Virginia Real Estate Appraiser Board - Appraisers Blogs

Property Valuation and the Future of Data Collection

AppraisersBlogs — Wed, 29 Jul 2026 12:30:58 +0000

Property valuation is shifting fast, and the push to regulate who collects the data inside people’s homes will determine whether the process stays accurate, safe and trustworthy. Property data collection has quietly become one of the most consequential shifts in modern real estate, reshaping how lenders, AMCs and national platforms gather the information that ultimately determines a homeowner’s equity, a buyer’s loan terms and the integrity of the appraisal process itself. Yet most consumers have no idea who is actually walking through their home, measuring rooms, photographing conditions or documenting features. In many states, the answer is startling: no license,...

“No Name” Licenses, No Accountability: From Highways… Two fatal crashes, one in Florida and one in California, have reignited national concern over so-called “no name” commercial driver’s…
AMC Hires a Convicted Felon as Property Data Collector The recent case of Paschal Uchendu, a convicted felon awaiting sentencing for orchestrating a $1.2 million armed robbery of a…
House Measurement by Property Data Collector Gone Wrong The lender allowed an unlicensed property data collector give bad data to the appraiser... I work for this lender and…

The post Property Valuation and the Future of Data Collection appeared on Appraisers Blogs.

The Board Has Spoken, and AMCs Should Pay Attention

AppraisersBlogs — Mon, 06 Jul 2026 12:30:02 +0000

The Board handled this case with the same patience appraisers have when an AMC sends “preferred comps” from another planet. Virginia’s Real Estate Appraiser Board delivered a message at its June meeting that was impossible to miss. An attorney appeared on behalf of Financial Asset Services and Brandon Sison, asking the Board to reconsider the discipline handed down in March. The request arrived without the AMC or Sison themselves, which already set an interesting tone. When you ask a regulatory board to undo a suspension, showing up in person is usually a good start. The March decision was clear. The...

Fannie Mae Filed a Complaint Against Me An appraiser shared the following with us which was posted on one of the appraisers’ groups. Fannie Mae filed a…
West Virginia Appraisal Board Scheme The Doomed Quest to Reform a corrupt West Virginia Licensing Board “Board members earn money working for a law firm…
USPAP’s Typical Buyer Standard in the Fair Housing Era The Irreconcilable Conflict Between USPAP's Typical Buyer Standard and the Current Fair Housing Compliance Regime. Retain this document as a…

The post The Board Has Spoken, and AMCs Should Pay Attention appeared on Appraisers Blogs.

Suspended: The AMC That Turned “Review” Into a Value Demand

AppraisersBlogs — Thu, 19 Mar 2026 12:30:14 +0000

Financial Asset Services and its chief appraiser did not just cross the line of appraiser independence, they marched past it so boldly that the Virginia Board suspended them both. In a rare twist involving a reverse mortgage, the push for a lower value became so aggressive that the Board ultimately issued a second suspended license to drive the point home. The Virginia Coalition of Appraiser Professionals recently highlighted a case that should make every appraiser pause. Financial Asset Services (FAS) was hired to manage a reverse mortgage appraisal, a product where the pressure often runs in the opposite direction. Instead...

Appraisal Regulation Compliance Council Exposes… The Appraisal Regulation Compliance Council published a detailed breakdown to the CFPB, which showed the median average AMC fee being…
The Board Has Spoken, and AMCs Should Pay Attention The Board handled this case with the same patience appraisers have when an AMC sends “preferred comps” from another planet. …
Look in the Mirror The phrase “take a look in the mirror” is a common idiom used to encourage self-reflection and introspection. It is…

The post Suspended: The AMC That Turned “Review” Into a Value Demand appeared on Appraisers Blogs.

It’s Just Responsible Journalism!

VaCAP Board — Wed, 21 Feb 2024 13:30:14 +0000

Not reporting complete and accurate information is nothing more than irresponsible journalism! The local television station WWBT, NBC 12 in the Richmond market is airing a story on Thursday February 22 during the 6 pm News Broadcast, about racial bias in real estate appraisals. We know this is not a new topic and previous stories that have aired have been extremely one sided and not from the appraiser’s perspective. VaCAP was not contacted for information, nor were any appraisers that we know. We have seen the negative impact this type of story has on our profession and we need your...

