Evaluations - My Letter to The North Carolina Chapter of the Appraisal Institute Board of Directors

Monday, November 18, 2013

Dear North Carolina Board of Directors,

First off, congratulations on your appointment for the upcoming year.

I was in attendance at the Chapter meeting in Pinehurst and the subject of Evaluations came up. This has been a pet project of mine for nearly 20 years - i.e. I believe every State should allow appraisers to perform true Evaluations (non-USPAP compliant valuations).

There was concern that someone in Arizona performed an Evaluation on a property in North Carolina. We should not be asking how can we stop this from happening. We should be asking how can we allow our local appraisers to perform true Evaluations (Restricted Use Appraisal Reports are appraisals, not Evaluations).

As a user of this service for 21+ years, I have long wanted to use licensed appraisers. I do not want to use less experienced individuals. However, only Georgia and Tennessee allow me to use licensed appraisers. In the other 48 states, banks use other individuals. In fact, in Tennessee we are limited to using licensed appraisers who are not affiliated with the Appraisal Institute! The AI told Tennessee members that they cannot perform Evaluations, although their state law (and Federal law) says they can!

Scott Robinson said at the Chapter meeting that the AI was getting out of the way and helping appraisers get more business and provide a variety of services. It would be nice to see the North Carolina Chapter go to the State Capitol and get a law similar to that in Tennessee passed.

A blog I posted earlier this year is below (slight edits, but nothing major re content). I am willing to meet with you all, anyone individually, or speak at any meeting in support of appraisers performing non-USPAP compliant Evaluations.

Thanks for your time.

Sincerely,

George R. Mann, MAI, SRA

Robbins, NC

Georgia joins Tennessee in allowing Non-USPAP Complying Evaluations

April 8, 2013 – Post No. 9 – Congratulations to Georgia for jumping on the bandwagon in regard to evaluations. Effective March 18th, where permitted by federal law and policies, a state-licensed or certified appraiser performing an evaluation appraisal need not comply with the Uniform Standards of Professional Appraisal Practice.

Although I do not like the term ‘evaluation appraisal,’ I am simply glad that another state has joined Tennessee in seeing the light. Since 1994, I have been pushing for all states (plus DC and territories) to adopt the Tennessee law in regard to evaluations. My post last week showed the difference in cost (Evals are 50% cheaper) between a non-USPAP Evaluation and a Restricted Use or Summary Appraisal Report. This has been a no-brainer for almost 20 years now. I estimate that the annual volume of evaluations is twice that of appraisals. Some Chief Appraisers believe the volume might be more like 3 or 4 times higher.

Allowing licensed/certified appraisers to perform non-USPAP Evaluations is a win-win for appraisers and financial institutions. In Georgia and Tennessee, fee appraisers will now be able to provide true evaluations to their bank clients. This can result in a substantial increase in work. Banks benefit by having access to experienced appraisers which should result in quality evaluations. There is no downside for appraisers or clients.

For 20 years, I have explained to appraisers that evaluations do not take away from their appraisal work. Since 1994 (and really since 1990 and maybe earlier), financial institutions have been getting all their evaluations done one way or another. The volume of appraisal work over the past twenty years has reflected banks obtaining evaluations as they desired. These state laws simply allow fee appraisers to now perform both appraisals and evaluations.

The new regulations can be found at:

https://www.grec.state.ga.us/PDFS/About/Table%20of%20Contents%20539-3-.0...

I strongly encourage appraisers all over the country to carefully read the Georgia and Tennessee laws and then try to get something similar passed in their states. In comparison, the Tennessee law is simpler and clearer and more in line with federal regulations.

George R. Mann

Comments

The debate over Evaluations is on, and it really looks like states need to take charge if folks really want any direction on this. Thanks for these short-and-sweet ideas for action, George.

This is a topic that will become more and more relevant as the months and years progress. The fact is, since the Interagency Guidelines (2010) allowed for more flexibility in who and how these evaluations are done, we appraisers are at a disadvantage due to our education and licenses. Since the Guidelines allow "real estate professionals" to do these evaluations, the door is wide open. As appraisers, we are bound by USPAP whenever we place a value on a property. Thus, our bar is much higher (even though the scope of work for these assignments is very limited). If the law does not change and allow real valuation professionals (appraisers) to do this type of work under the same rules as everyone else, we stem to loose out on valuation products that are becoming more and more prevalent in the marketplace.

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