Mueller Sample Report. You Decide!

  • 195
  • 56
  • 20
  •  
  •  
  •  
  •  
  •   
  •  
    271
    Shares

VaCAP Board

Coalition of Appraisers in Virginia at Virginia Coalition of Appraiser Professionals
Coalition of individual appraisers working together to unite, promote and protect the collective interests of all appraisal professionals in Virginia; to promote needed changes in laws, rules, regulations, policies and standards affecting all appraisers in Virginia; to observe and report the actions of regulatory, legislative, oversight, and standards-setting entities of the Commonwealth.
VaCAP Board

Latest posts by VaCAP Board (see all)

Mueller Sample Bifurcated Appraisals. YOU Decide! - AppraisersBlogsA recruiter for Mueller Services, Inc. (Mueller Reports) contacted a VaCAP member about joining their team as a W-2 employee to complete bifurcated appraisals. Our member communicated with them and received samples of their product.  During the course of the communication, the recruiter mentioned, via email:

In the past 30 days, we have had 23 cases in Virginia as a whole and expect that number only to increase.

A quick check on the Department of Professional Occupational Regulations (DPOR) website revealed Mueller Services, Inc. is not registered as an appraisal firm. In fact they are not registered at all. In Virginia, to operate an appraisal business, you must be registered as a business entity with DPOR. This includes businesses residing in and outside of Virginia. In Virginia, the information, application and instructions are on the website. DPOR has telephones. Mueller Services, Inc. could have picked up the phone and talked with someone. Or even still, they could have emailed or faxed a question. The email address and fax number is right there on the website. What about Mueller’s legal counsel? Certainly they should have known a license may be required.

If your business is an LLC, corporation, or partnership, you must also be registered with the State Corporation Commission (SCC). This also includes businesses residing in and outside of Virginia that are conducting business in Virginia. A quick check of the SCC’s website revealed, Mueller Services is not registered with the SCC either. Our member forwarded the information to DPOR as a formal complaint. A response was received.

Bottom line, Mueller Services, Inc. has been operating in Virginia without proper licensing and registration!

A foreign corporation, limited liability company, business trust, limited partnership or registered limited liability partnership (i.e., organized or existing under the laws of a state or jurisdiction other than Virginia) may not transact business in Virginia until it obtains a certificate of authority or certificate of registration from the State Corporation Commission.

Now we understand that every state is different, but seriously come on, how hard is it to find out what is required? All you have to do is do a Google Search, or heck just ask Siri! The SCC’s website has a FAQ section which spells out the need for registering with the SCC and even spells out registration is also required with the Virginia Department of Taxation as well as the Virginia Employment Commission.

How many other states is Mueller operating in without a proper license and registration?

So what are the consequences of not obtaining proper registration and authority to operate in Virginia? Well the SCC’s FAQ’s answers that question with a direct link to § 13.1-920. Consequences of transacting business without authority. What protections of law does the consumer have? If the appraiser is licensed and the company is not, will the appraiser be liable in a court of law?

What about those bifurcated appraisal reports Mueller is completing?

Here is a sample of a Mueller Report. You decide: Has the appraiser analyzed and summarized the required information in accordance with USPAP Standards 1 and 2? What about highest and best use? Has an analysis been done? Results summarized? Has the appraiser used recognized methods and techniques to determine a site value? Does this report indicate the appraiser has complied with all aspects of USPAP? Is this a credible report?

VaCAP can not stress enough to do your due diligence on all your assignments. If a company you have not done business with before approaches you, check to make sure they are properly registered with DPOR as well as the SCC. Your recourse may be limited if something goes wrong. As for a bifurcated appraisal, remember you are responsible for all the information in the report, including property information provided by someone else. The Virginia Real Estate Appraisal Board will be issuing a guidance document to all licensees in the coming months. We recommend following that guidance once released.
 

VaCAP Board

VaCAP Board

Coalition of individual appraisers working together to unite, promote and protect the collective interests of all appraisal professionals in Virginia; to promote needed changes in laws, rules, regulations, policies and standards affecting all appraisers in Virginia; to observe and report the actions of regulatory, legislative, oversight, and standards-setting entities of the Commonwealth.

You may also like...

46 Responses

  1. Avatar Milton P says:

    Not getting a license to operate? Sadly, these people make Coester look good!