Why is Only One Side of This Story Being Told? There are always two sides to every story; however, understanding is a three-edged sword: your side, their side, and the…
The Other Side, Racism in Appraisals ...the other side of things, the appraiser profession side since no other news media and organizations are willing to do…
AI to Counter Flawed Appraiser Bias Narrative In reality, appraisers have a great story to tell, but we have a long way to go to refocus the…

The post It’s Just Responsible Journalism! appeared on Appraisers Blogs.

AMC Engagement Letter: Appraisers Do Not Include Your Invoice

VaCAP Board — Fri, 28 Jul 2023 12:30:23 +0000

File the complaint against the AMC yourself OR Forward the engagement letter to VaCAP to file on your behalf. At the recent Virginia Appraisal Board Meeting on Wednesday June 28th, a discussion occurred about Appraisal Management Companies prohibiting appraisers from including their invoices with the appraisal report. The overall consensus of the Board Members was this practice could be a violation of Virginia Appraisal Management Company Statute § 54.1-2022 B. “B. The appraisal management company shall not prohibit an appraiser from disclosing in the appraisal report the actual fees charged by an appraiser for appraisal services, and shall otherwise comply...

Appraisers Not Signing Up with These AMCs Over the past few weeks VaCAP has been hearing from our members on some of the concerns they have with…
The AMCs: Coming Soon to a Lawsuit Near You The AMCs built an entire system on silence, and now the quiet parts are being said out loud. For years,…
From Dealerships to AMCs: Tech Fees as the New Normal Tech fees have spread so far and wide that even my oil change felt like a crash course in AMC…

The post AMC Engagement Letter: Appraisers Do Not Include Your Invoice appeared on Appraisers Blogs.

Call to Comment; AMC Disciplinary Action

VaCAP Board — Fri, 09 Jul 2021 12:30:33 +0000

1. A Call to Comment has been issued. 2. VA is looking for Appraisers. 3. AMC Disciplinary Action Snowballs into Multiple States… A Call to Comment has been issued. The FTC is asking for public comments on the consent decree by the Louisiana Real Estate Appraisal Board. The time line to comment is short and ends on July 22, 2021. VaCAP asks each of you to take a few minutes and read the consent decree as well as the analysis provided by the FTC before commenting. The link for the Federal Register that contains all the information can be found...

New Appellate Decision - LREAB v FTC FTC’s price-fixing enforcement action against LREAB... A federal appellate court – the U.S. Court of Appeals for the 5th Circuit…
When ‘Protected’ Becomes Pressure: You Have Until… The new fair‑housing course weaponizes protected characteristics to pressure appraisers into outcome‑driven valuation, directly contradicting USPAP’s prohibition on advocacy. The…
Fannie Mae Filed a Complaint Against Me An appraiser shared the following with us which was posted on one of the appraisers’ groups. Fannie Mae filed a…

The post Call to Comment; AMC Disciplinary Action appeared on Appraisers Blogs.

You’re on the Menu

VaCAP Board — Thu, 03 Jun 2021 11:30:45 +0000

“If you don’t have a seat at the table, you are on the menu…” Would it be misleading to disclose you performed a personal inspection of a property done with significant appraisal assistance in which you relied on supported demographics? Well maybe… The Appraisal Foundation has issued a discussion draft to answer this question and others similar to it and wants your opinion. Now we understand that some of you will comment about what’s the point and some will state they don’t have time to participate; others will simply ignore it all together. Someone once said “If you don’t have a seat...

The Town With No Bank: How Rural America Lost Its… For decades, we’ve been told that the problem is demand. That people don’t want to live in rural America anymore.…
When ‘Protected’ Becomes Pressure: You Have Until… The new fair‑housing course weaponizes protected characteristics to pressure appraisers into outcome‑driven valuation, directly contradicting USPAP’s prohibition on advocacy. The…
Fannie Mae Filed a Complaint Against Me An appraiser shared the following with us which was posted on one of the appraisers’ groups. Fannie Mae filed a…

The post You’re on the Menu appeared on Appraisers Blogs.

