Could Appraiser Shortage Mean Rising Costs to Borrowers?

Monday, August 13, 2012

Originally Published in Reverse Mortgage Daily

One component of the reverse mortgage—and general mortgage—business seems to be shrinking fast, in spite of rising demand: Appraisers.

Once a booming business, many appraisers left the industry upon the housing crash, never to reenter the market. More generally, though, changes including new regulations have led to a decline in qualified appraisers at a time when borrowers are starting to need their services increasingly once again.

"A lot of appraisers left when business volume tanked and many were frustrated with AMCs that offered very low fees," says Erik Richard, CEO of Landmark Network. "Appraisers are an aging population and then couple that with the difficulty there is now in becoming an appraiser, and the number of appraisers are way down."

Today's regulations require appraisers in training to partner with a working, certified appraiser in a sort of apprenticeship role. Historically, that process allowed a new appraiser to get the right education while logging a set number of hours before applying for a full license.

Under the arrangement, trainees were able to complete appraisals with the certified appraiser, essentially co-signing the report. But today, there are fewer certified appraisers and more importantly, very few will bring on trainees. Exacerbating the problem, few financial institutions will accept work done by a trainee.

"It really is the perfect storm when you add the rise of loan applications and the stabilization of home values in many markets," Richard says.

Further, the industry is having a hard time recruiting new people.

"The appraisal industry is in a dire situation," says Brian Coester, CEO of Coester VMS. "New appraisers are not coming in and old appraisers are getting out."

"The problem is exacerbated by the inability to attract the next generation of appraisers to the profession," wrote Michael Kleber-Diggs of Vesta Valuation in this January article in The Appraisal Buzz.

Source: The Appraisal Institute

With the market for appraisals beginning to show an uptick through homeowners refinancing under The Home Affordable Refinance Program (HARP) II, as well as values beginning to drive sales again in a few select areas of the country, the shortage is actually leading to longer turn times for getting an appraisal.

"A lot of appraisers that are strapped and are busy," says Davide Stroop of Mortgage Information Services. "They're pushing their turnaround times out a bit. Normally, we'd find another appraiser to take care of the overflow, but that's where we're seeing the reduction. There are not as many who are able to take that work on today. Turnaround times haven't been impacted that greatly, but where's the next wave of appraisers coming from? Where are they?"

Looking ahead, the lack of supply and growing demand could also lead to rising costs to borrowers. In some markets this is already the case, AMCs say.

"Appraisals will cost a lot more," Coester says, as a result of the supply and demand. "Borrowers have a big enough problem paying for appraisals now in the reverse mortgage space."

Comments

we are appraising to lender desires (requirements) and whim not "Best Practices". They now have "middlemen" called AMCs as their enforcers. These companies are staffed by job fair hires. When you state your case, you are talking to college kid waiting for a better job, hopefully in his field. AMCs are supposed to have appraisers working there, but I have yet to see one take a call. AMCs thrive on cheap labor. In order to restore the profession appraisers must revolt against this tyranny. AMCs were supposed to provide a firewall under the guise of appraiser independence. I never been asked for so many "professional reconsideration of value" when things don't jive.  

There is not of shortage of appraisers in Georgia. The AmCs just need to pay more. They want lots of appraisers to drive the price of appraisals to super cheap levels....I like the way it is now coming from a Minority appraiser! Don't except low fees.

I have a solution to the appraiser shortage and the impact on the borrower.  Go back to the way it  was before the HVCC debacle.  Thousands of licensed appraisers lost their careers overnight when the term "certified" was misinterpreted, in my opinion, in the formation and ratification of the HVCC.  The majority of transactions did not and do not require the services of a certified residential appraiser.  Also, I suggest doing away with the requirement of using AMC's as a "show" of transparency.  The AMC's were pressuring appraisers for higher values during the real estate boom just as much as lenders and brokers, so what makes them any different from the rest of the pack.  Actually they are worse.  Now, instead of predatory lending, there are predatory AMCs.  Anecdotally, a borrower told me he did not want to pursue a refinance because he could not afford my fee of $525.  My fee that the AMC allowed was only $260.  I did not ask the borrower about the fee because the agreement with the AMC included not discussing the fee with the borrower.  Needless to say, I stopped performing appraisals for this particular AMC.  I just want to know what happened to common sense as well as personal and corporate accountability?