    11

    0
  2. Avatar Advocate says:

    The Colorado Appraisal Board discussed hybrid appraisals at their last board meeting. They specifically talk about Mueller and how they do not allow adequate time for the appraiser to complete the assignment. Listen to the audio.

    https://drive.google.com/drive/folders/1sweg_GzVQ43HuGesZgDohSQwknoQupg9

    Select Order of business. The discussion lasts about 20 minutes.

    14

    0
    • Avatar CJK says:

      I find it interesting that the Appraisal Foundation and the State boards, just let FNMA and some lenders dictate how our profession is run, sad really. It is time for them to stand up and say enough is enough, but they do not have a back bone. The state regulators function to protect the public, and yet they continue to let this type of stuff work it’s way into the market. The next move will be to let Corelogic run everything.

      9

      0
      • The Appraisal Foundation? Seriously?

        They are too busy ‘being’ the worlds leading experts on IVS, Business valuation, M&E, Personal Property, Gems, Mining, Mass Appraisals for non-lending purposes AND “educating” state regulators that haven’t done a USPAP compliant appraisal in over 20 years that THEY don’t need to perform USPAP compliant reviews while investigating other appraisers for USPAP compliance.

        Forget FIRREA and the elected Congress! TAF and AARO are making up their own rules as they go along.

        Operating without a license is small potatoes for those that have been working overtime to destroy the public trust in the appraisal profession.

        5

        0
  3. Mike Richard on Facebook Mike Richard on Facebook says:

    .

    3

    0
  4. David Samnick on Facebook David Samnick on Facebook says:

    .

    3

    0
  5. Randa Arnold Madden on Facebook Randa Arnold Madden on Facebook says:

    This is the company fannies is using!

    8

    0
    • Baggins Baggins says:

      https://www.indeed.com/cmp/Mueller-Reports/reviews

      Job reviews are what we expect from bifurcated related companies. 80 acre, .10 acre, same compensation. A network of unlicensed hopeful work from home people doing the jobs that are supposed to be reserved for licensed appraisers and accredited home inspectors. Only 1 year experience required. I would not trust my own apprentice with only 1 year under direct supervision.

      Good lead Randa. Google search specific: “mueller reports” “fannie” / Promoted by Clearbox! They want staff appraisers but apparently they’ll settle for independents if they have to. I know some people call that ‘an appraisal report’.

      All I see is a form with the majority of free writing spaces blank. Personally I fill all of that and have more insight than a stupid graph and some typical range of pricing expectation statements. Will someone tell the ‘inspectors’ we need a hell of a lot more than 25 pictures total. The disclosure language is a peach; don’t rely on this report for any reason what so ever, and I’m a special accredited appraiser! No mention if he scaled up the assessors land value to current market. Just inadequate regardless if it’s a ‘full’ or a ‘hybrid’. Totally failed to bracket size of home on the low side. I suppose nice decks and porches, worth nothing, not adjustable? 3 whole sales? Don’t stress yourself out with all that hard work bro. Someone tell that guy to include the sketch area breakdown on the same page. That’s why I still use Apex Medina, the ensuing index and calculation of space figures presented on that same single page as the sketch.

      Cheers.

      14

      0
  6. Avatar CJK says:

    As always, the appraiser is fully responsible for the content of the appraisal report regardless of the data source. We cannot disclaim our liability away. If the state comes after us they will always find something to complain about. I am not sure if I will do this type of work for $75-$125. How much will they pay the “Home Inspector” and how much will they charge the borrower? When these loans go into default they will say it was the appraisers fault. They really do not want appraisers anymore, they just want form fillers so they can close the loan in 5 days.

    12

    0
  7. Avatar Eric West says:

    Inspections are done by “insurance inspectors” with no appraisal background. They want 24 hour turn time. Check Glassdoor reviews.

    https://www.glassdoor.com/Reviews/Mueller-Reports-Reviews-E272289.htm

    Do yourself a favor and stay away from this company

    Great job VaCAP!

    10

    0
    • That’s what they CLAIM but on the actual reports inspection is performed by “Mueller Inc.”…apparently corporations really ARE people! I am not ‘deeming’ anyone competent to inspect and report credibly without a human beings name and qualifications attached to their report.

      Nor would USPAP permit me to assume via EA that they are qualified because I have absolutely ZERO reasons to believe they are other than the corporation claiming its responsible. The same corporation that can’t tell if it needs a business or other license to operate in a specific state?