It Is Time to Stop the Trend

VaCAP Board — Mon, 08 Feb 2021 13:30:59 +0000

Why FHFA thinks the GSE’s should be even discussing appraisal processes is a question that needs to be asked of FHFA… Appraisers have let others dictate many things in our profession. It is time to stop the trend… How about 20 questions? The Federal Housing Finance Agency (FHFA) has 20 questions for you. Well, actually it is only 19 questions. The FHFA is the organization of the Federal Government that oversees Fannie and Freddie. They want feedback on how the GSE’s should move forward with appraisal policy, risk and appraisal processes. Now why FHFA thinks the GSE’s should be even discussing appraisal processes...

FHFA to Screw Up Appraisals The FHFA is looking for comments on how they can better screw up the appraisal process. So if you’ve got…
FHFA RFI on Hybrids, Waivers, AVMS, Racism The FHFA is requesting input on appraisal related policies, practices and processes. We encourage everyone to submit comments. The Request…
It’s Time to Take Out the Junk: AMC Practices Exposed Appraisers have spent years carrying the weight of broken AMC practices, and this article pulls every one of those practices…

The post It Is Time to Stop the Trend appeared on Appraisers Blogs.

Playing Fast and Loose With Credit?

VaCAP Board — Wed, 24 Jun 2020 12:30:59 +0000

CFPB is moving forward with proposing to eliminate the Debt to Income requirement… Appraisers, prepare yourself for what we are about to share. The short sighted proposal is simply nonsensical from every angle. The Consumer Financial Protection Bureau wants to eliminate the Debt to Income requirement on Qualified Mortgages. You may recall this was proposed a while back and most of the profession objected strongly. Letters, emails and phone calls were made and this absurdity went away. Earlier today CFPB Director, Kathy Kraninger announced the CFPB is moving forward with proposing to eliminate the Debt to Income (DTI) requirement and...

The Town With No Bank: How Rural America Lost Its… For decades, we’ve been told that the problem is demand. That people don’t want to live in rural America anymore.…
Fannie Mae Filed a Complaint Against Me An appraiser shared the following with us which was posted on one of the appraisers’ groups. Fannie Mae filed a…
USPAP’s Typical Buyer Standard in the Fair Housing Era The Irreconcilable Conflict Between USPAP's Typical Buyer Standard and the Current Fair Housing Compliance Regime. Retain this document as a…

The post Playing Fast and Loose With Credit? appeared on Appraisers Blogs.

Disciplinary Cases Against Hybrid Appraisers

VaCAP Board — Fri, 07 Feb 2020 13:30:27 +0000

Rumor has it there are several Virginia Real Estate State Appraisal Board disciplinary cases against appraisers revolving around hybrid appraisals… Some are for and some are opposed. It is a business decision on which types of assignments you choose to accept. If you choose to complete a hybrid or bifurcated appraisal, you need to pay attention and ask yourself a few questions. Is the fee I am receiving for completing this assignment reasonable for the scope of work I must perform? Notice the term customary was not used as these products are new and there is no customary fee YET....

Is Georgia Going Rogue? VaCAP has learned the Georgia Real Estate Appraisal Board is considering rescinding rule 539-1-.23. This rule is the customary and…
First the Borrower Fee. Now the Appraiser… Two lawsuits place Class Valuation’s fee transparency and staff-appraiser compensation practices under federal scrutiny. Most appraisal disputes examine only one…
Sketch or Floor Plan? The FLOOR PLAN has all the elements of a SKETCH... Appraisers, I was given some ‘inside info’ about DESKTOP assignment reports…

The post Disciplinary Cases Against Hybrid Appraisers appeared on Appraisers Blogs.

AMCs Responsible for the Hybrid Inspection

VaCAP Board — Thu, 01 Aug 2019 12:30:01 +0000

It seems holding the appraisal management companies responsible for the hybrid inspection is the best option. The thinking was they choose, engage and pay the inspector. The Virginia Real Estate Appraiser Board met for its quarterly meeting on July 30, 2019. We are happy to report CoesterVMS no longer has a license to operate in Virginia. The Board voted to accept the consent order accepting the voluntary surrender of his license. The Board also passed a motion to draft legislation to be introduced into the General Assembly giving the Board regulatory control over the hybrid inspection and those individuals that...

