Fannie Mae - Freddie Mac - Appraisers Blogs

Surviving UAD 3.6: Secondary Market Risk Protocols

Desiree Mehbod — Mon, 19 Oct 2026 12:30:31 +0000

If economic necessity forces you to accept UAD 3.6 assignments, you cannot afford to sign blindly while exposed to massive secondary market liability risks. The reality on the ground for independent real estate appraisers is unforgiving. While the industry debates the long term dangers of data harvesting, many independent business owners face an immediate, binary choice: sign the new UAD 3.6 reports and accept Certification 25, or stop feeding your family. Not every appraiser has a robust book of private estate, divorce, and non lending work. Transitioning away from AMCs takes time, marketing skills, and capital that many simply do...

UAD 3.6 Erases My Legal Defenses: Insurance Industry Agrees The insurance industry just verified the erasure of my legal defenses under UAD 3.6. The corporate apologists and tech insiders…
The MLS Interior Photo Blackout & UAD 3.6 The rollout of UAD 3.6 creates a massive data clash, leaving us completely unable to verify comparable sales just as…
UAD 3.6 and the Danger of Corporate Pragmatism The rollout of the new UAD 3.6 framework has triggered a major wave of compliance literature, and a perfect example…

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The MLS Interior Photo Blackout & UAD 3.6

Desiree Mehbod — Fri, 16 Oct 2026 12:30:32 +0000

The rollout of UAD 3.6 creates a massive data clash, leaving us completely unable to verify comparable sales just as Bright MLS launches new controls to hide interior photos and property details. A home inspector recently posted a video on Facebook that highlights exactly what our profession is facing with data privacy. He was sounding the alarm to consumers and professionals, warning them about how cloud reporting software silently piped private property defect data straight to corporate risk pools. It is a message that resonates deeply with appraisers, who have been screaming into the void about data exploitation for years....

UAD 3.6 and the Danger of Corporate Pragmatism The rollout of the new UAD 3.6 framework has triggered a major wave of compliance literature, and a perfect example…
UAD 3.6 Erases My Legal Defenses: Insurance Industry Agrees The insurance industry just verified the erasure of my legal defenses under UAD 3.6. The corporate apologists and tech insiders…
Inspectors Blocked the Door, Appraisers Handed Over the Keys A fellow appraiser dropped a direct message in my inbox with a link to home inspector Preston Kincaid's Facebook video,…

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UAD 3.6 and the Danger of Corporate Pragmatism

Desiree Mehbod — Wed, 14 Oct 2026 12:30:30 +0000

The rollout of the new UAD 3.6 framework has triggered a major wave of compliance literature, and a perfect example is a recent article by Woody Fincham at Valuation Nation, titled “Certification 25: What’s the Real Risk to the Appraiser?”. In his piece, Woody sets aside the rhetoric and lists my AppraisersBlogs article regarding our legal defenses under this dataset as a citation reference at the end of his post. While he acknowledges the existence of this perspective, his broader argument claims that the legal risks of signing Certification 25 are low, the threat of regulatory discipline is minimal, and...

Our Metrics, Their Millions: Exposing the Backdoor Data Rush If you still think the corporate panic over structural data is just a theoretical debate about software licensing, a tech…
Inspectors Blocked the Door, Appraisers Handed Over the Keys A fellow appraiser dropped a direct message in my inbox with a link to home inspector Preston Kincaid's Facebook video,…
UAD 3.6 Erases My Legal Defenses: Insurance Industry Agrees The insurance industry just verified the erasure of my legal defenses under UAD 3.6. The corporate apologists and tech insiders…

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Inspectors Blocked the Door, Appraisers Handed Over the Keys

Desiree Mehbod — Mon, 12 Oct 2026 12:30:11 +0000

A fellow appraiser dropped a direct message in my inbox with a link to home inspector Preston Kincaid’s Facebook video, and watching him warn the public sent a chill through me because his words mirrored the exact warnings I have been shouting about our own appraisal profession. To understand the shock, you first need to know what Spectora is and how home inspectors work. Spectora is the dominant cloud software platform used by roughly 7,000 independent home inspectors across the country to draft, format, and deliver digital property inspection reports. By law and standard contract, home inspectors operate under strict...

