Supply and Demand

Monday, May 5, 2014

Most everyone has experienced a slowdown recently. Some of us over the last few months, some longer. Volume in the marketplace being where it is, the basic economic theory of supply and demand comes to mind. In the summer of 2013 we were all very busy. Appraisers had the ability to dictate fees, to a certain extent, and often commanded much higher fees. Now that volume has dropped, AMCs and lenders are leveraging what work there is so that appraisers are willing to take a much lower fee for their services.

This week I spent some time speaking with contacts at several AMCs we have done work with for many years. I was informed if I wanted to see work I would have to lower my standard 1004 rate to two-hundred dollars or less. I agree that every business will follow supply and demand but there has to be a cut off line at some point.

Appraisers that work for my company do not get their fees lowered when volume slows down. At the same time, their fees are not raised when volume picks up. We have a good relationship with our appraisers. We keep them busy with a fairly steady pace of work. When the market is busy they dig in and help get the job done. Despite the technological take over and the super-regulation that has become today's marketplace, more companies need to realize this is still a business of relationships. If you are forcing orders to the market for $200 now, what will happen when the market is busy again? Maybe the appraiser charges $450 or more next time.

This will all likely play out in the not so distant future. The AMCs that treat others evenly and fairly will stay in business for the longer term and the solid appraisers who are able to do the same will continue to get work. Appraisers also have to realize that the AMC business model is just that, a business, and as such needs to make a profit and keep its clients happy. That being said, as appraisers we must be even and fair accepting fees and submitting our reports back to the AMCs on time to keep the AMC's clients happy too.

The summer months are nearly upon us, with volume increasing who will you choose to work for?

Have any comments or would you like to submit content of your own? Email comments@appraisalbuzz.com.

Comments

Luke, I had to read your post twice because what you describe is nothing like what I experience appraising in a big major metropolitan market. Either you live in Utopia or you're a secret agent for the AMC's. I'm all for establishing good business relationships but let us not forget, AMC's should be getting paid out of the banks pockets, not ours! We should be compensated for our time! We were when appraising was a free enterprise! No Luke, what appraisers need to realize is that an Appraisers business model is just that, a business model and as such we need to make a profit, to stay in business and keep our clients happy. Appraisers need to consider "all" of their expenses when coming up with a price point for their services otherwise you'll always be living hand to mouth! That's certainly not the goal of banks/AMC's! When the market gets busy we dig in and, raise fees because the additional work and limitations that have been placed on us by everybody else, doesn't allow us to do that much more volume - make that much more profit! We don't have the additional, qualified manpower.

I agree that a cost plus model is best so the appraiser receives a fee and the AMC receives a separate fee. On the other hand there are some AMC's that do not utilize a cost plus but still pay a fair fee. Then there are others which pay a very low fee and will not be in the industry for long. Appraisers need to realize who the good clients are and stick with them. The bad AMC's will not only pay you a low fee thats not worth your time but may also stiff you.

If you want to make a difference with AMCs then be sure and comment on the proposed regulations before June 9th.

http://www.regulations.gov/#!documentDetail;D=CFPB-2014-0006-0001

Also, on average the profession is losing about three percent of licensed and certified appraisers every year. Between 2007 and mid-2013, about 16,200 or 16.5 percent, of appraisers left the profession. Eight percent of the entire appraiser population is over 66 years of age and 50 percent is between 51 and 65. If this trend continues at the current pace, there will be fewer than 70,000 practitioners by the end of the decade. Watch out Banks & AMCs because the appraisers that will be left in a few years will be charging much higher fees. It's just supply and demand.

I won't be in this business any longer by the end of the year. I can no longer afford to put twice the work in at 60% of what is a reasonable fee while volume is falling. I have seven (7) years into commercial real estate appraising. The education requirements (BA or BS), CE (waste of time and money at this point) and my experience can only garner around $50 K per year before taxes if I'm lucky. This whole thing has gone sideways. Yeah, we'll get even when they need us again. And when is that going to be exactly? And for how long?
Never mind. Somebody will probably just create more fake statistical data for an economy "in recovery."

I am 34 years old and I have been an appraiser ever since I graduated from college and I helped my Dad measure houses starting in middle school. It was my intention to follow in my Dad's footsteps and one day have my own appraisal shop, but I'm not. I have saved up a good deal of money over the years. Money that I could use to make that transition, but I don't think it would be a good investment. This career field is fundamentally broken and appraisers, being the way they are, will never come together to make the changes necessary. I just don't know of too many careers where a client can keep coming back to a servicer asking for additional information, analysis, and work without having to pay for it. Especially when it is on nearly every one of them. I can understand every now and then, but it's gotten to the point where I can't write an acceptable appraisal for an AMC on the first pass. It's nearly impossible. I run through their online scanning mechanism and there are usually a few red flags that have to be addressed and once I get that taken care of and get it through their system I then get call backs asking for more stuff. I just can't win and it kills profitability. Between that and not being able to hire trainees to do inspections independently or write appraisals for certified appraiser approval this just isn't a viable business any more. God bless those who have figured out a way to do it, but I want to do something that can actually scale and where I'm not controlled by so few entities who can control what I am paid, the work I get, and how much time I have to spend on each assignment. You can count me out. Instead, I am going to pour that money into a service business like home cleaning, roofing, landscaping, flooring, etc. I think if I take my skills and work ethic and transfer them into one of these areas that I can make it and free myself of many of the flaws found in appraising. It won't be easy, but ultimately I think it will be much more rewarding.