For the record, it's still predatory lending...just a different form.  Rather than skinning the client alive through lending fees they are skinning them alive through higher appraisal fees to the client and lower fees to the appraiser....all while providing the worst quality appraisal for the borrower (at their expense).  The only difference in the new predatory lending style business model is that the bank uses a different beast (AMCs) to kill & chew it's food for it before it is reguritated and fed to the bank.The short film that I am finishing up dwells on HVCC & the  "the new predatory lending" environment that it created. 

Amen to that folks. The latest tactic I have discovered is that certain national lenders are now instructing realtors to leave "suggested comps" for the appraiser's "consideration". I know this to be true because last week when I was scheduling an appointment with the selling agent of a vacant home (a proposed purchase transaction where I have no need for a realtor to be following me around during my inspection), the realtor let it slip ... and I'm quoting here ... "I'll probably leave some comps for you on the kitchen counter because the lender is asking us to do that now."  No joke folks!  I thought to myself "Really?? ... very interesting."  The bottom line is that nothing has really changed. The tactics have simply become more creative in some cases. Regarding "additional costs to the borrower", my response is "aw gee ... boo hoo". What about the significant extra costs that we as appraisers now have to incur, combined with the fact that due to excessive regulations a typical appraisal report that used to be +/-20 to 25 pages long can now be anywhere from 50 to 70 pages long?? Oh yeah, and your lucky if you get the same fee that you charged for the old report ... in many cases one gets paid less for the "War and Peace" appraisal report. It doesn't take a rocket scientist to figure out that it is now impossible to do the kind of volume that we once were able to do, thus putting a ceiling on the amount of money that can be potentially made ... opportunity lost income. Finally, the point needs to be stressed that no one is making the lenders use AMCs. They could bring their costs to the borrower significanly down if they did a minimal amount of local research in an area that they want an appraisal produced, and go to someone like myself who has a web site and place the order there. This would cut out the middle man AND allow for the appraiser who is competent to make a fair living. The bottom line is that the lenders don't care one bit about costs to the borrower. If they did, they would explore other avenues that are currently available to them right now. Laziness and greed continues to rule the day. I don't want to use that "U" word necessarily, but it's time to give serious consideration to organizing our profession in order to take back some control of our own destinies. Thanks for listening. 

The poor AMC's are having a hard time finding appraisers', because they are the ones that put alot of us out of business or drastically lowered our quality of living. I am writing this from my 300 sq.ft. studio apt that I now work out of. I just hope that the fees will keep rising. I have already quoted a few jobs this morining, but the poor AMC's are going to keep looking for the most qualified appraiser, whoops, I mean the cheapest.

I say, "let there be a shortage."  Good for business.  It's called supply and demand.  Let the system work itself.  I personally am pleased to be in demand.....and command of my business, again.

When the HVCC was undertaken I went inside to work inside two AMC's in the first year. In 2008 they were being paid no less then $600 by the lenders, I saw 2000 billings in my 4 month stint at the first AMC. They were paying Appraiser $150 to $200 at best.They had a contest amongst the unlicensed people who assigned the orders, who can get an Appraisers to accept the lowest fee. The AMC was paying a daily bonus to the winner. They got a poor shmuck in Florida to take one for $110. The guy made the mistake of telling them he was desparate for work. The second AMC was a well know Title company, pretty much doing the same.We all know now that borrowers are being charged in upwards of $1000 for an Appraisal. Yet I was offered an assignment last week by a large AMC to do a job in Yorba Linda Ca, 3800sqft, 1/2 acre, looked to be in the $800 to 1,000k value range. The fee? $150All the AMC's say they attempt to hire the very best Appraisers they can find. However, when applying to be added to vendor lists this summer (a shortage right) because I am in SOCAL, and there are too many appraisers in my area, I am told they are not adding to their vendor panel. My question; If you are constantly seeking the best Appraisers, How can your Vendor Panel be Closed? Shouldn't you be constantly eliminating those who come up short with "the best very best Appraisers you can find"?Apparently the very best has more to do with those accepting the lowest fee possible. They saw my resume, an AA in english, a BS in Business Administration 10+ years experiece with on of the largest Bank in America (hint). They did not want to see a work sample, "sorry our vendor list is full in your area"The consumer is being ripped off in this process as the AMC's enrich themselves. The Residential appraisers have no voice speaking for them in the industry. 

