Mark had a working RE interview, sort of along those lines. It’s an interesting read.
https://www.workingre.com/fhfa-slows-bifurcated-appraisals/

Right ON, Every request should receive a potential contract with a price list and a method of ACCEPTABLE payment.

We all know what lenders need, but not what they will accept. If they are the user, its their choice

Also due to convenience of request ordering. There is an entire network of vendor services out there and some are lower priced than others. Nearly everything on this site tracks back to such service managers. Being these companies are truly clueless as to what the appraiser provides and the difference between valuation services and broker price opinions, all they see is the lower priced vendor cost of the realty agent, so that’s what they go with. GSE managers whom allowed such work arounds to exclude the appraiser and in turn allow originators to misrepresent a price opinion as a valuation service are just as much to blame.
https://propertyvendors.com/
Like for real, you could get paid more to be a professional lawn mower than to be an appraiser these days. You’ll be back in line compared to full service vendors though, as they use lawn mows as the hook to provide additional services to really beef up their income footprint and staffing needs. The website is chalked full of opportunists whom hire ignorant people to perform the work they could otherwise tap into themselves directly if they simply knew how to market themselves as a 1099 field vendor to the manager companies directly. I looked into this for over a year in great detail, including developing an equipment list, much of which is out there ready made just to attract new industry servicing members. I just could not get past the hygiene challenges, many requests are truly dirty jobs. That and posting foreclosure notices on peoples doors, just not my cup of tea I suppose. Appraisers have options to step back from appraisal, get paid more for no liability efforts, hire help, access hundreds of new companies desperate in need for service vendors. When one single lawn mowing job pays more than a hybrid or desktop appraisal… The photo takers simple inspection people are literally bottom of the service pyramid, so just fyi, that’s whom the appraisal modernization pundits claim are reliable data sources that appraisers can rely on for professional liability protection and property information. Have phone, will travel. Third party property inspectors get $8 a pop, for real, it’s a fact I verified multiple times across multiple company contacts in just the past year. Licensed agents may perform these for $25 to $50, sometimes slightly more. And that’s where the new reduced appraisal hybrid fees come from, direct relationships to the realty vendors liability free work costs. It’s important for appraisers to understand if they accept this work for those fees, they’ve lost all control over both their own liability, and their own fee schedules.

Missing the IVPI proposal yet?
https://www.workingre.com/wp-content/uploads/2013/08/IVPI-Proposalfinal.pdf

Establish and maintain adherence to the Home Valuation Code of Conduct:
1. The approved IVPI Appraiser must personally inspect the interior and exterior of the
subject property; virtual inspections are not permissible (viewing photos, videos, etc).
2. Only the IVPI approved Appraiser can perform the appraisal; the only exceptions being a
trainee, or their equivalent, working under the IVPI Appraiser’s direct personal
supervision. Unapproved Appraisers cannot inspect the subject property and sales
independently.
3. Responsible for adhering to the current edition of the GSEs appraisal policies.
4. Certifies to GSE?policy adherence in the appraisal reports.
5. Identifies the client and the client’s “target” lender in the appraisal report.
6. Appraisers to add in additional items required in USPAP for Summary Appraisal Reports
(i.e., Highest and Best Use analysis (HBU), exposure time analysis, the reasoning for
excluding approaches or methodology that would normally be expected by peers or
other lenders, etc.)
7. Appraisers to model their appraisal reports per GSEs approved examples to the extent
possible within their geographic region. When GSEs provide suggested verbiage
Appraisers should use it to the extent its applicable, etc.
8. Only individual Appraisers are approved.

Save money for the bank and the AMC. They charge full fee and give “YOU” peanuts.

When sailing blind.
Be careful of the center board when the boom is swinging

Do what you say, say what you do.
Your engagement letter will explain your assignment, and fees

Phil, as far as I’ve been aware Freddie Mac doesn’t require ANSI. Neither does the VA, USDA nor FHA.

