MLS photo discussion

[OSU Beavers]

If intended users thought it was necessary for residential appraisers to personally inspect the comparable sales and interview the property owner then they would make that a requirement and would be willing to pay the much higher appraisal fees. But they don't and they won't.

I think Oregon just did? Now that Doug is gone we can't get any feedback

 

[David Beasley]

Lazy. Does your partner bother to get out of the car to shot his comp pics or can we find his sideview mirror in all of them.

I don't get out of my truck, and there are no side mirrors in my comp photos. Maybe read the book on how to operate the zoom on your camera? Or learn how to position your car in front of a comp so that they aren't in the way? I'd be careful calling anyone lazy when you seem to think one has to exit the vehicle to properly photograph a comp. Laziness is not as bad as incompetence IMO.

 

[Richard Carlsen]

For the lurkers. Just think about all of the great information that is missed by not even making an attempt to talk to the buyer by knocking on the door. Not home, leave a card.

When I sold real estate, the watch word was "Buyers are liars." I hear buyers (now home owners) tell me things all of the time when I do inspections that are not correct. Why would I purposefully try to get more incorrect information by talking to the buyers of the comps? Also, a buyer is not considered to be a reliable source of information and must be verified by an independent source. So why ask questions that may not have any relevance to the assignment but once you know it, has to be verified.

It's an appraisal of real property; not a background investigation for a Top Secret Cryptographic clearance.

 

[Michigan CG]

Richard, without interviewing buyers, sellers, lessors and lessees commercial work would not be reliable. I think that in residential interviewing the parties involved adds more credibility to the report.

Who says a buyer is not a reliable source?

Get into divorce work and if I am on the "other" side my report will have interviews with the buyer and seller (in many cases), both Realtors, and sometimes even the neighbors.

 

[Dennis J. Black ASA IFAS]

You say buyers are not credible. They were the one who made the buying decision. They are a GREAT source of information. They can tell you about repairs needed. They can tell you about concessions. They can tell you about renovations. They may have even looked at your other comps and can tell why they paid more for this one. Hell, more often than not they walk me through the place.

We are supposed to rely on market data and the BUYER is the MOST important part of the market.

 

[Mr Rex]

I like to leave part of the side view mirrors of the truck in my photos to show that its my photo. I am considering putting one foot out on the ground to get some exercise, don't want to be considered lazy.:Eyecrazy:

 

[TEL2002]

not a background investigation for a Top Secret Cryptographic clearance.

I used to have one of those!!!!!!!!!!! Its been a few years though.

 

[Offshore]

Must one close the car door when taking a photo? Stand on the street, curb or sidewalk? Leave the car idling? Set the parking brake? Inquiring minds want to know. Rex don't sweat the sidewalk part of the question, if there isn't one, just snap the pic.

 

[josephdifranco]

Checking in with the original poster, is your post being interpreted correctly? You talk about the lack of reliability of MLS photos, which leads me to believe that when you say your partner sees no reason to check the MLS photos, that he is not driving out to the comparables at all.

If thats the case, just add some exclamation points to all the previous posts regarding the idiocy of your partner. Unfortunately, you sign a certification that states you have personally inspected the exterior of all of your comparables.

Best of luck,

 

[Richard Carlsen]

Richard, without interviewing buyers, sellers, lessors and lessees commercial work would not be reliable. I think that in residential interviewing the parties involved adds more credibility to the report.

My comments were made for residential work, which I failed to specify. As far as more credibility, a well written summary report does not need all of this digging if sufficient data is available from the data source which is most likely the MLS.

Who says a buyer is not a reliable source?

Me. And that is my own conclusion based on my own personal anecdotal observations where I have observed that buyers tend to get the details of the purchase fogged up in their memories or just don't want to admit that they paid full price for a property. I just don't trust what they say to be gospel unless it is verified. And usually, I have more than enough data to make a credible appraisal analysis and report.