• Welcome to AppraisersForum.com, the premier online  community for the discussion of real estate appraisal. Register a free account to be able to post and unlock additional forums and features.

Trianees- Employee or 1099

Status
Not open for further replies.

Jeff Otten

Freshman Member
Joined
Mar 19, 2003
Professional Status
Certified Residential Appraiser
State
Illinois
I have a trainee that has been following me around learning the data gathering aspect and is about ready to go into the feild on inspections. I have talked to some appraiser's who treat a trainee as an independent contractor and 1099 them. However with the new AMC regs and definitions, I was just courious if they will change the status of trainees being independent contractors. Wondering what everyone thinks.
 
If they are trainees, any you are training them, then they are employees. Once they get trained and can do the work without supervision they could be considered IC. Of course you should ask your tax prepared for information also.
 
AMC's have nothing to do with it. It is how they are used and what control do you exert over their schedule and efforts.

This is a question better suited for your state's Dept of Labor and not this forum.
 
Been here, done this. Just trust me.

A trainee is an employee. Slam dunk.

We just heard in Texas that they are going to be cracking down heavily on this.
 
You have an employee, you better have workers comp, GL, commercial auto/business endorsement. If anything happens to them on the job, you better be covered.

No wonder nobody wants a trainee.
 
You control their work hours, they can not work independently, they are an employee.
 
You have an employee.
In California, that requires that Worker's Compensation coverage as well as making the necessary employer tax-payments (to the Fed and State) and unemployment insurance payments.

Even when the trainee advances to licensed appraiser, that by itself (in my state) does not cut the "linkage" of employer-employee. Additional steps should be taken to ensure that there is a true separation.
My state relies on the IRS' guidelines for 1099 status workers. There are 20-items which they use to evaluate the situation; only 1 need apply, and the state/feds can determine the person is an employee and not a contractor.

Look it up on the web: just type in "20-questions for independent contractors".
 
I have a trainee that has been following me around learning the data gathering aspect and is about ready to go into the feild on inspections. I have talked to some appraiser's who treat a trainee as an independent contractor and 1099 them. However with the new AMC regs and definitions, I was just courious if they will change the status of trainees being independent contractors. Wondering what everyone thinks.

This is a tax issue not an AMC issue. Have you issued a 1099 or a W2?
 
Read the rules and you will see there are a few tests that differentiate between an independent contractor and an employee.
Now, make sure the way you and your Trainee interact does not fall under the Employer/Employee rules.
No formal hours, instead:
"Timmy Trainee, I'm going to see 137 Muddy Way at 9:15, do you want to do this job? Ok, you want to go with me?"
--You did not control his hours--
etc
etc
etc
 
Read the rules and you will see there are a few tests that differentiate between an independent contractor and an employee.
Now, make sure the way you and your Trainee interact does not fall under the Employer/Employee rules.
No formal hours, instead:
"Timmy Trainee, I'm going to see 137 Muddy Way at 9:15, do you want to do this job? Ok, you want to go with me?"
--You did not control his hours--
etc
etc
etc

Unfortunately, that suggestion does not work with a trainee if:
A. The trainee is working under the supervision of someone else (in this case, a Certified License Holder), and
B. The Supervisor is certifying that he/she is training/supervising them.

There is no wiggle-room for a trainee-supervisor relationship and trying to call it an independent contractor-relationship.

Trust me. :new_smile-l:

Pay the trainee as an employee. When they upgrade, take specific steps to change the relationship. And, its more than just a wink-wink/nod-nod agreement. Read the 20-item criteria I suggested. You only have to trigger one of those items to have the jurisdiction consider the relationship an employee-employer relationship.

Again, trust me: I went through an audit last year; they examined my records for three years and contacted 14 former employees.
Those that were employees, I paid as employees.
The appraisers (none of them were trainees) were ultimately classified as independent contractors. I knew the rules and followed the regulations. I had my system set-up so there was no question that the appraisers were independent... yet, the state still investigated and their concurrence wasn't "automatic" even though I followed the rules.

I discussed the situation in detail with the investigator. I thought that maybe he didn't understand the "nuance" of the appraisal profession, our licensing requirements, etc., etc.
He knew how fee shops worked as well as I did. He said the reason that the appraisers who worked for me were classified as independent contractors was because (the main items) (a) they were not trainee-licensees, (b) they all had the own clients (which I always encouraged), (c) they worked primarily out of their own home offices, (d) they could reject a job at will, and were under no compulsion to finish a job if they decided not to (obviously, they wouldn't get paid), they set their own appointments, and the only thing they agreed to was a turn-time, which was flexible if the situation changed.
There were a number of other things as well, but those were the big items.
And, remember, the investigator not only interviewed me, but then went out and interviewed the appraisers; some of whom I hadn't seen in several years (the audit was from 2007-2010, or something like that).

I was confident through the process (which lasted about 2-months) that there would be no issues, but it was a bit nerve-racking nonetheless.

And, the audit was triggered not because of complaint against me, but because an argument between one of the appraisers and the appraiser's ex-spouse over alimony; the ex-spouse demanded the W-2s, and the appraiser stated there were no W-2's because the appraiser was an independent contractor. The ex called the state and said that the appraiser was cooking the books to hide income and I was in cahoots.

About 15-years ago, with one of the first trainees I ever took on (and paid her as an employee), she was a lousy appraiser and didn't know the basics. I told her she needed to re-take the basic courses: I could teach her the field-application of the appraisal process, but she needed to get re-educated by a certified course provider because she didn't "get" the fundamentals (and I was in no position to adequately teach her then).
She filed for unemployment; had I not paid her as an employee, my goose would have been cooked.

Trust me: If you are supervising a "trainee", that person is an employee. The consequence of not properly categorizing the status of such an employment-relationship is so punitive, it is simply not worth it.

Good luck.
 
Status
Not open for further replies.
Find a Real Estate Appraiser - Enter Zip Code

Copyright © 2000-, AppraisersForum.com, All Rights Reserved
AppraisersForum.com is proudly hosted by the folks at
AppraiserSites.com
Back
Top