Collateral Underwriter and Chicken Little

The only thing worse than being forced into involuntary servitude is being mocked by others as you drag your shackles along the highway. Appraisers also predicted the sky would fall in May of 2009; not only did the sky fall during that month, the ground rose and continued to rise for months and years afterward, crushing appraisers in between. Appraisers aren't idiots pal; they know what's coming down the road and it isn't a delicious delightful treat.

We are moving into a new time where the client now has more information about our comparable data than we do. If Fannie knows that 100 appraisers have used one comparable sale and 75% have called it a C3, they have a very good idea of condition. The same is true for any other UAD field. If Fannie wants to improve appraisals, provide more information to appraisers so that we can check the information in advance and explain why we do or do not agree with the majority, before the report is submitted. I wrote about this in my blog where I explain some of the fears that appraisers have: http://www.aqualityappraisal.com/Four%20Reasons%20Real%20Estate%20Apprai...

Sorry guys, after 25 years, I see where all this is heading...This will be my last year. I never really cared for Brokers, now I get to be one and join them. I guess I will do flips and sell houses, things I did to make money during the hay daze. I will not miss the deadlines, phone calls, threatening emails, these will all be a things of the past and for what? Nothing more than reduced fees. Their ultimate goal is to eliminate us completely, thus the 4 year degrees, only using certified appraisers, no cosigning, the new "black list". Make no mistake, the appraisal field has been good to me and my family and I will not go out without a fight. Once I am out of the game, I will become your biggest advocate and will lobby to my congressman about Dodd Frank and how it took away our careers our lively hood etc. I will also let them know what it did to the quality of appraisals, how it encouraged mediocrity, and encouraged the use of inexperienced and appraiser's "afraid" of coming in at real values during the turndown. No, I will not just walk away into the sunset, I have put too much of my hear and soul into this industry to let it get taken away with at least a fight.

Lenders are not going to want to further delay the process and maybe it will FORCE them to read our ENTIRE report once and for all! It is counterproductive not to let the Appraisers run their appraisal thru the CU system. We can explain AHEAD of time why we did or did not do what they THINK we should. Instead, depending upon how paranoid the Lenders are and how they interpret how to deal with CU, that will dictate how much more time they want to waste by Appraisers having to deal with every single issue that fires in CU.

I plan to load Page #3 of the report with an entire paragraph to deal with CU results and why an automated process cannot prevail over all the analysis put into each report and to READ the report before asking for more information or clarification. I went onto the Fannie site and even took the CU test about the entire process so I understand what they are looking for. Bottom line is this....If your report differs from the MAJORITY of other reports in adjustments and coding there will be a red flag. ( They are not going to be as concerned about quality and condition as they are about adjustment amounts and consistency)

You will have to fill page #3 with explanations for everything in order to avoid further clarification. If the Lender does not want to waste more time closing a loan, then they have to read and accept our reports for what they are. I plan to advise lenders if I am going to be asked a bunch of questions that I have already addressed in the report, or ask us to consider other comps, etc. I am charging for my time!

Supposedly CU will not fire warnings if the report in its entirety makes sense, ie; you have a comp further than 1 mile (which by the way is NOT a requirement of Fannie but the Lenders seem to think it is) but it really is the best comp compared to another one very close to the subject and there is a good explanation in the report. However since this is an automated process, Not sure how that will work. There has to be human intervention and that is where the Lender comes into play and we all know how VARIED lenders are. Cracks me up that they want us all to do the same thing in coding, appraising, etc. but lenders are all over the map on their requirements. They do not even know what Fannie requires and what they don't. So bottom line is.....document yourself to death AND Get more Personal Appraisal work and end your headaches.

My personal business was almost 50% in 2014 and I plan to make is 70% in 2014.

