Uniform Appraisal Dataset

Rating appraisers

VA Hiring Appraisers and Fannie Mae Re-Evaluating You Based on Your Adjustments

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If you were an appraiser looking for more work, this year’s Valuation Expo at the Flamingo Hotel in Las Vegas, June 23-25, was a good place to find it. Attenders included many product vendors, AMCs seeking appraisers, and representatives from agencies such as HUD and the VA.

Four sessions were offered for CE credit: “Keynote – panel of government and GSE representatives,” “Alternative Valuations,” “Valuation Visionaries,” and “Regulatory Compliance.”

In this month’s newsletter, I’d like to share some of the information covered by the Keynote panel: David Bunton of the Appraisal Foundation; Robert Murphy of Fannie Mae; Robert Frazier of the FHA; and Gerald Kifer of the VA.

Up first, Bunton shared information from the Appraisal Foundation, under which are all of the following: (more…)

XML appraisal format

VA Announces Electronic Appraisal Requirements

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Effective June 1, 2014, all Department of Veterans Affairs (VA) appraisals will be processed in WebLGY under the VA Appraisal Management System (AMS). Therefore, beginning June 1, 2014, all VA appraisals must be uploaded in WebLGY in Mortgage Industry Standards Maintenance Organization (MISMO) compliant XML 2.6 GSE file format as VA will no longer accept appraisals uploaded in WebLGY in PDF format. Prior to June 1, 2014, VA appraisals must continue to be uploaded in WebLGY in PDF file format.

Historically, VA appraisal form/formats conformed to appraisal industry form/format requirements, i.e. those required for conventional and/or Federal Housing Administration appraisals. In the past, VA collaborated with Fannie Mae, Freddie Mac, and the Department of Housing and Urban Development to maintain conformity and assure VA appraisal form/format requirements were in conformance with the appraisal industry at large. VA new requirement for MISMO XML 2.6 GSE file format appraisals is in concert with the recent Fannie Mae and Freddie Mac announcement that for their conventional loans, effective on July 13, 2014, appraisals must be in MISMO XML file format. See https://www.fanniemae.com/content/news/ucdp-uad-newsletter-february-2014.pdf

MISMO XML 2.6 GSE file format appraisals will (more…)

Appraisal Basics - Image courtesy of jscreationzs / FreeDigitalPhotos.net

Back to the Basics

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The more I read residential mortgage related appraisals, underwriter comments and comments from the quality assurance departments from major lenders, the more I have come to realize that it is far beyond time to get back to “preaching” about the basics of this industry. For those of you who have been in the business back when you would take the photos, pull it out of the camera, wait a few moments before you pulled the front off the photo before coating it with the “magic wand” to keep it from fading (thank you Polaroid), I would recommend moving on to another post.

But for the so-called experts of residential appraisal, the current brand of underwriters, and quality assurance “experts” that are being paid to “play appraiser, lawyer and industry regulator” please pull up a chair and let’s puzzle through a few of the basic of this business.

First of all, if you are going to challenge the appraisal report, and your basis for this challenge is UAD please understand this, a Uniform Dataset was mandated by Fannie Mae for the purposes of selling the loan packages to Fannie and Freddie. These dataset requirements are important and should be honored by (more…)

Fannie Mae Updated Selling Guide - Image courtesy of Stuart Miles / FreeDigitalPhotos.net

Fannie Mae Releases New Selling Guide

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In April 15, 2014 Fannie Mae released its updated selling guide. It conducted a comprehensive review of the Appraisal Requirements (B4-1) chapters of the Selling Guide. As a result of that review, new policies have been developed, current policies have been clarified, and additional guidance has been incorporated. Further, significant changes have been made. In some cases, topics and paragraphs have been re-titled and content has been reorganized with the expectation that searching for specific information will be much easier.

The clarifications are a result of internal reviews, frequently asked questions, and the analysis of Uniform Appraisal Dataset (UAD) data. Additional guidance has been incorporated into the Selling Guide to help lenders in their underwriting of appraisals.

Updates related to real estate appraisal are highlighted below:

Appraisal Report Forms and Exhibits

Added the requirement that a front photograph of the subject must (more…)

Coalition letter regarding appraiser blacklist

States Coalition Letter to FHFA regarding Fannie Mae’s Appraiser “Blacklist”

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Dear Director Watt:

On behalf of our membership of working appraisers, the undersigned organizations would like to recognize and send our appreciation to Fannie Mae for formulating a comprehensive strategy to protect this Nation’s mortgage industry from future harm. Fannie Mae’s influence has shaped the U.S. Housing market into what we have today…the backbone of our Country’s economy.