The simplest and most effective way to ensure that appraisers receive their due is to regulate the fee structure between the lender, the AMC, and the appraiser. The AMC's very existence has been mandated, so that gives the governing powers the authority to regulate the structure, if not the actual fees themselves. By limiting the AMC's capture to 15% of any and all appraisal-related fees charged to the lender, their greed is put to work for appraisers instead of against them. AMC negotiations will then be limited to what they charge the lender. In turn, borrower and lender pushback will determine the top end of fees. As long as the AMCs are not allowed to charge any "procurement", "administrative", or other fees, everyone will be paid their due.

And fees will go up.  Maybe even up enough to meet the inflation adjusted value of appraiser work.  And yes, Turn Times will be longer.  It is the nature of this business and most all others that you must maximize the use of labor.  If you have gaps in your workday waiting on or looking for work, you will not be able to generate enough income while you are working to pay your way.  Do Doctors schedule back to back appointments to maximize their income and make their valuable resource more productive?  So shall appraisers.  I agree that some of the AMC's are not operating on a competitive basis and are making more income than their service is worth.  The market will slowly eliminate those groups as appraisers are no longer forced to take any job at any price and begin to tell those particular AMC's to kiss it.

Allowing the process to become certified from licensed should be easier or even "grandfather in " with a certain amount of experience would add to the number of eligible appraisers.

I agree with this comment; the unwillingness to Grandfather-in Licensed appraisers when changes were made, (which I understand was unprecedented in any similarly licensed/certified profession), prevented me continuing to do FHA work, despite having completed many hundreds of assignments in previous years, all without complaint. As it turns out, no biggy, just seemd like a daft decision that resulted in potentially inexperienced appraisers who'd managed to pass some exams attempting to do the work I'd been doing quite competently for years. (My UK college education was unacceptable to the Texas Lecensing board), and as I'm not prepared to take a year or two out, unpaid, to gain the equivalent college hours here, I remain happily Licensed and the news that there are fewer appraisers around cheers me! It's obvious to all appraisers that the situation must worsen (progressively fewer appraisers), until addressed. There is no reason anyone would want to make the now substantial investment to get into this profession. I personally invisage a time when lenders simply dispense with the whole idea of ordering appraisals and are prepared to accept the risk involved in not having one. Based purely on the amount of accumulated data they have, combined with the fact that they can simply pass on the cost (losses) to their customers, or in extreme situations, have the Fed help them out, why wouldn't they?

The crux of the issue is that trainees may not inspect a property on their own.  There are only so many hours in a day.  If I could add one or two trainees, I could open a physical office and perform another 5-10 appraisals per week for my clients, while stimulating the local economy.  What other profession limits the ability of a principal to add employees for increased productivity??  I am still personally taking 100% responsibility for the finished product.  The sad thing is that the banks will probably push for circumventing appraisers altogether, before they push to fix the barriers to entry.

BS....as a previous reply said, there is no shortage of appraisers in Southern California.  Plenty are available to accept very low fees for complex assignments.  My volume has dwindled to 2-3 per month, since I refuse to accept low fees.  I can't survive on the fees they are offering.  Soon, the industry will lose another quality appraiser ...me.

The lack of appraiser's is a multi-faceted problem, as I see it.  First, education requirements have been continually raised.  Maybe they were too lax before, but I think it has went overboard.  Many assignments now required certified residential as a minimum.  Who in their right mind would go to the expense and work of a two year college degree and then have to serve an apprenticeship of about the same length?  IF they can find someone to take them on.  When I got into the business, I had to work unpaid until I could see properties on my own, and I was lucky to find someone willing to do even that.  I figured the long term benefit would pay off, and it has.  But if I had to have a degree first, I don't think I could have afforded to do so.Compounding the problem is the increased scope of work for each appraisal.  I can do less than half the number of appraisals I used to in a week due to constant demands for more information, more maps, more addendas, and more explanations of things that don't really add a thing to the quality of the appraisal, but are merely filler to satisfy some lender or underwriter.An honest appraiser will give you an honest report with important data included.  A dishonest one will still put out a poor report no matter how many additonal items are added to the report.

