Using interior photos from a past appraisal

[Pete Humphrey]

Is there anything wrong with using interior photos from a past appraisal done approx. 6 months ago, if absolutely nothing has changed? The loan officer is accusing me of not inspecting the interior because I used the same interior photos. On the second appraisal, the house was messy, drapes were drawn, and the photos from the first appraisal came out better. Is there any violation of any USPAP or Fannie Mae rule here that I'm unfamiliar with, because he saying his loan didn't close because of my appraisal (even though he has no condition from the lender). He is threatening to report me to the OREA! Is this guy on drugs? I've never heard of such a stupid thing. I'm not even required to take interior photos and the exterior photos are obviously new. I'm so sick of these loan officers. I'm glad the market is slowing down so the natural process of weaning out the freaks and bottom dwellers will evolve!

 

[Tater Salad]

I have done it before with an explanation. I would have disclosed that the photos were taken on a different date, otherwise it would be assumed by most that the photos are as of the date of inspection.

 

[CANative]

Resend it with both sets of photos with dates and an explanation.

 

[Pete Humphrey]

Yes that makes lots of sense. I don't know why I didn't think to do that. But, is this a violation of anything. Can he actually file a complaint over such a silly thing? I told him not to send me any more work. He's a jerk anyway!

 

[Lloyd Bonafide]

If all of your interior photos are from the last appraisal, that does look kind of bad. I would have used at least one or two new interior photos, no matter how bad the house looked, and would have disclosed that some of the photos are not new.

 

[Mike Kennedy]

most certainly the loan didnt close because of OTHER reasons - not interior pix.

if including interior pics (very wise to do to support condition opinions), would also be extremely wise to include CURRENT pics as of the date of re-inspection. In this case u cite merely cosmetic dissarray....... others have intentionally included superior pics / even photos of other houses .....to purposely skew condition. One never knows if one is inspecting at 10am .........and a second appraiser is inspecting same dwelling for the same lender of if a Review Appraiser is doing an interior on the first appraisal from 6 months earlier....at Noon. Whether thats' the case or not - "accurately describe the subject (includes condition) as of the effective date" behooves one to use CURRENT PHOTOS with supporting condition comments.

 

[Joyce Potts]

Why would you do such a silly thing. The photos included in your dated report should reflect the photos you took on that day. Stop trying to make things look nicer than they are. If they had housekeeping issues that day, then so be it. I would think the LO could make the argument you were trying to mislead.

Think it through. Think of the potential liability and act accordingly. IMO

 

[Scott Kibler]

Why would you do such a silly thing. The photos included in your dated report should reflect the photos you took on that day. Stop trying to make things look nicer than they are. If they had housekeeping issues that day, then so be it. I would think the LO could make the argument you were trying to mislead.

Think it through. Think of the potential liability and act accordingly. IMO

Ditto.

Think effective date.

 

[Marcia Langley]

I agree. Interior photos may not be required at all but if they are provided they should be as of the effective date. More so if the SOW requires them.

It would not have hurt to add some for clarity in addition to the ones that came out dark but only with FULL explanation of the different dates.

 

[Mike Garrett RAA]

There is no requirement for interior photos, actually there is no requirement for any photos. Hell, there is no requirement for an inspection either as far as USPAP goes.

What is needed should be covered in the Scope of Work and on the appraisal request. It usually isn't a unilateral decision but rather made in communication with your client.

Do I think interior pics are a good idea? You bet. They can demonstrate condition far better than hundreds of words.