To understand this you need to start with a look at the Clinton administration. During the Clinton adminstration Fannie Mae was heavily lobbied to make drastic reductions to the criteria used to detemine credit worthiness as related to purchasing a home. Strong warnings at the time against the loosening of mortgage credit requirements were ignored and the sub-prime market was born. This worked for a time, however in 2001 and 2002 the economy took a severe hit and subsequently interest rates were cut to stimulate the movement of capital. From 2002 to 2007 interest rates remained historically low and the sub-prime market flourished. Lenders issued mortgages with little regard for the borrowers' ability to repay loans. During the same 2002 to 2007 time frame just about everyone involved in the real estate industry took advantage of the loosened mortgage lending standards, low interest rates, and thriving sub-prime market. The 5 years from 2002 to 2007 literally became a modern day gold rush. From 2002 to 2007 sub-prime buyers paid higher prices than warranted for properties and were able to do so as a result of the loosened mortgage lending standards and low interest rates. The vast majority of loans generated at this time were high risk paper that was packaged and sold to investors and Fannie Mae was the primary receiver. By 2007 to early 2008 the sub-prime gold rush had so infected the prime market that the bubble finally burst. In 2008 real estate values began to drop and this was something large investment groups never even considered possible. Suddenly the inflated sales prices that lead to inflated mortgages, adjustable rate mortgages, interest only mortgages, and other high risk mortgages became a forefront issue. Borrowers who had been told and convinced they could easily refinance in the future suddenly found themselves in a situation where they could no longer afford the mortgage payment and could not refinance as the values had decreased. The rest is simple history as foreclosure, short sale, and deed in lieu of foreclosure transactions became very common. Investment groups lost billions, lenders were put out of business, and in general the country had experienced one of the worst lending fiascos since the 1980s.

So the million dollar question is who is to blame? The real answer is that greed reigned supreme and people all up and throughout the chain in positions of power made really bad decisions. No one really wants to take responsability and it is much easier to protect one's own interests by pointing to others. The others in this case are appraisers. It must have been the appraisers fault right? Yeah those greedy appraisers trying to amass their million dollar fortunes a few hundred dollars at a time. We, as appraisers, tried to explain we do not set value and instead develop an opinion of value based upon historical data. This did not matter though. The appraiser was an easy target being mostly independant, not well collectively organized, and for the most part being a people not inclined to speak up. The trickle down of this brought about the Uniform Appraisal Dataset (UAD) and Uniform Collateral Data Portal (UCDP) being instituted in late 2011 which was step 1 of making those appraisers pay. Step 2 is about to be put in to action when the Collateral Underwiter use gets up and running. I predict Step 3 will look something like the following:

Lenders, no longer having faith in the appraiser, will lobby for a change in mortgage lending. Lenders will do this as a result of pressure from mortgage package buying investment groups. Mortgage origination will be changed so that the appraisers judgement has been removed in favor of computer based models against which a lender can run a certain set of data specific to a particular property to determine the value and the applicable loan. The investment groups will hail this as victory for the industry and the appraiser will become obsolete in favor of computer data sets.

They should tread carefully in my humble opinion. History is one of our greatest teachers. I can remember when the liscenced and/or certified appraiser came to be. It was the late 1980s and the mortgage industry had just collapsed due to lack of over sight and one other very important thing....PERSONS WITH A FISCAL INTEREST IN THE TRANSACTION WERE DETERMINING VALUE FOR THE PURPOSE OF MORTGAGE LENDING.

Good read Rich and Dawn; I am working on a piece myself and flirted with the Chicken Little story. There is no method or magic wand thet will replace well written and supported reports. This does mean that many will need to slow down and stop speeding through the fundamentals.

This article shows an incredibly stupid disregard for the appraisal profession and the people who strive every day to provide the best and most dependable work possible. I've said it before, Fannie Mae is the Fox in the hen house. Why should we the appraiser, the one who now has to have a bachelor's degree and a two to three year apprenticeship; the independent business owner, let Fannie Mae, the grossly incompetent, badly mismanaged, mortgage giant; who contributed to the largest mortgage meltdown in history, tell us how to do appraisals? Why should we be the only one excluded from access to the very data our appraisals will be compared to? Do you really think that we are over reacting after all the BS we've had to deal with since 2008. One day my friend you're going to wake up and find like Elvis, "All the appraisers have left the building". Then what?

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