      8

      0
  8. Avatar CJK says:

    If the appraiser is doing a desk appraisal and is not driving the comparables, how do they know if an adjustment is required for location and/or view? MLS photos might not help.

    12

    0
    • Avatar Koma says:

      Funny you mention that. Went to use a sale as a comparable and not only did the agent not mention the mountain view, but the drone pictures did not include it either. Another instance again pictures taken by a drone and the mountain views they pointed to could not be seen from the property it was actually taken above the neighbors pine trees (approx. 3+ stories) encircling the subject property on three sides. Crazy!

      12

      0
      • Avatar CJK says:

        The E&O companies tell the appraisers to take as many photos as we can. They can win a case just by our photos. Now, some clients do not even want us to look at the property. I wonder if this will have any impact on our E&O insurance. We need to carry E&O so these same clients can sue us, funny how that works.

        11

        0
  9. Randa Arnold Madden on Facebook Randa Arnold Madden on Facebook says:

    and to mention… the report you write is on THEIR system which THEY can change anything you put in!

    9

    0
  10. Avatar Mike says:

    On the top of page 3 of the sample report it states the appraiser is a designated member of the Appraisal Institute. Can anyone point to any AI course or publication that states restating the assessors value is an acceptable method to determine a site value? What about any other source? Do any “peers” do that?

    What gets me is the appraiser made adjustments for site size differences based on the tax assessment! Well at least he / she explained what they did, but that does not make it right.

    What about those basement adjustments? No room count above grade, but inconsistent adjustments for below grade room counts The report has no credibility.

    18

    0
    • Baggins Baggins says:

      There is so little there, yet so much, good review finds Mike. This is rich! Check out the posted job description requirements image above. How exactly does one ‘recognize the need to reject reports back to the appraiser’ without any experience in the first place? Bozos.

      10

      0
  11. Desiree Mehbod Desiree Mehbod says:

    I ran into a Mueller “inspector” yesterday. While driving my comps, I saw a guy with a measuring wheel and thought he was an appraiser. So I stopped to chat. When I asked him if he was an appraiser, he said sort of… he does inspections for Mueller. Naturally, my antenna went up and I started to drill him with questions.

    I asked him how much he gets paid, how many he does a day, what he does during inspections, if he does interior/exterior or just exterior inspections, what does the report look like etc. He stated that the fee depends on the job (insurance purposes or appraisals, exterior only or interior and exterior inspections) and that he gets paid between $12 to $40. He also get bonuses depending on speed. Bonuses of $5. He does both exterior only and full inspections. He does not get paid more for complexity, size, distance, etc. He tries to “inspect” multiple properties in the same area to maximize profit.

    Everything is done on the app. He checks in when he gets to the property and checks out for time spent at the property (speed), records his mileage, takes photos (front, street and rear; the latter if possible, if not he makes notation), takes measurements if job requires it and if possible (if not makes notation) and enters everything in the app.

    I asked if he was a home inspector; no; assessor; no; so any experience in real estate; yes; would you care to specify; sure I’m a realtor and he hands me his business card. I gave him mine and told him that I make $150 per final inspection and that I would never do what he does for $12-$40.

    25

    0
    • Avatar CJK says:

      So the Realtor is getting paid $12 – $40 to do a home inspection. That is crazy, many of the brokers in my area do not even inspect the listings they just go by whatever the Public Record says (very lazy). Some of them do not even show up for the appraisal anymore. If they pay the “inspector” $12 – $40, and the appraiser $75 – $125, will they still charge the borrower $600? Do the State regulators even care about this?

      12

      0
  12. Avatar Advocate says:

    I have been talking to consumers at every inspection about hybrid appraisals. I have yet to find one consumer who has thought this was a good idea. Has anyone else? Maybe we should be doing a public poll to consumers.

    Another thought: How are these inspectors getting into the properties? The MLS system will not allow access to lock boxes unless you are a member of their association and are licensed. Is there something in the rules and regs of the lock box agreements that would prevent agents from using the lock box for any other purpose other than sales? Why hasn’t NAR spoken up about this policy? This does impacts current and future sales.

