Where Do You Think "geographic Competency" Begins And Ends?

[Eli]

What does feeling sorry for anyone mean? This poll reflects what the work and conditions about out of geo assignments will likely entail . Did you follow the other geo competence thread to where it led to the discussion of hybrid/desktop appraisals?

This poll allows appraisers to answer the question for what the real world conditions are likely to be. You can respond if you like ( or not)

Yeah. Please respond to the Tennessee appraiser coalition if you are appraising in Tennessee and don’t have a Tennessee license.

 

[J Grant]

The answer to number 1 is clearly NO. But you are introducing variables that are not common (e.g. no access to local MLS).

The answer for number 2 is that competency, including competency with regard to geography, is required for ALL assignments, not just desktops and hybrids. The unanswered question is where is the line between lacking that competency and just not having done the market research yet. So far, no one seems to want to tackle that question.

The variables are there for a reason, because as it stands now, local MLS is not available to out of area appraisers, and tight turn times are present for typical SFR AMC/lender work.

I agree competency is required for all assignments, not just desktop and hybrids.

The unanswered question perhaps needs its own thread, since it is not a stand alone question in either poll. But since you are considerate enough to participate, I will try to answer it :

The unanswered question is where is the line between lacking that competency and just not having done the market research yet.

The line is a moving target and that is why there is no clear answer, it can vary greatly from assignment to assignment and from appraiser to appraiser and from area to area. I am not trying to be evasive, that is the problem behind geo competence as its own entity- one never knows until one is into an assignment, or done with it, if it is possible to accommodate/what impact on results it has. I purposefully in my poll introduced real world conditions, since if given enough time and data, even from a desktop, many feel they might be able to at least do the market research to overcome lack of geo area competence. However, based on current tight turn times/performance scoring etc, it is highly unlikely that kind of time and or data will be present in out of area assignments.

 

[DWiley]

... as it stands now, local MLS is not available to out of area appraisers...

Not so. MLS access is typically not limited to residency. Back in my state investigator days I had access to multiple MLS systems in areas where I was not, and had never been, a resident.

 

[J Grant]

Not so. MLS access is typically not limited to residency. Back in my state investigator days I had access to multiple MLS systems in areas where I was not, and had never been, a resident.

If you were investigating for a state or other agency, perhaps you had special access or no fee to you MLS. Right now, regular appraisers doing regular work do not have access to any or every MLS in any city, state, county or region. Do you think it is realistic they will get access for work in far off areas where they are not a member of local MLS/ how will it happen?

You would agree tight turn times would be present?

 

[J Grant]

Not so. MLS access is typically not limited to residency. Back in my state investigator days I had access to multiple MLS systems in areas where I was not, and had never been, a resident.

MLS access is typically paid subscription membership, not necessarily about residence.

 

[DWiley]

The unanswered question is where is the line between lacking that competency and just not having done the market research yet.

The line is a moving target and that is why there is no clear answer....

I don't see how the target is moving at all. The COMPETENCY RULE requires competency with regard to a geographic area. The Standards Rules require identification of relevant characteristics and analysis of market conditions. Those requirements are fixed for appraisal assignments. I am asking, what the difference is, and I think many of the responses in this thread indicate that you are correct in noting that the difference is not clear. And that is exactly why I am pondering the question. As someone noted, I think many believe they understand and recognize the difference, but no one seems to clearly articulate the difference with supporting logic from existing appraisal standards and texts.

 

[J Grant]

If NO ONE can do it, it might indicate the question is so outside existing appraisal standards and texts that it can not be answered credibly.

How do you separate geo competence, whatever that means for area/ property type from overall competence-it is not possible since they feed off each other, and doing one off assignment research does not make an appraiser "geo competent", it just means they did enough research they felt they could complete the assignment- and results, reaction of local knowledgeable market to the appraisal or a review can afterward show if they were able to complete the assignment competently.

 

[DWiley]

If you were investigating for a state or other agency, perhaps you had special access or no fee to you MLS.

I got no special treatment. I had to do the same thing anyone else would have to do to gain access, and it certainly was not at "no fee to me" For example, in order to obtain access to the MLS in Memphis I had to drive to Memphis and sit in a class given by the local Board of Realtors, just like any other appraiser would have had to do.

My point is that MLS access in other areas is not as difficult to get as you seem to think it is.

 

[DWiley]

If NO ONE can do it, it might indicate the question is so outside existing appraisal standards and texts that it can not be answered credibly.

The requirements noted are from existing appraisal standards. So, arguing that compliance with those requirements is somehow outside existing appraisal standards is just avoiding the issue.

 

[J Grant]

I got no special treatment. I had to do the same thing anyone else would have to do to gain access, and it certainly was not at "no fee to me" For example, in order to obtain access to the MLS in Memphis I had to drive to Memphis and sit in a class given by the local Board of Realtors, just like any other appraiser would have had to do.

My point is that MLS access in other areas is not as difficult to get as you seem to think it is.

And what does that have to do with fast paced assignments in the real world ? If a lender or AMC assigns an appraiser to do an assignment in Memphis and appraiser does not have MLS in Memphis, is that lender or AMC going to give that appraiser time to drive to Memphis and sit in a class and join the board? And who is going to pay for It including the membership, especially if it is a one off assignment and that appraiser can't know if they will have any or many assignments in the Memphis area. Next day the desk appraiser gets an assignment next day in El Paso Texas- the lender or AMC will pay for them /allow time for that appraiser to drive to El Paso and take a class and join that board too?

It is preposterous, why not admit the truth that as it stands now, there is typically no available on demand access to local MLS for an out of area appraiser that might be needed to complete the assignment within a reasonable time frame and cost. Unless each appraiser plans to drive across regions and states and pay to join each MLS in the possibility they get an assignment there...