Look in the Mirror The phrase “take a look in the mirror” is a common idiom used to encourage self-reflection and introspection. It is…
It’s Time to Take Out the Junk: AMC Practices Exposed Appraisers have spent years carrying the weight of broken AMC practices, and this article pulls every one of those practices…
Uncovering Flaws in FHA Appraisal & Loan Review Process The story of this single mother's harrowing experience with a defective home purchase and HUD's negligent oversight exposes deep flaws…

The post AMCs Responsible for the Hybrid Inspection appeared on Appraisers Blogs.

Overwhelming Majority Are Against Hybrids

VaCAP Board — Wed, 24 Jul 2019 12:30:46 +0000

The next Virginia Real Estate Appraisal Board Meeting will be held on July 30th, 2019 @ 10:00 AM. This meeting will be a historic meeting as the board will be discussing the proposed hybrid appraisal guidance document and the corresponding 153 public comments. Also on the agenda, CoesterVMS is listed under the disciplinary cases! Why is this meeting so important? First, the 153 comments is the second highest amount of comments that have been made on any guidance document in the past year. The highest amount of comments on any proposed guidance document was by the Board of Health Professions in which 727...

The Real Cause of the Home Value Gap Is the Income Gap Blaming appraisers for the income gap will never solve the real underlying problem... Blaming appraisers for the income gap is…
The New & Improved Fannie Mae “FRAUDULATOR 2.0” Originally known as Fannie Mae’s Collateral Underwriter (CU), and subsequently Collateral Underwriter 2.0 (CU-2)i this always dubious product of Fannie…
Uncovering Flaws in FHA Appraisal & Loan Review Process The story of this single mother's harrowing experience with a defective home purchase and HUD's negligent oversight exposes deep flaws…

The post Overwhelming Majority Are Against Hybrids appeared on Appraisers Blogs.

Full Transparency in Fee Disclosure

VaCAP Board — Mon, 15 Jul 2019 12:30:37 +0000

Requirement to disclose appraisal fees: Uniform Settlement Statement SHALL include the AMC fee AND fee paid directly paid to the appraiser by the AMC… HB 3619 has been referred to the House Financial Services Committee. VaCAP has learned over the weekend that HB 3619 has been introduced in the US House of Representatives. HB 3619, short titled “Appraisal Reform Act of 2019” amends the Financial Institutions Reform, Recovery and Enforcement Act. The main change to FIRREA deals with appraisal management company and appraiser trainee registries and the addition of a member of the Veterans Affairs on the Appraisal Subcommittee. The bill also modifies Section 2603,...

Appraisers Not to Disclose AMC Fee? An appraiser/reader sends me this text from an XOME appraisal request: Good Morning, The state of NY requires the appraiser…
The Town With No Bank: How Rural America Lost Its… For decades, we’ve been told that the problem is demand. That people don’t want to live in rural America anymore.…
Lack of Fee Transparency: Exposing the AMC Exploitation By keeping the borrower in the dark about the true cost of the appraisal, the AMCs are able to charge…

The post Full Transparency in Fee Disclosure appeared on Appraisers Blogs.

Bounced Checks, Bankruptcies & Waivers

VaCAP Board — Fri, 12 Jul 2019 12:30:48 +0000

VaCAP has learned that another AMC might be having financial difficulties. There are conversations currently taking place in two appraiser groups on Facebook. The discussions revolve around bounced checks from an appraisal management company. The comments are varied and some are stating they are having no issues with this particular appraisal management company when it comes to payment. Others are stating invoices are past due from April and late payments have been the norm with this amc recently. One commenter stated their bank has issued a hold on checks from this amc. Then there is the original post from an...

Stand Your Ground! Many states have laws in place that allow citizens to protect themselves and their property without prosecution. In the appraisal profession,…
Devastating Impact of a Blanket Waiver Appraisal management companies do not understand the nuances of the appraisal profession, nor do they understand the challenges many rural…
What Goes On Behind The Scenes... This year it appears many AMCs have turned to blast requests of fee and turn time. We get them constantly…

The post Bounced Checks, Bankruptcies & Waivers appeared on Appraisers Blogs.

