Revision request from Lender. -remove/replace the term "walking distance".

[sputnam]

"Please review the following update from Freddie Mac regarding certain words and phrases: https://sf.freddiemac.com/articles/...-phrases-for-more-objective-appraisal-reports

Please review the appraisal to remove/replace the term “walking distance”. (Neighborhood Description, page 1)"

Original text: "Walking distance of 5-25 minutes to schools, shopping..."

Correction "Non-driving distance of 5-25 minutes to schools, shopping..."

As others have said... 'walking distance' is different for different people. A very elderly person may not be able to even walk a block. Instead of 'walking distance', what the bias police want to see is 'Schools and shopping are located within 3 miles (or whatever it is) of the subject property.'

 

[Flakey]

I guess the EPA Walkability Index and User Guide and Methodology is useless then. https://www.epa.gov/smartgrowth/national-walkability-index-user-guide-and-methodology

 

[sputnam]

I guess the EPA Walkability Index and User Guide and Methodology is useless then. https://www.epa.gov/smartgrowth/national-walkability-index-user-guide-and-methodology

For the purposes of GSE appraisals.. yep... it's useless. Come on... it's really easy to measure the approximate distance using Google Earth... and just as easy to type... "less than 2 miles" as it is to type... "walking distance".

 

[Flakey]

In my market, distance from downtown is very much a thing. Buyers make decisions based on this and it's quantifiable. I don't use terms like walkability, but I do have to explain the adjustment between .5 and 1.5 miles.

 

[DWiley]

"Independent" from independent fee appraiser no longer exists....

I think you are focusing on the wrong term in the phrase, "independent fee appraiser." Instead of "independent," look at "appraiser."

From USPAP:

one who is expected to perform valuation services competently and in a manner that is independent, impartial, and objective

Would the expectation to be objective not apply to the language used in reports? Is there an objective standard for "walking distance"? And, is it really a huge challenge to cite the actual distance instead?

 

[Zoe]

walking distance is just not kosher. How quick can you remove that terminology? Total is flagging me on certain terms. I either rephrase them or leave them where they are and submit.

Walking distance could be determined by some in ways you don't want them to define "walking distance".

 

[Zoe]

You know the English language is hardest language in the world to learn. I have registered citizen Mexicans working for me at my house. They are decent at English languish.

Avoid English language terms that a person very knowledgeable would understand in English language.

 

[Zoe]

Now some of the Mexicans say speak to this phone what your are saying. They read the response from their cell phone and say okay. I understand. LOL

I do have a bad hillbilly accent, and they don't have a clue on many English language words. Spanish is way easier to learn than English language. All languages are easier to learn than English language.

 

[Zoe]

As far as I know being a hillbilly, I don't know any siblings that married siblings or cousins that married cousins. I do know of some integration between nonblood related families on my relatives.

My point OP is don't throw "walking distance" in your terminology.

"There is such and such near the subject property which is considered a positive influence or negative influence on the subject property real property rights."

 

[Zoe]

You don't appraise people. You appraise real property rights.

You have identified the problem. It is in your realm now.