Freddie Mac and Fannie Mae are turning down any report that doesn’t follow ANSI. You’re free to do what you wish, but if you’re doing any lender work, those lenders are going to start scratching their heads when they can’t sell mortgages backed by your reports. Just a friendly warning, but I have a feeling that the phone will stop ringing if you keep ignoring ANSI. It’s also a USPAP violation if it’s in any of your engagement letters. Are you at least using the noncompliance code?

Kathy, what do you make of the counter argument: You’re protected by limiting conditions, extra ordinary assumptions, and the clients knowing the appraiser has not inspected and they don’t expect all that much detail.

Just asking the question sounds silly but what is your rebuttal to those counter arguments? Thanks.

Review that entire painful thread if you want to. Lots of good information there but in the end, ANSI is never going to work properly if applied to appraisal valuation industry alone, and nobody else.

Supporters of mandated ANSI are like people steering blind, but somehow they remain convinced that’s the only way to sail. It’s sad really, which is why I came up with an effective work around. Work the report twice, post it pure in pdf, then altered in ansi compliant on xml, zero out your size adjusts, scoot those to lower line items, done. Many more warnings, zero new hard stop errors, and absolutely no net/gross differential between the reports. A lot more work, wasted hours for nothing other than blind following an irrational ANSI standard, but a solution none the less.

Thank you Don. Agreed!

Baggins, thanks for the input. I agree with your thinking on stairs and multi-levels.

I’m going back to forms and worms and tracing paper then, that settles it.

Good thing independent appraisers are neither affiliates nor agents.

It’s hard to get more juice from a lemon already squeezed dry.

He’s well aware of how to advocate for amc’s.

Don’t believe everything you read on the internet.

Agents are known to just fish out something similar in terms of models, and slap those graphic floorplans or sketches into listings. Appraisers would have to be out of their minds to rely on agent stated sketch data. Those are marketing graphics to help buyers get a general feel, and probably the only person to look at sketches in detail are appraisers. I routinely see MLS listing sketch inclusions for completely different properties or original non altered floor plans from builder data back in the day, which is simply not accurate pertaining to the current home. I’ve even seen them pick sketches from pre listing appraisals which are equally unreliable. Appraisers whom stand back and say; I used this method so that’s the ultimate truth! They’re being stupid. We are supposed to measure and report to the standard of the market at hand, which said standard is laid out by municipal building codes and assessors recognition therein. Otherwise we do not have matching units of measurement and the appraiser is dealing with polluted data.

I’m networking with appraisers looking for default management. This other dude said he’s not taking this one lead but I could have it. A whopping $50-$100 per hybrid appraisal report. Oh yeah, brag about that one.

ANSI is stupid, when assessors and builders do not also use that standard. My work around, will work for your scenario Dan. Although if all you’re dealing with is stairs, you can just steal a lower grid line item to adjust that 100 sq ft back, or provide free writing note why you did not adjust for the 100 sq ft of stairs, but that will confuse reviewers. It is always better to adjust for every last sq ft and never round, although many do not agree on that point. I hold to the exact method to keep report error alert fires down with automatic analytical software. You’ll drive up gross just a sliver with a lower line item adjust back approach but if it’s just a hundred sq ft, not a big deal. The real problems are when you run into bi and tri levels and cross comp them against each other or two stories. That’s when you need this work around to avoid irrational net/gross indicators for otherwise unnecessary adjustments. NOW DO AS I SAY AND DO IT MY WAY OR ELSE! That’s Fannie for you in 2022, authoritarian tones. And yes, I too have also seen agents claiming ‘ansi compliant size’, to try and get a leg up on their listing competition, in areas where all public data is not ansi compliant. It’s so cheap and sleezy. Feel bad for buyers whom are standing by to get hoodwinked. And I’m not touching those orders, where relative pricing is already boosted higher than normal range based on fictitious technical size reporting. This is going down exactly as predicted; government intervention solves one problem and creates at least two more new ones.
https://appraisersblogs.com/ansi-measuring-standard-required-by-fannie-mae-in-2022/#comment-34590

Bryan, I may give up on my lawn mowing dreams. It’s probably a better idea to just skip all the hassle and confusion, give up on life in general. I’m hanging on with like four more liters of whiskey then honestly I’m not sure what will happen.