In 2015, you have to have a 4 year degree for certified residential. There will be absolutly NO RECRUITS once that starts.

I do not believe that raising the standards of education required to get a Trainee License is a valid argument, nor that it would do anything to ensure a "higher quality" of appraiser. I know a number of highly qualified people who couldn't appraise if their lives depended on it. I've always felt that the biggest education-related issue regards obtaining a license to appraise is the total lack of testing on the real issues involved; at least in here in Texas. As it turns out, I was extremely lucky with the Sponsors I had; all of whom I respected enormously and now after 13 years in the business, moreso. Regards the education requirements, my experience has shown me that a good appraisal is about 80% down to identifying the "best" comps, and the inspection of the subject and neighborhood, none of which are tested in any way, shape or form in the licensing process. I understand the value of the academic side of things and that's reasonably easy (cheap) to test, but there is no assessment of a persons practical ability to measure, see and note the relavant things, use MLS effectively etc. I feel that trainees should be tested in the field. Part of the test should involve the un-supervised measurement and inspection of various properties as well as the neighborhood, in a way similar to a driving license test. Same with comp. selection. If you get that wrong and/or don't know how to work with less than perfect comps, it doesn't matter how many degrees or classroom hours you have, your reports will always be flawed.

The problem is not having a degree, you do not need a degree to be a residential appraiser this business is not that hard and one is not needed. It takes about 5 years to become a good appraiser and about 6 months to figure out if you can be an appraiser. The appraisal institute SRA courses and similar field training are all you need. All they have done is made our business more lucrative for us 30's, 40's, and 50 somthings to be in. The feel good addendas, map, and extra garbage are exactly that feel good and have nothing to do with the appraisal. All it has done is made more work for us and cut in to our profits and personal time. A national study done by AI indicated the average age of an appraiser today is 58.....Can you say $500.00 for a basic cookie cutter apprasial in a few years. We may get the last laugh. That all said, this idea of college is what we need is wrong.

The banks are clearly in my opinion doing everything possible to drive Appraisers out of the business, then they will use the excuse of a shortage of Appraisers to justify using other methods to value the collateral for their loans. Who in their right mind would go into residential appraising as a profession at this time. The HVCC/AMC business model does not work. No control over fees, no control over work load, unrealistic turnaround times, ineffective additional scope of work requirements, no ability to effectively estimate future workloads, potentially financially devastating AMC indemnification risks, rising E&O costs, additional educational and continuing education requirements and  associated costs. The list goes on and on. Appraisal fees  have declined to a point where  almost any independent service business pays better than appraising without having to deal with AMCs.  You can't plan for the future of the business, as you are only as good as your last appraisal with the AMCs. Good luck taking anytime off without the risk of never receiving any assignments again from the AMCs you work with. All the downsides of being an independent business person with none of the benefits. I have a son who I would have enjoyed bringing into this business when he finishes college, but I cannot recommend it to him at this time. Now with the HVCC business model, and the future requirement of a college degree to be an appraiser, which should have happened years ago, there will be much better options for future qualified appraiser candidates. Sad state of affairs, but we brought it on ourselves. I have always supported raising the bar regarding educational requirements as residential appraising  does require skills that many appraisers do not seem to possess. We have not had a high enough standard, which has allowed residential appraisal to be a fall back profession for many people.  In my opinion, based on seeing the work of many peers in the market that I work in,  a large percentage of residential Appraisers  really should not be in the business, as they clearly do not have the skill set to produce a sound valuation, yet they are getting a large percentage of the work as they will work for lowest of the fees being offered by the AMCs. We set the qualifications to be an appraiser to low and we are suffering the consequence.

The bad AMCs are destroying their own business.  To survive on what the bad AMCs pay, desperate appraisers have to cut too many corners.  Also, in my experience the quality-control people at the bad AMCs care mostly about details that don't matter.  The result is shoddy appraisals from the bad AMCs.  Lenders who use the bad AMCs are also getting burned: shoddy appraisals often ruin real estate transactions unneccessarily in my area.  Realtors in my area are putting two and two together and steering buyers away from lenders who use the bad AMCs and toward lenders who don't.  The bad AMCs are a cancer on our financial system and the sooner they go out of business the better.

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