No more MLS Photos

[Delta85]

Delta-My guess is you use MLS photos for all your work, even the stuff in the 'nice' areas. You are trying to justify to everyone, and yourself, that its okay to use MLS photos, Appraisers Certification be damned.

If you're afraid of getting "assaulted, robbed, or even killed" I suggest you decline assignments in the 'bad areas' and let them go to appraisers who don't mind doing their due diligence.

Some of us even live here and "view the comps" every day when we walk out the door.

Yours is the typical reaction I expect on this forum. So by indicating there are reasonable times I will not get out of my car or go onto private property YOU decide to make the leap that I use all MLS photos all the time? Even though I've said I DRIVE BY THE COMPS AND REPORT WHAT I SEE???

Save it pal. You and all the other heros on this site can walk onto private property snapping photos and climb out of your car and talk to the cast of The Warriors or jump a gated wall all for the purpose of viewing and photographing a comp.

I do my due diligence every day pal. I'm not required to risk my safety or my car in the quest to see a comp.

 

[Delta85]

Criminy, do you jump up on a chair whenever you see a mouse too?

By all means snap a photo on private property without permission. When you are finally arrested one day or beaten by an angry homeowner picture me looking down at you with a smiling "I told you so" look on my face.

You've been lucky up to this point.

 

[Delta85]

If you're afraid of getting "assaulted, robbed, or even killed" I suggest you decline assignments in the 'bad areas' and let them go to appraisers who don't mind doing their due diligence.

Let me repeat this for you. I do my due diligence. I drive by the comps and view them from the street which is what I am required to do. If there is nobody in front I snap the picture. If there are people in front, especially kids, I use an MLS photo and explain why. If the home is not visible from the street I take a picture of the driveway and use an MLS photo and explain why. I'm not required to do anything else.

 

[Delta85]

Some of us even live here and "view the comps" every day when we walk out the door.

I understand now. I hit a sore spot for having the nerve to be politically incorrect and actually point out that some areas are more dangerous than others. Well welcome to reality and stop being so sensative. If you live in those areas you should know better than anyone what goes down. It's not worth it to risk your safety or your car to stop and chat up the neighbors.

 

[Pittsburgh Pete]

Let me repeat this for you. I do my due diligence. I drive by the comps and view them from the street which is what I am required to do. If there is nobody in front I snap the picture. If there are people in front, especially kids, I use an MLS photo and explain why. If the home is not visible from the street I take a picture of the driveway and use an MLS photo and explain why. I'm not required to do anything else.

That says it all!!

 

[Delta85]

That says it all!!

Yes it does and I am not ashamed to say it. Unlike some of the blowhards telling long tales on this forum I'm telling it like it is. If we wait long enough some poster will come along and claim to measure his comps personally. I saw that in a recent thread and had a good laugh.

For a $350 report I won't risk my safety or my car. 99% of the time I get the comp photo no problem. I'm not talking about this as though it happens every day. But I don't sweat photos not seen from the street or comps with people in the way. I view the home if possible, use the MLS photo if need be, and add appropriate comments and move along.

 

[Calvin the Airedale]

I remember a time when it wasn't even necessary to provide comp photos for loans being sold to GSEs.

Again, why did they require them. Because even though they've always had a stipulation that the comps be viewed, too many appraisers were cutting corners and simply not doing it.

Even now it is the lender that most likely will not accept an MLS photo and not fannie or freddie.

There are times when an MLS photo may be preferable to a more recent post closing picture, especially if the buyer has made apparent changes. Such occasions are infrequent, however.

I don't site verify but maybe 10% of my residential comps, and then usually because someone was standing in front, or in the drive, or has seen me stopped and taking notes, or I couldn't see the house from the street so I headed up the drive. It isn't that time consuming, and its a great way to get way to both verify and learn about the market, even in tough neighborhoods.

 

[Calvin the Airedale]

There are two kinds of blowhards on this forum: those who advocate for best practices; and those who advocate for minimum standards.

I know which type PP would rather be known as.

 

[Delta85]

There are two kinds of blowhards on this forum: those who advocate for best practices; and those who advocate for minimum standards.

I know which type PP would rather be known as.

We are not talking about minimum standards. We are talking safety issues. You make it sound like what I am stating is unreasonable. Are we saying that any appraiser who lets a long driveway, gated community, people in the photo, or dangerous area stop them from viewing and photographing a comp is not doing their due diligence? And if so, realistically, how many appraisers on this forum can honestly say they take those extra steps EVERY SINGLE TIME?

Let me put it to you this way, if even once in your appraisal career you decided against taking a photo or getting out of your car for safety or visibility reasons then you are being a hypocrit in this thread. Can you say that has NEVER happened?

Earlier you said you would have no problem going onto private property and snapping a photo without permission. Is that something you'd teach a trainee? That it is ok to break the law as long as you get to see the comp and get the photo? In the grand scheme of things is it really worth it to risk arrest or bodily harm?

What you call best practices I call borderline illegal and/or unnecessary risk taking.

 

[Delta85]

its a great way to get way to both verify and learn about the market, even in tough neighborhoods.

I feel bad for you the day it catches up with you.