those updates, and that could explain what you are seeing. But I don't care what CoreLogic certs say. I don't refer to them. I have had lenders provide them to me, including for subjects that were in areas where the flood hazard has never been mapped (see below...the math is not mine). So I let the lender's problem remain the lender's problem and just do my job.

"AI Overview
Yes, there are thousands of communities, particularly in rural, inland, or less populated areas of the United States, that have never been mapped by
FEMA or are covered by outdated, non-detailed maps. While FEMA has mapped about 87% of the country,40% of the continental U.S. remains unmapped or has incomplete data."

 

[OSU Beavers]

I apologize. I must have missed the memo that I was required to write a book. I post on this forum using my phone....that is why my posts are quick and to the point.

The class was two years ago...the dumb government teacher did not go into detail. Sorry.

He just used the example that I gave...
The flood map showed the site was in the flood zone and the appraiser checked the no box. Simple as that. If you were reviewing the report, what would you think? The appraiser included a flood map clearly showing the site is in the flood zone, but checked no. Had no explanation...

Here are two examples. Same property....
One is what corelogic says. The other one I moved the balloon or whatever you want to call it to the site portion that is located in the flood zone. It magically changes to AE.

I always appreciate your clear and detailed posts. Thank you.

 

[sputnam]

1. Tell the lender to read #3 of the URAR
The appraiser has examined the available flood maps that are provided by the Federal Emergency Management Agency (or other data sources) and has noted in this appraisal report whether any portion of the subject site is located in an
identified Special Flood Hazard Area. Because the appraiser is not a surveyor, he or she makes no guarantees, express or implied, regarding this determination.

*it doesn't say corelogic flood determination. Ever find it STRANGE that these do not come with maps???


I hate posting AI, but here goes...

When a lender (or a third-party vendor like CoreLogic) produces a flood certification / flood zone determination for a mortgage application, the federal and industry practice generally focuses on the **location of the improved real estate securing the loan — most importantly the dwelling or structure that is collateral for the loan — and not necessarily the entire raw parcel or site for insurance requirement purposes.

What CoreLogic Flood Certifications Typically Cover​

• Lenders use a Standard Flood Hazard Determination Form (SFHDF) (FEMA Form 086-0-32) to determine flood risk for federal mortgage compliance. This form is required for loans secured by improved real estate (e.g., a house or mobile home) and is what CoreLogic’s flood product automates.
• The purpose of the determination is to identify whether the building or structure securing the mortgage is located in a Special Flood Hazard Area (SFHA), because that drives flood insurance requirements under federal law.
• Many lender-ordered flood certificates report the flood zone based on where the main dwelling sits rather than explicitly mapping every corner of the lot — which means the certificate may show “Not in SFHA” even if portions of the lot extend into a flood zone.

Good point. Appraisers generally appraise the property... including the portion of the site that isn't under the footprint of the improvement.