    9

    0
    • Avatar CJK says:

      In my market the Realtors would just give the appraiser a day code to get into the property, in this way they do not need to show up for the appraisal inspection. Now, appraisers need to use an app on the cell phone. From what I understand, I call the broker and they give my phone the ability to open the lock box. Some of the brokers will not even come out to owner occupied properties, they must feel that It is not important for them to talk to the appraiser, very lazy way of doing things. When I first started (1983) back in the day, the brokers would measure the property, take photos and show up for the appraisal. Now some of them just use the Public Record, have someone else take the photos, and give the appraiser the combination.

      8

      0
      • Avatar Advocate says:

        But do the rules and regulations allow the agents to release the code to an unlicensed person? I would hope not, otherwise the agent could give the code to anyone. Can you imagine the liability the agent is taking, as well as the broker and Realtor Association for allowing this practice?

        8

        0
        • Avatar CJK says:

          I would assume that many of the people who are doing these “inspections” are not licensed nor do they have insurance. So, if a broker was to give them access to the clients property and something was to happen, should the broker be held partly reasonable? It could be that they do not show up for the appraiser because appraisers are licensed and have insurance, I am not sure how they will deal with these “inspectors”. In Colorado even real home inspectors do not have a license.

          My question is this, do these “inspectors” know the difference between a HUD manufactured home and a State approved UBC/IRC? Will they take the photos of the data plate, HUD tags, installation tag, and state sticker? Do they even know how to locate them?

          8

          0
          • Even worse (in my opinion) is the ‘Corporate named inspection’ rather than a human being.

            Mueller, in their non-USPAP compliant products; performed on real estate in states where Mueller has no appraisal license or AMC license (and they ARE an AMC by most states definitions even with 1,500 W2 “employee appraisers”) the boilerplate says the property inspection was performed by “Mueller LLC”.

            Corporations don’t inspect. People do…notwithstanding the Supreme Courts finding that corps are people too. No appraiser that wants to keep their license should be “deeming” a third party inspection by a corporation to be credible. We have no way of knowing who at the corporation did the inspection or what their qualifications are.

            11

            0
            • Baggins Baggins says:

              Requesting the new FNMA forms hardstop if new fields are not filled out. The individuals name whom inspected. Any and all typing or data service assists. The compensation amount. Sunlight is the best medicine and outsourcing only leads to much larger problems than time management and income concerns.

              7

              0
            • Avatar Koma says:

              Or even if a in person observation was completed at all.

              5

              0
            • Avatar Advocate says:

              Agreed Mike! Sadly, these garbage products are being rolled out at a record pace. The state boards do not act that quickly, if at all, so any action taken will be too late. They need to get in front of this now. The only states that have taken the initiative have been forced to by appraisers. I have not seen any results except for Illinois.

              9

              0
    • I’m still trying to find those millennials that are so affluent as to be able drive a demand that the entire market must speed up to give them Amazon like speed and convenience.

      Personally, I think its the same type of misleading claim that the same LIARS put out about a national appraiser shortage

      3

      0
  13. Avatar Bill Johnson says:

    You decide. Are you going to pay Joan Trice & Appraisal Buzz $79 for the latest and greatest AMC directory? There are four kinds of people in this world, (1) appraisers, (2) those who want to profit off of appraisers, (3) those who want to get rid of appraisers, and a very special group, (4) those who want to profit off of appraisers while they are trying to get rid of us.

    Seek the truth.

    12

    0
    • Baggins Baggins says:

      This just in; Elimination of FHA inspectors roster.

      Must have been a sore spot for the disposable high turnover inspector model. Attached.

      I like CJK here, what is the insurance requirement? And, we simply can’t just ‘trust’ they’re competent.

      8

      0
      • Avatar CJK says:

        Thanks for the heads up on FHA. I never understood why they had a fee inspector complete the final inspection for properties under construction. When all of my clients always required the original appraiser to complete the final inspection. In my market permits are issued, the building department completes all the inspection, and a CoO is issued. The fee inspectors may have served a purpose for markets with no building codes.

        4

        0
    • Avatar CJK says:

      (4) those who want to profit off of appraisers while they are trying to get rid of us.

      As one of my friends would say: “that is classic.”

      6

      0
      • Avatar Bill Johnson says:

        Thanks CJK, I’m here all week. Don’t forget to tip your waitstaff.

        Seek the truth.

        1

        0
      • The classic part is offering a product at a price that no reputable appraiser can compete with. The LIE about it being USPAP compliant until the greedy morons at specific lenders accept and defend the deficient product until regulators can no longer pretend the report types routinely violate USPAP BY DESIGN, just as the old First American/ACI PACE PRO hybrids did.