What I see happening in this field is that more and more people that are my age or younger will either leave this career field or not get into it because of the issues I have addressed as well as the previous commenter. This will cause more and more stress on the appraisal system and show itself by longer and longer turn times on appraisals and in the inability to get an appraisal in many areas. Eventually, the mortgage industry as a whole will be forced to find another way to get a valuation for a federally regulated lending transaction, which will open the flood gates for technology companies to expand their product offerings in ways that will eventually replace the appraiser in all but the most complex assignments.

Good luck to ya.

I would like to compliment you on your well said description. Unfortunately this industry will lose someone like you and keep the person that is incompetent or feels that they cannot do something else. Good luck in your endeavors!

If the principals in the article were correct during the so called good times appraisal fees would be double a standard fee based on the fact that they are only 1/2 fee now. This does not even take into account of the lack of fee increases for simple inflation. As I purge my old reports I look briefly look at the orders, I was charging the same amount or more for files in 2005 than I am now. Even last year when things were good I did not get anywhere near double the fee. If we were able to get $800-$1200 per file during the good times it may make up for the extremely low fees in the bad times, but that just does not happen (in my market area any ways). Also keep in mind that during early 2000's a good percentage of the files were paid for at the door, and now I have collection fees. It seems as if all clients any more think we also have to extend them credit, and with no interest. The cost of doing business in this industry has increased greatly and the income has dropped. Typical economics just don't seem to work with this industry. The only way to correct this is for appraisers to work together, and I do not see that happening any time soon.

I have read so much information regarding fee structure it is disheartening. Appraisers need to be appraisers and if they do not know how to do a business valuation on themselves than they should not be appraiser. The bottom line for all parties involved is to make a fair compensation. If an appraiser cannot make what they feel is necessary they need to change careers. If the AMC and lenders find it to be too expensive than they may want to evaluate their business model. The bottom line is supply and demand and the major contributory factor is money. I have raised my fees to meet my business needs. If I am not an appraiser in the near future or the work is not available I need to find a job that compensates me in a fashion that I feel is suitable. The bottom line to all of this is business and the value of one's time.

I've met several appraisers who are working for the reduced fees over the last 6 months. Here is what they have in common: 1) None of them are members of the local MLS systems where they work. (It's too expensive) They get their data from Realtor friends or even just "fudge" it. 2) All of them are part time appraisers who appraise on the side for additional income. 3) Marshall & Swift?? No way- see #1. 4) Most will travel great distances to get their paltry sub 200 dollar fees into counties they know little about. 5) Most know that they are producing sub-standard reports, but rely on the reviewers at the AMC's to make them appear "passable".
I propose that AMC's be liable for damages along with the appraiser in the proportion of the fee that they took. In other words, if the fee to the lender was $500, and the AMC took $250 for themselves, they should be on the hook for 50% of the damages, and 50% of the state fines, penalties and sanctions. Including loss of their license if the appraiser produces a report so bad that he/she loses hers!

I got out 2 years ago and have not looked back. Still following the industry and I can tell you that it has been wonderful not dealing with unrealistic expectations from lenders, demands for additional clarification and new comps, E&O insurance, license updating, paying for CE classes every year, dealing with borrowers and agents. I have to say its nice not working for everyone else. Because every appraiser that subscribes to Appraisal Buzz knows what I am talking about. The profession has too many hands in the appraisers pocket and it no longer is a vialble business for the independent appraiser. Congrats to the politicians they have stripped us down to the bare bones. Someone on here says that the appraiser profession is shrinking by 3% a year. I hope it continues and many more independents jump ship and then they won't have enought qualified appraisers to make loans. Who can make money at 200-300 per appraisal before taxes. Not me.

Having been a full-time appraiser for the past 25 years, I have seen many ups and downs in this business. However, until Dodd/Frank came along, appraising was still a viable profession. Yes, many appraisers jumped ship, which has reduced the "pool" of remaining, qualified professionals that plug along diligently waiting for a recovery of fees. Well, my advice is to STOP WAITING! The time is now people! Appraisers are back in the driver's seat...at least in my area (west coast of Florida). Unfortunately, there are many appraisers that are still sitting around waiting for permission to charge full fees. If you are providing quality appraisals, and not just pumping out substandard reports as fast as possible in order to make a decent salary, then the time is NOW to increase your fees! If everyone was charging $400 for an appraisal, the AMCs would not be able to shop for a lower price. The fact that some appraisers are still doing a regular report for $200 just is crazy! We need to stick together, as mentioned in some prior posts. Also mentioned previously is that the lenders keep adding more to our scope of work (called "scope creeping"), so we should be adding more to our fees. I ask for, and get, $400 for every job...minimum. If it is a difficult one, I get more. In my opinion, we should all be getting $500 for each report, and try to make up for the times where they had us working for peanuts and we had to live on our retirement funds (at least in my case). Our time is now, we need to create a monopoly on appraising!

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