Of course we want to see some for-real examples. Why wouldn't we?
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Nobody has addressed it directly yet in the Data Cancer theme, but that chronic 1%-2% valuation creep has been juiced by the appraisers since forever. And those juiced cookies haven't just been limited to the worst of the worst of appraisers, either.
Most appraisers will already round up when appraising for a sale if the comps are within 1% to as much as 3% of the contract price. Rounding is a standard practice in appraising; and that rounding is usually to the higher number. Tie goes to the runner. I've done it before and my guess is that every appraiser here has done it even if only under limited circumstances. The "rounding up" might even occur more commonly among the reviewers than the appraisers. "I don't completely agree with this number but the difference isn't enough to justify a demand for revision". I've done that as a reviewer before, too.
AVMs can be manipulated by their users to do the same, or the lenders can simply choose to increase the actual LTV on the decision making side. The question that applies is whether or not the AVM users will do that more often or less often than the appraisers.
It's a chicken and egg thing - how can appraisers ( or any person ) provide real examples when a WAIVER is not disclosed on MLS or on a deed? You have suggested calling the RE Agent - as if someone searching comps or putting numbers in a program for statistics has the time to call 30 agents on all 30 sales to find the WAIVERS, assuming the agent even knows or gets back to them.
The assumption that numbers are rounded up if close to a SC price by appraisers is true sometimes but not other times, and normally is only be done when the SC price is within the adjusted value range of the comps
WRT WAIVERS, they might not be 1-2% valuation creep, it might be a 5-8% valuation jump depending - on- who can know, due to lack of disclosure? Which might not be true of all cases, or in some.
It is not about AVM users rounding up more or less often, it is tht the SC price itself, is the value of the property in a WAIVER - as long as it fell within the AVM from FAnie or Freddie - and no disclosure here either, , nobody outside of Fannie and Freddie saw the AVM - how wide was the range? Where was the top end? What comps were used? IDK< and you don't know.
In an appraisal , anyone can read it and challenge it and know the comps and agree or disagree whether it is credible or order a review or new appraisal or use or not use that appraiser again.
This is not the case with a WAIVER. They are untouchable. Nobody can review it, there is nothing to review. The value for the property was from a Sale contract or from a lender estimate and they are immune - they are not held liable for it, the lender is not liable for it , the lender has no buyback obligation ( relieved from reps and warranties )