UAD 3.6: No need to drive comp photos

[Vermonter]

It is amazing how many rural appraisals I already see with all MLS comparable sales photos.

Better than half of my comps are MLS photos due to blocked view from the street. Never once been questioned about it.

 

[alebrewer]

Better than half of my comps are MLS photos due to blocked view from the street. Never once been questioned about it.

Do you provide MLS photos along with your blocked view photos? I always took a pic of the mailbox or 'gate', but then included the MLS photo as well...

 

[Vermonter]

Do you provide MLS photos along with your blocked view photos? I always took a pic of the mailbox or 'gate', but then included the MLS photo as well...

Used to do both MLS and originals in the report, but found it was just wasted time. So 1 pic for each comp whether MLS or original. Obviously, disclose/disclaim in the addendum and keep everything in the workfile.

 

[alebrewer]

Used to do both MLS and originals in the report, but found it was just wasted time. So 1 pic for each comp whether MLS or original. Obviously, disclose/disclaim in the addendum and keep everything in the workfile.

If I ever provided a photo where the structure wasn't clearly visible, I ALWAYS got a revision request to provide the MLS photo as well. Not that I would EVER drive down a private road or driveway anyways, there are some parts of north Texas along the OK border that it's just plain unsafe to drive up someone's driveway.

 

[Vermonter]

If I ever provided a photo where the structure wasn't clearly visible, I ALWAYS got a revision request to provide the MLS photo as well. Not that I would EVER drive down a private road or driveway anyways, there are some parts of north Texas along the OK border that it's just plain unsafe to drive up someone's driveway.

Yes this is actually why I stopped adding both to the report. They never looked for the second photo and would get a revision request anyways. Just ended up providing the best pic whichever it was and left the originals in the workfile.

"Due to an obstructed view from the public right of way, some or all comparable sale photos have been utilized from other sources (MLS, assessment records, etc). An original photo of the obstructed view has been retained in the appraisal workfile and available upon request. All comparable sale locations have been visually inspected by the appraiser."

 

[Zoe]

In the market I work, the picture of comp is biggie but what is around the comp is just as important. What is around it can be very important.

 

[Tim Hicks (Texas)]

If I ever provided a photo where the structure wasn't clearly visible, I ALWAYS got a revision request to provide the MLS photo as well. Not that I would EVER drive down a private road or driveway anyways, there are some parts of north Texas along the OK border that it's just plain unsafe to drive up someone's driveway.

I actually had a lender ask last month why I utilized MLS photos for comparable sales. I actually had to comment that the MLS photos were in addition to the appraiser provided photos of drives and trees.

 

[Fernando]

I prefer to use MLS photos at time of listing which is most representative of appeal of the comp.
Then if I use MLS, I can't show proof to lender that I actually drove by it. Lenders don't trust appraisers. Remember that.
Ever since the Great Recession, lenders have put more of our workfile information into the report. More work and no increase in pay.

 

[Tim Hicks (Texas)]

Now if there are kids or the owner in the yard. Then I keep driving and use the MLS photo. One of the appraisal Murphy's laws is that the odds of the owner stepping out onto the porch, front yard or drive increases exponentially as you approach a property and pull out your camera.

 

[Fernando]

Now if there are kids or the owner in the yard. Then I keep driving and use the MLS photo. One of the appraisal Murphy's laws is that the odds of the owner stepping out onto the porch, front yard or drive increases exponentially as you approach a property and pull out your camera.

The odds increases as you get near 5 PM when homeowners get back home.