        3

        0
  14. Avatar Mike Allen says:

    Also interesting is that I found nowhere in the sample appraisal, where the fee is broken out (Appraiser, AMC, Borrower). As a Utah appraiser, I’m very familiar with this breakout as it is required to be included on each appraisal, by the State of Utah.

    Mueller must not be licensed here either or they would/should know that.

    12

    0
    • That’s strange – VaCAP found they lacked a license in Virginia as well…of any kind!

      I wondered who could possibly ever beat out Clear Val in the hybrid-garbage arena. These guys are definite contenders. The 1,500 appraisers they claim to have on their staff should be VERY careful because eventually examples of all bad work find their way into the public arena.

      5

      0
  15. Avatar Milton P says:

    From the sample report: “A 9% increase in median sales price is considered a “stable” price trend”. If that statement is correct, what would be considered an appreciating price trend? Would the appraiser also state a 9% decrease is also a stable price trend?

    Did anyone see a summary of highest and best use? We all know checking the box does not satisfy Standard 2 reporting.

    6

    0
  16. Avatar don says:

    The feds guaranteeing the loans is the problem, not the appraisers, the loan brokers, the agents, insurance. These agents do whats expected and the American people absorb the burden. The elected US Congress continues to support this fraud.

    Returning to good lending practice is a political problem. Given enough incentives any of US would give in.

    3

    0
  17. Avatar Will says:

    Mueller will not pay an appraiser more than 3 hours to complete a report at between $50-98/hour.

    My neighbor, a heavy daily pot smoker and not all that bright, called Mueller to sign up for inspection training at $19/hr plus gas money.

    See where this is going? Total failure in 2-3 years. Borrower’s will probably still pay full appraisal rate for a half price product. Not a chance the lender will pass the savings along to the borrower.

    I’m hearing stories from borrowers that certain lenders are charging the borrower $1,650 for an appraisal that my old office charged the lender $850 for, another lender charged $1,980 for a 1004 + Comp Rent Survey that I charged the lender $950 for.

    It looks like the lenders not only moved the lender appraisal ordering & review cost from the lender’s side of the ledger to the borrower’ side of the ledger plus adding a ridiculous, non earned profit onto it too boot.

    3

    0
  18. Avatar JJ says:

    FORMER EMPLOYEE COMMENT

    STAY AWAY AT ALL COSTS. COMPLETE SHAM COMPANY.

    We only had 3 days of training as inspectors and then we were working cases via phone app. I had no prior experience whatsoever and had to self teach myself everything. A lot of guessing. All I would really do is drive to homes, take pictures and then use a real estate website that rhymes with “Pillow” to get appraisal data. This report would be sent to a QA dept. where they would edit as they see fit and then send to Insurance companies. I am ashamed to know this could have affected someones insurance policy.

    After 2 months on the job, I stopped getting cases to my phone. HR or management would not return my emails or calls. I was sent an email simply saying “Case ordering dropped unexpectedly.” I didn’t receive cases for over 3 weeks and no one from the company would give me answers or speak to me. I am DISGUSTED by how I was treated as an employee. Now I am struggling to pay my bills and find another job. I left a stable job to join this company and they used me and then dumped me without saying a word to me.

    SPREAD THE WORD!!!!!!!

    AVOID MUELLER SERVICES INC. MUELLER SERVICES INC IS A SCAM
    AVOID MUELLER SERVICES INC. MUELLER SERVICES INC IS A SCAM
    AVOID MUELLER SERVICES INC. MUELLER SERVICES INC IS A SCAM
    AVOID MUELLER SERVICES INC. MUELLER SERVICES INC IS A SCAM
    AVOID MUELLER SERVICES INC. MUELLER SERVICES INC IS A SCAM
    AVOID MUELLER SERVICES INC. MUELLER SERVICES INC IS A SCAM
    AVOID MUELLER SERVICES INC. MUELLER SERVICES INC IS A SCAM
    AVOID MUELLER SERVICES INC. MUELLER SERVICES INC IS A SCAM

    11

    0

Leave a Reply

Your email address will not be published. Required fields are marked *

xml sitemap

Mueller Sample Report. You Decide!

by VaCAP Board time to read: 3 min