As real estate appraisers who have survived the past few years’ turbulence, we realize, more than ever, how valuable our role is as unbiased observers of the market. Our role is to document and provide proof that will transcend time and survive critical analysis by those who depend on our knowledge, expertise and unbiased conclusions.

All actions have potential for unintended consequences. Those implemented by Fannie Mae, even more so, due to Fannie’s involvement in the majority of the Nation’s housing transactions. Fannie Mae’s new “Appraiser Quality Monitoring” initiative that creates an appraiser “do not use list” or “blacklist” has alarmed many (more…)

Fight Back Blacklisting

The End Is/Must Be Near: Advancements in the Art of Blacklisting

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If you are a real estate professional, please read this, especially if you fear your own business is being damaged by all of the new regulations designed to “help” the real estate industry recover.

Imagine you, a hardworking, law abiding taxpayer, are sitting at home one evening watching television when there is a knock at your door. Somewhat surprised by the late hour of the visit, you get up and open the door and three IRS agents barge into your home and declare, “We are from the IRS and we are here to help.” I think it’s safe to say you would be both shocked and concerned. If you are involved in residential real estate, what has happened to most of you since the market collapse began in 2007 is similar to this scenario. You see, most professionals working in residential real estate were doing the right thing all along so many of the knee-jerk decisions made after the market collapsed are about as useful and helpful as three IRS agents showing up on your doorstep in the middle of the night.

There’s TARP I, TARP II, HVCC, Dodd-Frank, CFPB, AMC, UAD, UCDP and AVM, and now there is something new called AQM. In typical government fashion, the medicine being administered may actually be killing the patient. In this case, the patient is the residential real estate market. Thanks to the power ($$$$) of lobbyists representing (more…)

USPAP violations ~ copyright AppraisersBlogs.com

FHFA: Fannie, Freddie Fail to Analyze Appraisal Data

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Fannie Mae and Freddie Mac failed to fully analyze data from the Uniform Collateral Data Portal and continue to take unnecessary risks when purchasing and guaranteeing single-family residential mortgages, according to a report from the Federal Housing Finance Agency’s Office of the Inspector General, Mortgage Daily reported Feb. 6.

The report indicated that the two government-sponsored enterprises are not taking full advantage of appraisal data collected through the UCDP that the Federal Housing Finance Agency directed the GSEs to use in 2010 in an effort to improve loan quality and risk management.

Mortgage Daily reported that the GSEs purchased and guaranteed six million loans valued at $1.3 trillion in 2012 alone. The UCDP was designed to make it easier for the GSEs to evaluate the large volume of loans that they are being asked to guarantee and purchase. The system notifies sellers if appraisals fail to meet Fannie and Freddie standards.

The OIG report (more…)

FAQ

Fannie Mae’s Appraiser Quality Monitoring List FAQs

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Appraiser Quality Monitoring Information

Fannie Mae has published a new web page with information about the recently implemented Appraiser Quality Monitoring (AQM) process. The new AQM web page includes FAQs and a link to the AQM list identifying appraisers whose appraisals will be subject to 100% review by Fannie Mae or whose appraisals are no longer accepted by Fannie Mae. The AQM list is protected content, and approved Fannie Mae sellers/servicers may set up access through Technology Manager.

Appraiser Quality Monitoring (AQM) FAQs

Fannie Mae began collecting appraisal data in 2011 through the Uniform Collateral Data Portal® (UCDP®). Millions of appraisals have been submitted by lenders and their authorized agents, enabling Fannie Mae to monitor and evaluate appraisals for data accuracy and consistency. Leveraging the availability of standardized appraisal data, Fannie Mae issued Lender Letter LL-2013-10, Appraisal Quality to remind lenders of Fannie Mae’s appraiser selection requirements, highlight several data quality issues, and describe new processes that Fannie Mae has implemented to identify and monitor individual appraisers. These FAQs relate to the Appraiser Quality Monitoring (AQM) process.

Q1. What actions will Fannie Mae take with respect to specific appraisers? (more…)

Appraisal quality - Image courtesy of  Stuart Miles / FreeDigitalPhotos.net

Appraisal Quality and UCDP Notification

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On December 10, 2013, Fannie Mae issued a lender letter focusing on appraiser selection, data quality issues, and new processes for appraiser monitoring, and has added messages in UCDP related to appraisals from specific appraisers.

Appraisal Quality

Fannie Mae began collecting appraisal data in 2011 through the Uniform Collateral Data Portal® (UCDP®). Millions of appraisals have been submitted by lenders and their authorized agents through UCDP. UCDP enables Fannie Mae to monitor and evaluate appraisals for data accuracy and consistency. The purpose of this Lender Letter is to remind lenders of Fannie Mae’s appraiser selection requirements, highlight several data quality issues, and describe new processes that Fannie Mae has implemented to identify and monitor individual appraisers.

