Geo Competence Part 2

[Mr Rex]

Again its a SOW issue. Your reference to "reviews" has been beaten to death before. Can I do a review on a report you did in your Geographic area and produce credible results? Probably in most cases, but it depends on the SOW and the intended use and user of the "review". The typical AMC "review" is not a Standard 3 review and does not need to be, again SOW, intended use and user.

 

[Meandering]

As it stands now, Lender/ AMC clients do not provide access to local MLS in areas where appraisers are doing desktop or reviewer work for them, what indicates that would change if the work is expanded to other areas of appraising?

Is your point that a poll based on conditions as they exist, which is lack of local MLS access and fast turn times can not be answered out of fear of losing a license? Whereas a poll based on a set of ideal fantasy conditions of unlimited time and data access can be answered with no fear of license loss...perhaps if this poll receives few answers that might be a reason, though popularity/bias towards posters is strong on this board... I tried to post a poll based on real world conditions. Maybe it is not possible to do here or only certain people could do it and get answers.

J,
My board does not require anyone to drive there, or take a test.

Joan posted the other day that she has nationwide MLS access. Eddie, was looking for nationwide MLS access, review that thread. And how hard is it to get a Realtor to give you access to their MLS if you have a company name and tell them you are going to send them a check for taking photos anyway?

As far as imagination, yes, girl, you got it.
but,
perhaps you should stop, and read all the regulations pertaining to Lending, particularly residential lending. And I'm not referring singularly to USPAP. But if you want a USPAP reference, here it is;

Competency Rule

recognition of, and compliance with, laws and regulations that apply to the appraiser or to the assignment.

Lending assignments have to comply with all the laws and regulations, concerning lending assignments, not just "assignment conditions" because surprise, "assignment conditions" are neither laws, nor regulations. Oh and you might want to note, that's not just Federal laws and regulations, as states also have laws and regulations pertaining to appraisal practice.

You can "be afraid" at whatever level you are comfortable with. In appraising we call that "risk", and greater "risk" requires greater "rewards", not less.

.

 

[J Grant]

Again its a SOW issue. Your reference to "reviews" has been beaten to death before. Can I do a review on a report you did in your Geographic area and produce credible results? Probably in most cases, but it depends on the SOW and the intended use and user of the "review". The typical AMC "review" is not a Standard 3 review and does not need to be, again SOW, intended use and user.

That is true, but the poll is what it is, and intended to be answered as it is.

If you believe it never would be possible for companies to assign origination appraisals in far off locations with the appraiser not having access to MLS and /or under time constraints that might not allow for sources /research to be sufficient, then I hope you are right. I have less faith in some of them. They used to send out of area appraisers with no MLS access for assignments ( and some still do ), it was only after vociferous complaints from RE agents and parties that they stopped doing that and to rein it in for regulators etc many impose a 30 or other X mile radius for appraisers ( though they expand it for rural/special assignments)

 

[hastalavista]

Because that is how out of state and out of area reviews and certain other desk assignments are conducted now for national clients. Check with D Wiley or G Hatch or Denis DeSaix/others about that kind of national level out of area work and data MLS access...

In any event the poll is meant to be answered with its set of conditions, as George's poll was answered with it's set of conditions.

Your reference to me in regard to out of state reviews is correct; but the context in regard to this post is 100% incorrect and I think you know better.

I do not opine an opinion of value in my review work.
The SOW of my review work is such that local market knowledge is not required.

You know this because I've said it many times. You may disagree with the SOW I complete my reviews under, but you should know better than to misrepresent it in this post of yours.

 

[DWiley]

Why do you think AMC 's or lenders will provide MLS access for appraisers doing this work from out of area since they dont' provide it (typically) now to appraisers or reviewers for assignments in out of their area/region/ states?
.

When one signs any of the current Fannie Mae forms, one is certifying that, among other things,

11. I am aware of, and have access to the necessary, appropriate and credible public and private data sources, such as multiple listing services, tax assessment records, public land records and other such data sources for the subject's market.

Why do you think this would be changed with any new form that is developed for hybrid work?

 

[J Grant]

Your reference to me in regard to out of state reviews is correct; but the context in regard to this post is 100% incorrect and I think you know better.

I do not opine an opinion of value in my review work.
The SOW of my review work is such that local market knowledge is not required.

You know this because I've said it many times. You may disagree with the SOW I complete my reviews under, but you should know better than to misrepresent it in this post of yours.

D, I did not say , or infer , or mis represent that you offer an opinon of value in your out of area reviews. I alluded to it to indicate to Mr Rex that a precedent for this is in place for out of state appraisers to perform work without local MLS access ( and under tight deadlines in many cases ).

They can, or might expand that precedent of reviewers doing out of state/area to appraisal work regarding value opinions, otherwise, why are they so interested in this topic ...

 

[DWiley]

They can, or might expand that precedent of reviewers doing out of state/area to appraisal work regarding value opinions, otherwise, why are they so interested in this topic ...

There is currently no issue with out of area review work that I am aware of. As has been pointed out, most QC is just that - QC, not STD 3 reviews. So, it is a non-issue for most with regard to review work.

I have stated my primary reason for interest in the topic - fear of unintended consequences for "traditional" work. I see a train wreck coming, and I would like for it be avoided.

 

[hastalavista]

D, I did not say , or infer , or mis represent that you offer an opinon of value in your out of area reviews. I alluded to it to indicate to Mr Rex that a precedent for this is in place for out of state appraisers to perform work without local MLS access ( and under tight deadlines in many cases ).

Really?
The Original Post explaining the purpose of the poll:

This poll is to reflect views on geo competence for the type of work and conditions likely for assignments . A "typical" SFR or condo assignment, with a tight turn time of 24-48 hours, possible lack of access to local MLS, no personal inspection of property or area , The poll is about competency, not licensing. Multiple choices allowed.

The discussion then goes into MLS access in regard to credible desktops, to which Rex says:

Again, why do you jump to the conclusion that the model includes "out of area" appraisers without MLS access are in play at all?

To which you reply:

Because that is how out of state and out of area reviews and certain other desk assignments are conducted now for national clients. Check with D Wiley or G Hatch or Denis DeSaix/others about that kind of national level out of area work and data MLS access...

You are conflating the original topic of your post; "a typical SFR or condo assignment" with tight turn times and possible lack of local MLS, with what I do; which is not a typical SFR or condo assignment. It is a review assignment (much more typical than you may think), and the SOW does not require local MLS or market data.

If you want to add what I do into your poll, that's your business. But don't use it as an example of what you asked about in your poll, because it isn't... and you know it isn't.

 

[Carnivore]

Seems like every time I complete a on-site assignment that I learn something new about the surrounding area. Maybe its just my area changing so fast, maybe not..could be I didn't notice something the last time I rode through the area. Aerial maps are often not up to date. etc etc. Traffic patterns change so what was once relatively low traffic is not even accessing certain major roads without going way out of your way.

Just my thought

 

[hastalavista]

Now, to answer your actual poll question:

This poll is to reflect views on geo competence for the type of work and conditions likely for assignments . A "typical" SFR or condo assignment, with a tight turn time of 24-48 hours, possible lack of access to local MLS, no personal inspection of property or area , The poll is about competency, not licensing. Multiple choices allowed.

(my bold)
If I am not given the opportunity to gather the data necessary for any market, given the SOW requirement, then I'm not going to do the assignment.

But that's the answer every appraiser should give so I don't understand the reason for the poll? Unless you think it may expose some lack of USPAP knowledge?