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I recently had the opportunity to attend 'The Five-Star Conference & Expo.' It was my first time attending this conference, and I found it to be very different from others conferences I have attended in the past. Though this conference concentrated on realtors, asset management, and preservation companies, there were several sessions regarding valuations. One topic to note was in regard to the declining number of appraisers and the increasing number of realtors. If the number of appraisers does not start to increase in the next 4-8 years, lenders may start looking to realtors to provide valuation products. Another big issue raised was by lenders, concerning the extended turn times appraisals take when the market is hot and everyone is busy.

As appraisers we need to look to new valuation products for lenders to utilize. There is a lot of talk about evaluations, hybrid appraisals, desktops, etc. There definitely is a need for these types of products. Every situation does not call for it, but where a traditional 1004 / 2055 is not needed a shorter hybrid or desktop can be utilized. A hybrid, depending on the form and scope, may take anywhere from 1hr to 3hrs. Much shorter than completing a full 1004. This in turn would allow appraisers to produce more valuations in a shorter time frame. These types of products are ideal for HELOC and pre-foreclosure situations. Valuation products like this result in an increase in business for appraisers and provides a more stable and thorough product than a BPO, for instance. The price points for these products may not be as high as a 1004, but we must realize less time will be spent completing these. Approximately sixty percent of an appraisers time spent on a 1004 is data entry. This seems counter-productive. As appraisers, we should be used for our skills in analyzing and reconciling the data, not data entry. Why not design a product that concentrates on this rather than pages and pages of data entry? Consider this, a typical 1004 may result a fee of approximately $300 and take four to five hours to complete with field time and data entry which equates to an hourly rate of $60-$80 for an appraiser. A hybrid product would take approximately two hours to complete and see $60-$80 per hour to the appraiser. This would appear to be more efficient for everyone involved resulting in an increase in business to the appraiser and a leaner report with faster turn times to clients.

As the saying goes, the only thing constant is change. In this next generation of appraising, post recession period, we must become a part of the solution by creating new, leaner products, concentrating on the market data is necessary in this ever changing marketplace. Together we can provide better products, better utilize technology in our daily work, and build a better future for ourselves and the industry as a whole.


The reason there are more realtors and less appraisers is the same leders that gripe about having to wait too long or pay too much for an appraisal. We are constantly being regulated and run through the ringer by underwriters who want 8 comps and we have to prove our values 8 ways to Sunday with no MLS photos and tons of narrative.... all for what we made 10 years ago. These lenders want a bulletproof appraisal that guarantees that we have properly valued the property. Then when the value is low they ask what we did wrong? Now we have banks griping that we take too long and there are not enough appraisers. Simply put, if you start off doing this job now and see the pressure and pay, you will likely give up and go sell phones at Sprint to make more money and work less hours. People like me who are certifed cannot use trainees due to lender requirements. You said the solution is to do quicker less involved hybrid appraisal for less time and less money (but the same $60-$80 per hour rate.) That means I would have say 40 hybrid appraisals a month I have to schedule, drive out to, revise, and can get sued for later and make the same money as when I did 25 regular 1004's? Does that sound better or worse to you? I think the 1004 has a lot of waste and we need to provide too much info but the truth is I can give my opinion of value much faster on a smaller form with less comps..... if they trusted us... but they don't and require 6-8 comps to bracket everything down to the garden shed and prove everything with mathematical adjustments. I "appraise" houses I buy and flip with a scant little worksheet and off the cuff opinions of adjustments needed based on my experience. I have NEVER been wrong yet and my houses sell for the estimated value after renovation during the market time I predicted. I plan to get my realtors license and plan to appraise less and flip and sell more as time goes on. Why get beat up if you don't have to. Taking a realtors CE cruise that a title company sponsors sounds more fun than an all day mind numbing USPAP seminar that I pay for. That is why there are more realtors and less of us.

This article assumes that appraiser would be paid $120-$160 for a desktop/hybrid valuation product without a site inspection. The problem with this is that the brokers are being paid around $25-$50 per BPO. So for the price of one appraisal product similar to a BPO you could get 3 BPOs that some internal team with the client can reconcile or run through an automated valuation model.

What this will do is put a lot of pressure on appraisers to compete on price with brokers and maybe we would get $50-$75 per valuation product because BPOs are generally known for being really bad. The problem with this is is that now the appraiser is making around $20-$25 per hour because due to USPAP and all of the regulations around appraising we actually have to be very careful and do a good job since there are repercussions to error/omissions with our products. Brokers are not bound by such shackles meaning they can go out and do 10-20 BPOs in a day or hire someone else to do them, do a really bad job, and nothing bad will happen to them due to the extremely low expectations from BPOs industry wide and really just a lack of regulation around them.

This begs the question: Why get a college degree in real estate, eat peanuts for 2 years, and spend all of that money on appraisal courses just to make $20-$25 per hour when you could skip down to the Cheesecake Factory with your GED and make the same pay with far less risk of being sued and saving an incredible amount of money in education costs? Or you could spend all of that time training to be a lawyer, accountant, or any other profession that offers far more career promise and protection from lawsuits?

Here is my recommendation to the appraisal industry as a whole. Move heaven and earth and use every bit of lobbying power that our industry has to enact regulation around all valuation products including Broker Price Opinions. If brokers are subjected to the same repercussions and consequences for their valuation products as appraisers then it would force all of that work back into the hands of appraisers and make the fees for these products more in line with the time requirements needed to complete a good report. This would only work if one of thing were to happen. That thing is making it easier for people to enter this business because if people can't get loans or valuation products in a timely manner then the obvious solution is to go through brokers since there are so many more of them. It's what would have to be done to ensure the fluidity of the lending markets and would eventually elbow out appraisers as essential partners in a mortgage transaction. This is the consequence of industry leadership doing too good of a job protecting their turf.

Best of luck solving this really hard problem!

I have been an appraiser for 12 years, which in my market area makes me a novice. While I do not completely disagree with most of the content in Luke Tomaszewski's article, I find his statement, "Consider this, a typical 1004 may result a fee of approximately $300 and take four to five hours to complete with field time and data entry which equates to an hourly rate of $60-$80 for an appraiser.", to be an insult to any appraiser who is providing a quality appraisal report. How can an appraiser complete a USPAP compliant, reliable, accurate and honest 1004 in four to five hours? In my market area, researching the comp databases, selecting the comps, researching the subject property, analyzing the deed, researching assessing data, researching for code compliance, visiting the comps and taking photos, on-site inspection of the subject, analyzing market conditions and preparing the 1004 form cannot be done if four to five hours. If I were able to prepare a USPAP compliant, reliable, accurate and honest 1004 in four to five hours, a $300 fee would be acceptable. However, I spend considerably more time preparing a 1004 and therefore I demand, and receive, a much higher fee for my services. Appraiser's must stop selling themselves short by having lenders believe that a reliable appraisal report can be completed in a few short hours.

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