What Will It Take?

VaCAP Board — Tue, 25 Jun 2019 12:30:14 +0000

What is it going to take for every appraiser to comment on Town Hall concerning the proposed Guidance Document on hybrid appraisals? Even if you have no intentions of ever completing a hybrid appraisal, it is important for you to place a comment on Town Hall concerning the document and these questionable products. If appraisers are not willing to step up and take a stand against actions that are contributing to the next housing crash, who will? If you have seen any of the samples floating around on the blogs and forums, you realize very quickly, these products are not credible...

Is the GSE's "Appraisal Modernization" Really Just… Mass Appraisal tend to exhibit a regressive nature... In the intricate landscape of real estate mortgage financing, the notion of…
The New & Improved Fannie Mae “FRAUDULATOR 2.0” Originally known as Fannie Mae’s Collateral Underwriter (CU), and subsequently Collateral Underwriter 2.0 (CU-2)i this always dubious product of Fannie…
The Great Debate on Appraisal Fees She included several different fee split examples indicating AMCs retained as much as 70 percent of the total appraisal fee…

The post What Will It Take? appeared on Appraisers Blogs.

Hybrid Appraisals, Invitation to Fraud

Michael Ford — Thu, 13 Jun 2019 12:30:12 +0000

Until FNMA released their version of a test format for hybrids (1004P) there was not one hybrid form appraisal process and online form reporting system found that was not egregiously misleading in the entire country. Not one. Not Clarocity’s, nor Clear Capital’s or Mueller Inc. A “typical hybrid” sample follows. https://appraisersblogs.com/clearval-value-hybrid-appraisal Not those crafted in Hyderabad, Pakistan for $8 Billion for just one year’s Wall Street Investments (as published by Cezary Podkul Wall Street Journal) where the preparers claimed to be able to produce 360+ per day by illegally using broker login credentials from state-licensed brokers in America. The entire...

Top DEI Bosses Have a Problem - Diversity The ranks of the new DEI bosses at the financial institutions are no more diverse than the appraisers their institutions…
Uncovering Flaws in FHA Appraisal & Loan Review Process The story of this single mother's harrowing experience with a defective home purchase and HUD's negligent oversight exposes deep flaws…
The Town With No Bank: How Rural America Lost Its… For decades, we’ve been told that the problem is demand. That people don’t want to live in rural America anymore.…

The post Hybrid Appraisals, Invitation to Fraud appeared on Appraisers Blogs.

Bifurcated Appraisals, a Controversial Topic

VaCAP Board — Thu, 06 Jun 2019 12:30:30 +0000

As most of you know, hybrid or bifurcated appraisals are a very controversial topic currently. Virginia statutes and regulations have language which gives many of us pause on the compliance of hybrid appraisals as they are being presented in the industry. The Board has published a proposed guidance document in the hopes to clarify the language in our laws. Unfortunately, the proposed guidance document falls short of providing any meaningful guidance or clarification. Per Virginia statute, the document has been published on Virginia Legislative Town Hall for public comments. At the end of the comment period, it is our understanding...

The New & Improved Fannie Mae “FRAUDULATOR 2.0” Originally known as Fannie Mae’s Collateral Underwriter (CU), and subsequently Collateral Underwriter 2.0 (CU-2)i this always dubious product of Fannie…
First the Borrower Fee. Now the Appraiser… Two lawsuits place Class Valuation’s fee transparency and staff-appraiser compensation practices under federal scrutiny. Most appraisal disputes examine only one…
Desktop Appraisals: Has The Devil Infiltrated The… Are desktop appraisals with third-party inspectors protecting the public, or are these products about to destroy the very profession I…

The post Bifurcated Appraisals, a Controversial Topic appeared on Appraisers Blogs.

Should AMCs Be Audited?