Appraiser Licensing Requirements

Fannie Mae performs a weekly check of appraisals submitted through UCDP against the (more…)

UCDP Appraisal Notes - Image courtesy of Master isolated images / FreeDigitalPhotos.net

Fannie Mae Releases UCDP Appraisal Notes

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Fannie Mae will implement new proprietary appraisal messages in the Uniform Collateral Data Portal beginning Nov. 9, the government-sponsored enterprise reported Sept. 24.

The new appraisal messages will expand on existing Fannie Mae appraisal messaging and focus on providing additional data validation and reasonableness checks. The messages also will highlight possible eligibility concerns prior to loan delivery.

The data included in the reports is based on the appraisals provided to the UCDP in the previous month, and includes an overview of all appraisal messages (including Fannie Mae critical messages), (more…)

GSEs problems with appraisals

GSEs Still Finding Problems with Home Appraisals

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Three years after the creation of a database seeking to standardize the home appraisal process, Fannie Mae and Freddie Mac continue to see major issues in numerous appraisals submitted by mortgage lenders, American Banker reported Sept. 12.

Fannie Mae conducted a sampling of appraisals and determined that 17.6 percent contained contradictory information, typically pertaining to the condition or quality of the property, Robert Murphy, the GSE’s director of collateral and single-family risk policy, told a Phoenix conference of risk managers. He added that those two factors are the most important in determining a property’s value.

Elevated appraisals contributed to the housing market collapse because lenders frequently pressured appraisers

Appraisal Guidelines - Image courtesy of Stuart Miles / FreeDigitalPhotos.net

Appraisal Guidelines

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In the August edition of the AppraisalPort Newsletter, I reported on some of the general information covered at the National AI Connect Conference in Indianapolis, July 23-25, 2013. This was a great conference, covering a wide range of topics. This month, I want to pass on some information covered in one of the breakout sessions for residential appraisers.

The session was titled, “Residential Chief Policy Roundtable” and included presentations from Fannie Mae’s Robert Murphy, the Appraisal Institute’s Bill Garber, HUD’s Ada Bohorfoush, and the VA’s Gerald Kifer.

At Fannie Mae, Murphy handles many of the issues regarding appraisers and the appraisals they produce. He explained that since the implementation of the Uniform Appraisal Dataset (UAD) and data delivery to the Uniform Collateral Data Portal (UCDP), Fannie Mae has been able to capture appraisal data for all of the loans they buy. Before this program, they typically saw appraisals only when there was a problem with the loan but now they (more…)

UAD Update - Image courtesy of Stuart Miles / FreeDigitalPhotos.net

Fannie Mae and Freddie Mac UAD Update

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Fannie Mae and Freddie Mac have released the specifics on phase two of the Uniform Appraisal Dataset (UAD) updates. The second phase will go into effect in early 2014, with warning edits for the following data fields converting to fatal UAD edits:

  • Quality of Construction Rating (subject and comparables)
  • Location Rating (subject and comparables)
  • View Rating (subject and comparables)
  • Condition Rating (subject and comparables) (more…)
GSEs Fatal UAD list

Fatal UAD Field Edits on Appraisals to Become Effective in June 2013

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Effective June 2013, Fannie Mae and Freddie Mac (the GSEs) will convert several of the current Uniform Appraisal Dataset (UAD) compliance warning edits to fatal UAD edits in the Uniform Collateral Data Portal.

Warning edits for the following data fields will convert to fatal UAD edits in June 2013:

  • Appraisal effective date
  • Subject contract price and comparable sale price (more…)
URAR 2005 liabilities

Revisiting The Fannie Mae/Freddie Mac 2005 URAR Form Ambiguities and Liabilities

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It has been eight years since the URAR form was revised. From 2005 to mid-2008, the real estate market experienced a boom and a bust the likes of which we have never seen before, and we are finally seeing a slow recovery. Also during this period, the economic recession and poor lending practices lead to new regulations in both the appraisal and banking industries. Based on the new regulations, Fannie Mae/Freddie Mac mandated appraisers to add more information to the URAR form.

As of March 2009, the Market Conditions Addendum to the Appraisal Report required appraisers to research and analyze the general market conditions. In September 2011, Fannie Mae mandated that appraisers employ the Uniform Appraisal Dataset (UAD) as part of the URAR form. The goal was to standardize information supplied by the appraisers on the forms, especially as to descriptions of quality and condition of the subject property and comparable sales. Another directive was that whenever adjustments are made to an appraisal for the year the dwelling was built (actual age) vs. the effective age, the appraiser must provide an explanation for the adjustments. Finally, Fannie Mae also dictated that the proximity of comparable sales to the subject must be stated in miles and include the “applicable directional indicator”. Many of these changes (more…)

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