Use Of MLS Photos In Report

[Dstew619]

With regards to MLS comp pics are you truly allowed to use them in your report? Do you not need permission form the actual photographer or owner of the images? I thought appraisers are supposed to be taking the pics themselves, obviously we can cheat and take from MLS, but isn't that looked down upon and can get you in trouble? To me it seems like every appraiser does this. What if you had access to MLS data at a cheaper cost without photos, would you buy access to it?

 

[Dale Smalley]

No I don't want inferior products. Come up with something good.

 

[Dstew619]

So you always want to see photos on comps and have the ability to save them and use in your report? Do you ever take the pics yourself... isn't that the USPAP requirement?

 

[BRCJR]

So you always want to see photos on comps and have the ability to save them and use in your report? Do you ever take the pics yourself... isn't that the USPAP requirement?

USPAP does not require property visits. Therefore, the USPAP is silent on picture taking.

 

[Pittsburgh Pete]

USPAP doesn't require a host of things that are good practice. Just sayin'!

 

[RSW]

I've did a review on an appraisal where the original appraiser used MLS photos. The problem is, is that the MLS photos were of the wrong houses. The appraiser would have known that had he driven by the comp. in the first place. He got nailed by the FHA.

 

[Dstew619]

I've did a review on an appraisal where the original appraiser used MLS photos. The problem is, is that the MLS photos were of the wrong houses. The appraiser would have known that had he driven by the comp. in the first place. He got nailed by the FHA.

Hmm so it is best practice if an appraiser actually does a drive by and take their own photos over using MLS photos, it however is not a requirement and most appraisers do pull photos of comps from the MLS.

 

[residentialguy]

Hmm so it is best practice if an appraiser actually does a drive by and take their own photos over using MLS photos, it however is not a requirement and most appraisers do pull photos of comps from the MLS.

It is required to go to the comp and inspect it from at least the street distance for a 1004. Since you are there, why wouldn't you take a snap shot for your record & memory? It is required to use your own photos with FHA and many clients, however it is not required by FNMA or USPAP. I always pull MLS photos to look at. I will use them if they are a better representation of the comp, but will always have mine in my file. Sometimes I will use MLS interior photos to help support/explain my adjustments.

 

[CANative]

Hmm so it is best practice if an appraiser actually does a drive by and take their own photos over using MLS photos, it however is not a requirement and most appraisers do pull photos of comps from the MLS.

It's not about the photo. Using your own photo demonstrates that the appraiser has done what he or she certified they did (inspected from the street). It adds another layer of credibility to the work product.

 

[hastalavista]

Hmm so it is best practice if an appraiser actually does a drive by and take their own photos over using MLS photos, it however is not a requirement and most appraisers do pull photos of comps from the MLS.

(my bold)

Just curious: How did you come to the conclusion that "most appraisers" pull photos of comps from the MLS? Is this based on work you've seen, anecdotal from somewhere/someone else, or perhaps some kind of survey/tracking source?

I'm not questioning your opinion on the matter, I'm just wondering what you base that opinion on?

Thanks