I would like to see states and possibly FNMA/FHA/VA take a stand on vendor fees for appraisals. A lot of big banks only want to collect the money for you, and pay you later. If the loan doesn't close, many don't ever pay. It is a conflict of interest for the bank/lender to collect the fee from an independent appraiser. This implies pressure to hit a certain value or you don't get paid. The big powers to be should make it a law/rule/whatever that the appraiser/or employee of the appraisal company must collect the fee from the borrower/purchaser/or possibly client.