Use Of MLS Photos In Report

[Dstew619]

(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

I've read many comments from a lot of appraisers who pull photos from the MLS. Many comments on this forum when I was searching the website and on other sites. No surveys or anything like that just browsing forums and researching the matter. It actually surprised me how many people said they pull their photos direct from the MLS. I found very little of appraisers saying stuff like I always take my own photos or I always go and see the comps in person. This actual post is the strongest reaction I have seen to appraisers saying they do go on site and take their own photos.

 

[Mr Rex]

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?

Most MLS listings have numerous, typically up to 25 or so photos in addition to the front photo. I take my own photos from the street, but I do "use" the other 24+ photos in development of the appraisal. So MLS data without photos would be a non starter.

 

[hastalavista]

I appreciate the reply.

The requirement for photos is a Scope of Work thing. The Scope of Work needs to fit with the client's engagement/assignment conditions. The appraiser is responsible for determining the appropriate SOW, so a client cannot dictate something that would be inappropriate or contrary to our regulations/ethics.

The requirement for personally driving by the comparables and personally taking a photo is a client-engagement/assignment-condition item. If the appraiser accepts the assignment, then s/he is obligated to include the tasks necessary (such as personally taking the photos of comparables) in the SOW for that assignment.

In the GSE certification, the appraiser affirms that they inspected each comparable at least from the street. As CAN (and others) have said, the appraiser taking a photo of the comparable provides an additional level of confirmation that the appraiser actually inspected the comparable from the street.
I believe that FHA states the appraiser must provide an original photo of the comparable... except in certain situations... then the appraiser can take a photo of, say, the street (not the house itself), include another photo of the improvement, and explain why the appraiser couldn't take a photo directly.

Many clients have incorporated an FHA-like rule for their GSE (Fannie/Freddie) assignments. They can do this; they can add additional requirements as long as they don't contradict with the GSE's minimum requirements.

I do many non-GSE assignments. I'm working on one right now. They'll be no original photos of the comparables; the client doesn't require them and they aren't needed for this assignment.

Based on this and your other post (on building cost products), it sounds like you are doing some product/service development research orientated toward appraisers. This is a good place to "test those waters".

Good luck!

 

[residentialguy]

They'll be no original photos of the comparables

Oh boy...another Skippy

 

[hastalavista]

Oh boy...another Skippy

 

[Elliott]

Why would anyone use those icky MLS photos. I usually drive down the driveway, stop about 75' from the house, get out, set up a tripod and take a crystal clear photo. Never had any problems with dogs or homeowners, they've always been pleasant, many have invited me in for coffee and sweet roll. Once it was getting dark, and the owner, who was an older man, invited me to stay the night rather than drive all the way back in the dark. He apologized, the house only had two bedrooms, and I'd have to sleep with his 18-year old daughter.

 

[CANative]

 

[JTip]

With regards to MLS comp pics are you truly allowed to use them in your report?

I asked this exact question to our PAR/NAR attorney last meeting. As a paying dues/voting member I can use MLS photos, without fear of repercussion, in my reports.

The 1004 form, for example, says "inspect comparable properties from the street" PERIOD. It does NOT say "original photos/color photos/seasonal photos". So in theory, I can provide a black and white MLS photo of the comparable sale and comply with the signed certification (the client may require color or original photos though). Credibility is the signature on the report saying the certification was followed.

I will use MLS photos and I will take original photos. It 100% depends on the scope of work/assignment conditions and fee offered.

 

[TRESinc]

I will use MLS photos and I will take original photos. It 100% depends on the scope of work/assignment conditions and fee offered.

why would the fee have anything to do with it on a 1004 report if you are already driving by the comps? a digital pic costs a few cents at max over the life of a camera and batteries.

 

[CANative]