Virgina REAB and Portal Petition

[Oregon Doug]

...
a state can tell a company what they have to do to conduct business within a state. And, if they require an appraiser to do something that is against board policy I believe they can bar a company from doing business within a state...

Don, we're in the same book but maybe not on the same page. I'm talking about the state appraisal boards and individual appraisers only. Not the right of coporations to do business within a state or how they do it.

Appraisal boards only regulate individual appraisers, they have no authority over companies so that the 'restraint of trade' issues I'm talking about involve individual appraisers only.

The State (or the appraisal board) does not have the right, for example, to tell Giant Tin Box Savings and Loan that it can not request a 'comp or value check' from an appraiser but the appraisal board may tell the appraiser how to properly perform one. This is just one of the many areas of disconnect that exist between State Regulation and appraiser board's (subordinate) regulation.

So the real question becomes; What can an appraisal board member do or promote (given the board's limitations) to resolve this issue?

Oregon Doug

 

[McPheeters]

Don, we're in the same book but maybe not on the same page. I'm talking about the state appraisal boards and individual appraisers only. Not the right of coporations to do business within a state or how they do it.

Appraisal boards only regulate individual appraisers, they have no authority over companies so that the 'restraint of trade' issues I'm talking about involve individual appraisers only.

The State (or the appraisal board) does not have the right, for example, to tell Giant Tin Box Savings and Loan that it can not request a 'comp or value check' from an appraiser but the appraisal board may tell the appraiser how to properly perform one. This is just one of the many areas of disconnect that exist between State Regulation and appraiser board's (subordinate) regulation.

So the real question becomes; What can an appraisal board member do or promote (given the board's limitations) to resolve this issue?

Oregon Doug

My first red: Along that vein of thought I offer my response to my second red..... Request the board to make a decision as to weather or not the utilization of these conversion programs by appraisers in compliance with USPAP?

 

[TJSum]

Marcia,

I have talked with many, many appraisers about the issues raised in this thread. It has been truly astounding to me how many appraisers have been uploading reports without looking at what they upload.

Whether it is PDF, AIReady, Lighthouse, or good ol' paper, the appraiser should NEVER transmit it to a client before looking at it.

Just this morning I was looking through a PDF file that I created and noticed that the last sentence in the reconciliation section was gone. These kinds of things can happen with ANY software that converts a native file to some other format.

DW

Yes, this could cause major problems. As stated, when typing up a report on my software, Clickforms, the first thing that happens when clicking on the AI Ready or Lighthouse conversion is a pop up window appears alerting the appraiser which pages, (entire pages) will not convert. They give two options, to cancel the conversion, so one can go back and redo the report into pages that will convert, or the second option is to continue on with the conversion process. If an appraiser would hit continue, and then not look at the actual conversion before sending, many of the pages of the report could be missing.

When I tried using both conversion programs, my main concern was (besides what might happen to them AFTER transmission), that I saw enough changes to the original write up, that I felt one would have to review ones work with a fine tooth comb to catch each and every potential change. And then after doing that feel 100% confident that every change was found, but I never could reach that 100% confidence level no matter how much time was taken, due to the amount of change that did take place. So I had to make a business decision not to use the conversion programs which most likely has cost me work.

My original question still remains, why do clients demand use of their software?

 

[DWiley]

My original question still remains, why do clients demand use of their software?

The primary reason is because it makes processing of the appraisal report much easier for the client.

Each report can be reviewed automatically and potential problem areas can be flagged (for additional human review) very quickly. The "rule set" used for reviews has been developed over a decade, and it is pretty sophisticated.

Clients can also automatically generate production reports, etc. without rekeying data in the appraisal reports.

 

[TJSum]

So it is easier for them to run it through a computerized review process? Does AP do this or does the client?

From what I understand AP is just a delivery setup, so the concern is more with actual AMC's demanding use of the conversion programs. With the AMC's I fear there is too many middleman involved leaving open potential for the reports to be changed in any fashion. From what I read, they do add their invoices, watermarks. etc.

 

[c w d]

Don, we're in the same book but maybe not on the same page. I'm talking about the state appraisal boards and individual appraisers only. Not the right of coporations to do business within a state or how they do it.

Appraisal boards only regulate individual appraisers, they have no authority over companies so that the 'restraint of trade' issues I'm talking about involve individual appraisers only.

The State (or the appraisal board) does not have the right, for example, to tell Giant Tin Box Savings and Loan that it can not request a 'comp or value check' from an appraiser but the appraisal board may tell the appraiser how to properly perform one. This is just one of the many areas of disconnect that exist between State Regulation and appraiser board's (subordinate) regulation.

So the real question becomes; What can an appraisal board member do or promote (given the board's limitations) to resolve this issue?

Oregon Doug

Correct, but the state CAN tell all the appraisers within its jurisdiction "Do not convert appraisals using AIready software/portals as it is not USPAP compliant", if that's the case. And in doing so, the state can tell the corporations to stop requiring appraisers in their state to violate USPAP as a prerequisite to conduct business with them. Or, for federally regulated transaction, the state could send a formal complaint to the OCC, which I would think would carry substantial weight.

 

[DWiley]

Correct, but the state CAN tell all the appraisers within its jurisdiction "Do not convert appraisals using AIready software/portals as it is not USPAP compliant", if that's the case.

I would say that was a pretty big IF at the end of that statement.

When AIReady was developed the ASB was consulted, and the ASB found no USPAP issues. I was not on the ASB at the time, but I was at there when these discussions took place.

 

[McPheeters]

I would say that was a pretty big IF at the end of that statement.

When AIReady was developed the ASB was consulted, and the ASB found no USPAP issues. I was not on the ASB at the time, but I was at there when these discussions took place.

Oh good, then my Board should be prepared to not find any appraiser guilty of USPAP violations, if the report has been sent through Appraisalport.......

 

[Workbox]

Are there in any documentation or minutes on the consultations between the AI/Ready and ASB?

Let's just face it! as PTurner indicated, It/they were developed for one purpose only, "DATA MINING". They are trying to hide behind USPAP which is completely corrupted and by those that control it.

 

[McPheeters]

Are there in any documentation or minutes on the consultations between the AI/Ready and ASB?

Let's just face it! as PTurner indicated, It/they were developed for one purpose only, "DATA MINING". They are trying to hide behind USPAP which is completely corrupted and by those that control it.

My red: This is a good question, I would like to have copies of that consultation.