MLS Comp Photos

[sailorboy]

I have been seeing a lot of MLS photos being used in place of original comp photos and have been calling this a possible USPAP violation because the Appraiser Certification states that all comparables were viewed from the frontal exterior. I cannot see any way to put this violation on the report itself rather than the appraiser that did not take the photos. Usually there is some type of disclaimer stating that "some" of the comp photos may be MLS photos due to people, trees, gates, etc. blocking the home. I understand that some may have had people in the yard but every comp photo? When I can get clear original photos I known this is BS lazy appraisal practice. I guess my question is that I am going to call this out but I cannot figure out how to put the neglegence on the appraisal report rather than the appraiser. Also, am I being too critical in calling this a possible USPAP violation?

 

[Michigan CG]

..........Also, am I being too critical in calling this a possible USPAP violation?

In what section of USPAP do you think this a violation?

 

[Meandering]

Misleading?

If you don't go, and use the MLS photo, say so.
but if you do go and use the MLS photo, say why ~ not boiler plate.

If you use the MLS photo for every comp, we have to wonder if you went to any of them.


.

 

[Thomas Fiehler]

It's not a USPAP violation, but I also have the same problem. What I state is that the appraiser should state why MLS photos are used instead of actual pictures he/sho took since they signed a certification stating they at least viewed the house from the street.

 

[Meandering]

must not use or communicate a report that is known by the appraiser to be misleading or fraudulent;
must not knowingly permit an employee or other person to communicate a misleading or fraudulent report;

 

[sailorboy]

I am calling it a "possible" USPAP violation because of the appraiser has signed that he/she has seen the exterior of the comparables. Possible misleading/untrue statement. Again I am not saying it is a violation but a possible violation because if they did not actually view the exterior, then it would most likely be a violation. I cannot prove that they did not see the exteriors but the evidence points in that direction.

 

[Mr Rex]

Good thing you have a sail for that giant leap.

 

[William K]

I am calling it a "possible" USPAP violation because of the appraiser has signed that he/she has seen the exterior of the comparables. Possible misleading/untrue statement. Again I am not saying it is a violation but a possible violation because if they did not actually view the exterior, then it would most likely be a violation. I cannot prove that they did not see the exteriors but the evidence points in that direction.

If the Appraiser signed a cert that the photos provided were taken by them at the time they viewed the exerior and they were MLS photos then maybe? (maybe the appraiser also takes photos for the MLS)


USPAP doesn't require photos or even an inspection. Assignment conditions may or may not.

 

[sailorboy]

If the Appraiser signed a cert that the photos provided were taken by them at the time they viewed the exerior and they were MLS photos then maybe? (maybe the appraiser also takes photos for the MLS)


USPAP doesn't require photos or even an inspection. Assignment conditions may or may not.

These are all maybe's If they do take photos from the MLS, then disclose it. I understand USPAP does not require any photos. They do require that the report not be misleading.

 

[Mr Rex]

Fannie Mae, the authors/publishers of the form says MLS photos are acceptable. So you are making quite a leap to infer a possible USPAP violation.