Virgina REAB and Portal Petition

[DWiley]

Yeah, you're right, I'm No USPAP Guru, I'll leave that to the experts. I'm just one of hundred of dumb appraisers with questions and no answers.

So, its about the "USPAP troubles of conversion," (your words, not mine) but you cannot say what those USPAP troubles are? I thought that would be a softball for someone making such strong accusations.

 

[DWiley]

With AIReady you are not sending an appraisal report. There is no form, no format, no embedded signature, no nothing, EXCEPT a string of data AND even then not all of the data that was in your report.

There is no form in any electronic file. Every file on a computer is a bunch of 1s and 0s that various viewers convert into something we can actually work with. Even that picture of the signature is just a bunch of digits that a viewer converts into an image we recognize.

 

[Carnivore]

Danny,

Currently I am reasonably satisfied with the FNC solution. I at least can cover my butt.

That does not mean I am not going to stop working for a better solution. Frankly they can if they choose fix the problems. I can understand how tough it might be pushing aside the level of arrogance FNC and otheres like Eape & LSI and there parent company First American has towards residential appraisers, etc. Its just something they can not ignore us anymore. The publics perception of lenders and there partners is at the lowest levels seen for decades. It an angry ugly mob out there.

Indeed this is strange way to do business. I see myself as a customer because I indeed PAY to use FNC AIport service. In turn they ignore any reasonable request or concerns I(we) may have. It eventually leads to the current uprising of a reasonably large and verbal group at this forum. We are making noise. More importantly we may have found there achilles heel, that being our very own Appraisal Boards. The boards are just now beginning to listen to appraisers as much a they have in the past listened to big lenders and politicians.

You ask for the possible USPAP issue and I believe I have that answer. I realize this may be seen as a stretch to you, but then many of the answers given by the ASB in Q&A's stretch things to the very limits of sensibility also.
I am only following there example of how things are done.

You know this so I post for the benefit of others. Here is where my concerns begin:

http://commerce.appraisalfoundation.org/html/USPAP2008/USPAP_folder/uspap_foreword/er_conduct_.htm

PREAMBLE
The purpose of the Uniform Standards of Professional Appraisal Practice (USPAP) is to promote and maintain a high level of public trust in appraisal practice by establishing requirements for appraisers. It is essential that appraisers develop and communicate their analyses, opinions, and conclusions to intended users of their services in a manner that is meaningful and not misleading.

http://commerce.appraisalfoundation.org/html/USPAP2008/USPAP_folder/uspap_foreword/er_conduct_.htm

An appraiser must not communicate assignment results in a misleading or fraudulent manner. An appraiser must not use or communicate a misleading or fraudulent report or knowingly permit an employee or other person to communicate a misleading or fraudulent report.

 

[DWiley]

You ask for the possible USPAP issue and I believe I have that answer.

Actually, I asked for someone to demonstrate a USPAP problem with the conversion in the samples I posted. So, if you are going to throw out a generic claim that it is misleading, then back it up by pointing out specifically what is misleading about the way the report was converted?

People keep stating that the problem is so obvious. If it is so obvious why is there so much difficulty in providing a specific example?

 

[Fred]

There is no form in any electronic file. Every file on a computer is a bunch of 1s and 0s that various viewer's convert into something we can actually work with. Even that picture of the signature is just a bunch of digits that a viewer converts into an image we recognize.

That's what I was thinking.

So, if you are going to throw out a generic claim that it is misleading, then back it up by pointing out specifcially what is misleading about the way the report was converted?

You might also point out who was misled? If the client wants the information reformatted for internal use, then isn't the reformatting meaningful and not misleading.

 

[Workbox]

DW, the minute you annouced the FNC had a viewer, that in itsellf was proof of the inquiries, why do you keep going in circle?

 

[DWiley]

the minute you annouced the FNC had a viewer, that in itsellf was proof of the inquiries

I asked for one example of "USPAP troubles of conversion" not "proof of inquiries" - whatever that is.

FNC has had a viewer since the first day AIReady was used. That is how appraisers have been able to preview reports before sending them and clients have been able to read them after receiving them.

The only circle I see is the wagons being circled when I ask those who claim there are obvious problems to point them out using the sample reports. On the one hand there is bold proclaiming of obvious issues, on the other hand no one seems willing or able to back up those claims with specific examples from an AIReady report.

 

[Workbox]

Carnie I would add this to it, http://www.nber.org/chapters/c3208.pdf Go to page 5, paragraph 3. Just as it was back then, it is now. But if you read the whole thing, so many similarities.

DW, at this point, there are over a 100 pages of why, don't play dumb. I am not going to play your circle games. I have houses to see and ventures to wrap up today.

 

[Carnivore]

That's what I was thinking.

You might also point out who was misled? If the client wants the information reformatted for internal use, then isn't the reformatting meaningful and not misleading.

Thinking specifically about the Fannie Mae forms we use, seems it is possible that the client is not aware of the potential to be mislead because they have not actually seen what was originally intended to be sent to compare againts.

Remember the the intended use is to make a lending decision. Could there be another outcome with the re-formatted report.

 

[DWiley]

DW, at this point, there are over a 100 pages of why

Really? I have seen allegations, ad hominems and numerous emotion-fueled posts, but no concrete examples of "why." All I am asking is for one concrete example from the sample reports. Given the venom that has been spewed, one would think this would be very easy. Can these claims be backed up using an actual report or not?

Generic claims of misleading reports, biased results and affecting the lender's decision making have been posted. Well, what is is about the sample report that makes the report misleading or the results biased? What aspect of the AIReady conversion of the sample report would affect the lender's decison about the collateral?

There was also a specific claim about the certification being changed. Simply point out the change for the world to see.

If someone wants to create rules in VA prohibiting electronic files that contain only data, I could not care less. However, when appraisers and users of appraisal services in VA realize that all electronic reports would violate such a rule, I bet they would care - a lot. So will many other folks.

As Mr. Santora said earlier, before drafting a solution one must identify the problem. Before one can identify the problem one must understand the thing creating the alleged problem.