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Can Residential Appraisal Costs and Delivery Times be Reduced by 50%?

Thursday, February 27, 2014
George Mann

Post No. 38 - If you are a Canadian residential appraiser, hopefully you will comment on this post and explain how appraisals are done 50% cheaper and in half the time of American appraisals.

"Average turnaround time of appraisals in Canada is 2.5 days, while in the US it is double that. And an appraisal in the US is also twice the price as in Canada."

While surfing the web I came across that quote from the article with the link below:

http://www.techvibes.com/blog/real-matter-mortgage-banking-technology-20...

I think we can assume away currency differences as a possible reason.

I believe Canada has something similar to USPAP, but am not positive of that. It would be interesting to know how they can perform residential appraisals quicker and cheaper than the USA. Hopefully, someone on this site is in Canada and can explain any differences in the scope of work or such between Canadian and American appraisals.

I usually assume away delivery differences as 90% of the delivery time is used completing other assignments. E.g. if it takes 4 hours to perform a residential appraisal (assumes two appraisals per day...some of you may do more or less obviously), then a 5 or 10 day delivery is due to other work in the appraiser's queue. But, the time it takes to actually do the appraisal remains the same. Therefore, maybe there is simply less volume in Canada and therefore quicker delivery?

Cost is a whole different animal though. I am not going to guess at possible reasons. I will let someone with factual knowledge provide the reasons. I Look forward to learning about this.

Have a great weekend and remember....

Ban The Sales Comparison Approach!

George R. Mann, CRE, FRICS, MAI

Comments

Submitted by pawwly on Fri, 02/28/2014 - 20:11

LIABILITY associated with appraising. Are median values comparable? Risk is the appraisers concern as well not just the banks.
If someone believes appraising is an hourly job risk needs to be factored in wage.

Submitted by Lee Danforth on Fri, 02/28/2014 - 20:25

Half the fee, turned around in half the time? They are doing less work, perhaps inferior, depending on their regulations and oversight rules. I would bet their quality and amount of research, as well as the documentation and data reference is not what is required here in the U.S. Or perhaps their data sources are much easier to manipulate into a report.

Submitted by fu-ai on Fri, 02/28/2014 - 22:57

Appraisers are not licensed in Canada as lenders are 100% responsible for any loan made, if an appraiser makes mistake, its the banks fault for hiring the appraiser. So no E&O, no Liability 10 yrs later.
Second all appraiser education is thru the University of British Columbia, a real brick & mortar University, not an un-degreed individual from the Appraisal Institute. (education Paid for by Bank), so you end up with College educated appraisers, not an ex-dog groomers w/ political Science Degree.
The AI institute of Canada did not insist of phoney new file extensions that use their name, causing constant form re-writes & new software.
Free Healthcare & a decent retirement for all Canadians, and that's everyone, everywhere.
Un-like Americans, Canadians are honest.

Submitted by Pascale on Tue, 09/23/2014 - 14:29

I have to say that I agree with everything you say. I live and work here in the USA, but am Canadian. I do find Canadians have a higher moral compass. I arrive at this conclusion from being on both sides and seeing what people in the USA do versus in Canada. Not that there are no crooks in Canada, but it seems that the USA has Canada bet in this realm. I do know that they are making it mandatory for all appraisers in the USA to have a four year degree soon. It still means that a degree in Marketing or communications counts. I think that they should make it mandatory that statistic be taken and some other business courses to ensure the person has an aptitude for numbers.

Submitted by Marylandappraisal on Tue, 09/30/2014 - 16:48

The 2015 AQB standards stipulate a Certified Residential Appraiser must have a Bachelor’s Degree. In addition to the 2,500 hours of qualifying experience needed under a mentor, 200 hours of class room education is required, which includes 15 hours of Statistics, Modeling and Finance.
I t should be noted that if you do not have a firm understanding of algebra and statistics prior to taking the class you will NOT pass, thus you will not be able to sit for the Maryland Certified Residential Appraisal Exam.
If you would like most detailed information on the 2015 AQB criteria you can visit http://www.MarylandAppraisal.com

Submitted by craigjulian@gma... on Sat, 03/01/2014 - 09:21

George, I know you have probably thought of some of these concerns....but...do they have less lawsuits in Canada? Do appraiser's get turned into a board when the homeowner is unhappy with the appraisal? Are the reviewer's less picky in Canada? Are the appraiser's better trained? I do not believe they have licensing like the US does......That could be a positive or negative.....but I would bet more people get turned into appraisal board's in the US......In regard to the assignments.....are these assignments completed by appraisers that concentrate on smaller areas? I know certain parts of Canada are rural; however, if the study did not include all of those areas, the results could be skewed. In regard to property types, are the homes more similar in regard to value? In other words, in the US, we have areas that range in value from $50 to $10,000,000...Are there neighborhoods more similar? There are lots of questions...I do believe a tract home in the US can be valued for much less in many cases, but the more difficult assignments should be 2-3 times higher. In other words, a tract home could be valued for $200 to $250; however, the more difficult assignments could be $500 to $750 based on complexity. (Disclaimer) I am not attempting to set fees in any market.

Submitted by craigjulian@gma... on Sat, 03/01/2014 - 15:31

I missed the remark earlier about banning the sales comparison approach......I assume you are either kidding or want to replace with regression analysis? I think you could add to the SCA and supplement with regression, but not ban.....I do like a more qualitative approach and less quantitative is also an option.......

Submitted by SC Appraiser on Tue, 03/04/2014 - 08:45

Lets see the amc's already have reduces fees by 50% and they want another 50% and still shorter turn time. LOL. We appraiser's could just up load the appraiser report from the home we are appraising. I remember when I first start and would inspect a home. The owners would ask, when I was about to leave, what's the value. It's just that simple. If things are so great in Canada MOVE there!
Just say NO to amc's.

Submitted by notoneofthesheep on Tue, 03/11/2014 - 03:25

You are right SC Appraiser. Why don't we just speed EVERYTHING up so that life lasts a nanosecond or so and then it's over. Faster, faster, faster! Is that what you really want?

Submitted by chuck2385 on Fri, 03/07/2014 - 12:18

George has quoted the article correctly, however, I skimmed the article and did not see a source for the fees and turn time. I did find an appraisal shop in British Columbia that charge $250 per appraisal. They add $35, $75, or $100 for certain location. Also in Canada I think they do mortgage appraisals on AIC (Appraisal Institute of Canada) form. This form differs from a URAR. They would also not have the UAD format.

Submitted by BJB on Tue, 03/11/2014 - 16:04

Appraisers are required to be licensed in Alberta, Nova Scotia, New Brunswick. We are required to carry E&O insurance and can be held accountable if a loan goes bad. There are 2 Appraisal associations with the main one being The Appraisal Institute of Canada (AIC) which does require the courses be completed through UBC but the other association does not. As far as I am concerned our fees should not be low as they are and believe that most of the low fees and turnaround times are due to the pressure that the Canadian AMC’s put on the appraisers. Many Canadian appraisers are treated as and let themselves be treated as form fillers and not the professionals they should see themselves as being. Too much focus on volume not enough on quality.

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