VaCAP Board — Tue, 07 May 2019 12:30:12 +0000

Why haven’t State Licensing Boards audited AMCs? Things went a bit crazy, but in a very good way! Monday April 29th, VaCAP launched a consumer protection campaign on WRVA 1140 AM News Radio. Our email and social media accounts were non stop. Many of our sister Coalitions in The Network of State Coalitions helped spread the word and shared our Press Release with their members, posted on their websites and on their social media pages. A huge thank you to all our Sister Coalitions for helping us spread the word. In case you missed all the excitement, here is the...

It’s Time to Take Out the Junk: AMC Practices Exposed Appraisers have spent years carrying the weight of broken AMC practices, and this article pulls every one of those practices…
The Great Debate on Appraisal Fees She included several different fee split examples indicating AMCs retained as much as 70 percent of the total appraisal fee…
How to Destroy the Appraisal Profession Anytime the government gets involved in an issue, it tends to have more adverse effects than positive ones. It makes…

The post Should AMCs Be Audited? appeared on Appraisers Blogs.

Mueller Sample Report. You Decide!

VaCAP Board — Tue, 12 Mar 2019 12:30:02 +0000

A 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...

I'd Be Better off at McDonalds ...they provide no documentation as to how their algorithm produces this indicated value... I had to "jump in the pool"…
Are Bifurcated Appraisals Legal in Your State? Lately there has been a push for bifurcated (hybrid) appraisal products. Those promoting these questionable products claim it will reduce…
AMC Asking Appraisers to Violate State Law ...inducing another to violate... Appraisers Beware! VaCAP has been informed an email has been sent to Virginia Appraisers from Xome…

The post Mueller Sample Report. You Decide! appeared on Appraisers Blogs.

What If the Algorithms Are Wrong?

VaCAP Board — Mon, 04 Feb 2019 13:30:29 +0000

Algorithms are everywhere… “Algorithms decide who gets a loan, who gets a job interview, who gets insurance and much more — but they don’t automatically make things fair. Mathematician and data scientist Cathy O’Neil coined a term for algorithms that are secret, important and harmful: “weapons of math destruction.” Learn more about the hidden agendas behind the formulas.” “Algorithms are opinions embedded in code. It’s really different from what you think most people think of algorithms. They think algorithms are objective and true and scientific. That’s a marketing trick. It’s also a marketing trick to intimidate you with algorithms, to...

Shifting Narrative of Appraisal Modernization ...the reasoning for changing the appraisal process has shifted... Is there are Crisis? Rahm Emanuel eloquently stated “You never let…
Increased Regulatory Persecution of Appraisers The current and proposed revised version of USPAP also opens the door to increased regulatory persecution of licensed and certified…
Fannie Mae Filed a Complaint Against Me An appraiser shared the following with us which was posted on one of the appraisers’ groups. Fannie Mae filed a…

The post What If the Algorithms Are Wrong? appeared on Appraisers Blogs.

Virginia Real Estate Appraiser Board - Appraisers Blogs

Property Valuation and the Future of Data Collection

Related Posts:

The Board Has Spoken, and AMCs Should Pay Attention

Related Posts:

Suspended: The AMC That Turned “Review” Into a Value Demand

Related Posts:

It’s Just Responsible Journalism!

Related Posts:

AMC Engagement Letter: Appraisers Do Not Include Your Invoice

Related Posts:

Call to Comment; AMC Disciplinary Action

Related Posts:

You’re on the Menu

Related Posts:

It Is Time to Stop the Trend

Related Posts:

Playing Fast and Loose With Credit?

Related Posts:

Disciplinary Cases Against Hybrid Appraisers

Related Posts:

AMCs Responsible for the Hybrid Inspection

Related Posts:

Overwhelming Majority Are Against Hybrids

Related Posts:

Full Transparency in Fee Disclosure

Related Posts:

Bounced Checks, Bankruptcies & Waivers

Related Posts:

What Will It Take?

Related Posts:

Hybrid Appraisals, Invitation to Fraud

Related Posts:

Bifurcated Appraisals, a Controversial Topic

Related Posts:

Should AMCs Be Audited?

Related Posts:

Mueller Sample Report. You Decide!

Related Posts:

What If the Algorithms Are Wrong?

Related Posts: