Why I Use MLS Photos

[Smokey Bear]

Where did you say you didnt?

Sorry, when did I become obligated to make a statement so someone won't assume the opposite with no facts to support their assumption? The lack of critical thinking skills here is amazing, especially in a profession that is supposed to have them. And this from someone who claims to be defending the profession and the lack of ethics in other appraisers, but seems to lack the skillset required to do an ethical appraisal himself, if he thinks that the illogic he's using is support for anything.

 

[gregb]

What am I missing here? Almost all of the comparables in my home town were featured on MLS caravans where the most active and local appraisers made sure to make an appearance. They are so used to me measuring their listings that the listing agents want to hold the tape. Ay ay ay...next you are going to tell me that when MLS does not have a front photo of the comparable, its cool to use a google or realquest overhead shot.

 

[NC Appraising]

What am I missing here? , its cool to use a google or realquest overhead shot.

Yeah,

Since we are dancing around here with our beer goggles on who say's Google street views are not acceptable?

Do you not "inspect the comp" from the street using Google street view? A car was used to take the GOOGLE PICS.

Can you not "drive-by" and inspect the neighborhood with Google street view?

Fannie Mae guidelines does not specifically say anything about Google, so I guess it's OK. Until Fannie OR taf say's specially that the appraiser must drive by in his physical car, then Google is OK. m2:

 

[NC Appraising]

Sorry, when did I become obligated to make a statement so someone won't assume the opposite with no facts to support their assumption? The lack of critical thinking skills here is amazing, especially in a profession that is supposed to have them. And this from someone who claims to be defending the profession and the lack of ethics in other appraisers, but seems to lack the skillset required to do an ethical appraisal himself, if he thinks that the illogic he's using is support for anything.

You said:

I've been using DataMaster, which can import MLS photos faster than I can copy/paste my photos. And you would turn me in because you make the unsupported ASSumption that if you use an MLS photo, it's because you didn't take your own? I hope your appraisals are better supported than your assumptions here.



Sorry for ASSuming. What, you use your on pics when MLS not not avaliable or is a off season?

 

[VAppraisals]

This argument about comp photo's is ghey.. Also, anyone driving their comps, NOT taking a picture while your there, and using a MLS photo only to gamble on having to explain that in the future, is too stupid to be an appraiser.. Period.

 

[NC Appraising]

This argument about comp photo's is ghey.. Also, anyone driving their comps, NOT taking a picture while your there, and using a MLS photo only to gamble on having to explain that in the future, is too stupid to be an appraiser.. Period.

I love you man!!! :Emoticon_hug: I know we had our past differances, but I feel that we are becoming closer. :laugh:

 

[J Grant]

Are you trying to be Bill Cosby? What should be in your workfile is most likely up to 50 different interpretations. If you are in front of your state board it would be very wise to have original comp photos.

I agree that the workfile is best if it has as much material as possible, MLS sheets, notes of conversations, data etc. Hard to put proof of original photos in it using a digital camera.

RE, yes, an appraiser's signature means they are stating they performed the research and scope of the report. If you guys want to destroy that crediblity you are digging your own graves. The state boards are there to investigate fraud and misleading reports and USPAP violations that affect value, not to question if an appraiser's signature on the report means the appraiser should be believed or not for no other reason than an appraiser got hold of an otherwise good report and decided to challenge it for this reason alone.

If you want to destroy this assumption, then the profession will become a nightmare (more than it already is) For example, you Mich, state many times on the board that you use an assistant. Yet on your reports you sign that you do the research , and I assume disclose the assistant's role, typing reports or calling for verification, whatever their role is. What if anther appraiser gets hold of your report and decides to challenge you on whether your word (Signature) meant what you stated, that you did the analysis and comp selection, and not your assistant? How are you going to prove in court what you did and what your assistant did? And the important question is, why should some random appraiser put you in that position?

What next, a live video cam in everyone's offfice or home office, to provide proof of what they did and who they called when preparing a report? Is that what you want? Do you want live video cams in your car recording your actions, or a GPS tracker to be examined by the client to prove the date of inspection, where you drove, how long you stayed at the subject etc ? (don't laugh, they use GPS trackers in the trucking industry now to time drivers and see where they were, in the old days, the truckers ketp logs, and signed, re, gave their word.)

As the saying goes, be careful what you wish for, you might get it.

 

[Camp1]

COMPARABLE SALES – YOU MUST LOOK AT THEM!​

Most of the new Fannie Mae forms contain language in the certification that the appraiser has inspected the
comparable sales at least from the street. Also, many lenders now require that the appraiser take photographs of
the comparable sales, and may not rely on MLS or other sources for photos of the subject and comparable sales.
Be sure to check the “boilerplate” language in the Scope of Work section and in the certification preprinted on
the appraisal form you are using to report your appraisal. Also, check the appraisal order form for the
assignment to see if you must personally view the comparable sales and include your own photos in the report.
If the appraisal form states that you have viewed the comparables and you have not done so, you must explain
this in the report. If you use photographs of comparables which you did not take yourself, you must note the
source of the photographs on the appraisal report and explain why you did not include your own photos. Failure
to do so results in a misleading appraisal report, since it appears to the reader that you took the photographs in​

the report.

-From the August 2009 NC Appraisal Board Newsletter

 

[JTip]

Who should we hang first?

Those who use an MLS photo in their report or a 'head and shoulders' inspection procured by a camera on a stick?

edit: Providing original comp photos is an assignment condition, not a USPAP requirement.

 

[mark lyons]

The only purpose of using an original photo is to prove to someone you inspected the comp.

Whats the purpose of the cert page then?



95% of the time a MLS photo better represents the subject than my photos. A photo of a driveway going back into the trees shows what to the reader of the report? If i wanted to misrepresent a comps quality or condition what better way than to use a crappy original photo.