UAD 3.6 Erases My Legal Defenses: Insurance Industry Agrees The insurance industry just verified the erasure of my legal defenses under UAD 3.6. The corporate apologists and tech insiders…
Certification 25 and the Quiet Breach of Appraiser… Certification 25 made me realize that my refusal to participate in UAD 3.6 was justified long before I even knew…
Cert 25 Dilemma: TAF Abdicates Its Role as Ethics Arbiter We finally have a direct written response from The Appraisal Foundation regarding the Cert 25 confidentiality crisis and it is…

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UAD 3.6 Erases My Legal Defenses: Insurance Industry Agrees

Desiree Mehbod — Thu, 08 Oct 2026 12:30:15 +0000

The insurance industry just verified the erasure of my legal defenses under UAD 3.6. The corporate apologists and tech insiders have spent weeks trying to downplay the Certification 25 confidentiality crisis. They’ve lined up to tell independent appraisers that the new language is just a passive weather report, a routine disclosure, or an innocent acknowledgement of a reality that has existed for many years. But the ultimate reality check just arrived from the very people who calculate risk for a living, and it completely blows the corporate defense strategy out of the water. Isaac Peck, Publisher of Working RE Magazine...

Certification 25 and the Quiet Breach of Appraiser… Certification 25 made me realize that my refusal to participate in UAD 3.6 was justified long before I even knew…
Who Controls Access in UAD 3.6 Access has become the most expensive word in the appraisal industry, a reminder that every new “solution” seems to cost…
Cert 25 Dilemma: TAF Abdicates Its Role as Ethics Arbiter We finally have a direct written response from The Appraisal Foundation regarding the Cert 25 confidentiality crisis and it is…

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Cert 25 Dilemma: TAF Abdicates Its Role as Ethics Arbiter

Desiree Mehbod — Fri, 02 Oct 2026 12:30:47 +0000

We finally have a direct written response from The Appraisal Foundation regarding the Cert 25 confidentiality crisis and it is a masterclass in bureaucratic buck passing. A peer recently contacted TAF to ask how appraisers can remain compliant with the USPAP Ethics Rule while signing a form that opens the floodgates for data distribution. TAF basically hid under their desks. They claimed they cannot give legal advice and told us that questions about Cert 25 are best suited for Fannie Mae and Freddie Mac since they built the form. Then they dropped this standard canned line to try and brush...

Certification 25 and the Quiet Breach of Appraiser… Certification 25 made me realize that my refusal to participate in UAD 3.6 was justified long before I even knew…
Who Controls Access in UAD 3.6 Access has become the most expensive word in the appraisal industry, a reminder that every new “solution” seems to cost…
The 3.6 Rollout: Chaos Now, Clarity Later? The 3.6 rollout has raised more questions than answers, leaving the industry navigating a landscape that remains unclear. UAD 3.6…

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Certification 25 and the Quiet Breach of Appraiser Confidentiality

Desiree Mehbod — Tue, 29 Sep 2026 12:30:38 +0000

Certification 25 made me realize that my refusal to participate in UAD 3.6 was justified long before I even knew what was buried in its certifications. A peer sent me Phil Crawford’s new podcast episode this morning, and I opened it without thinking much of it because I had assumed his retirement from the show meant he was done weighing in on industry developments. I have been following the news and the chatter around 3.6, but I haven’t been preparing for it. I have not taken any UAD 3.6 classes, have not attended any seminars, have not tested the form,...

Who Controls Access in UAD 3.6 Access has become the most expensive word in the appraisal industry, a reminder that every new “solution” seems to cost…
Flags Over Facts: The Road to Obsolescence The latest round of modernization comes wrapped in friendly language, but the flags are hard to miss if you’ve been…
The Appraisal Profession’s Perfect Storm: A… The new UAD form, the AMC fee gouging, the waivers, the false bias claims. It’s a perfect storm of assaults. …

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Who Controls Access in UAD 3.6

Guest Author — Tue, 22 Sep 2026 12:30:34 +0000

Access has become the most expensive word in the appraisal industry, a reminder that every new “solution” seems to cost appraisers more while giving them less control. Today’s Tom Sawyer, he gets high on you, and the space he invades, he gets by on you. Those words feel strangely appropriate as the appraisal profession moves into UAD 3.6. The new appraisal environment is not simply a revised form. It is a data-rich, data-driven system built around large amounts of property information being routed directly into appraisal software. Matrix MLS systems already exchange structured data through API-based pathways using standards such...

The 3.6 Rollout: Chaos Now, Clarity Later? The 3.6 rollout has raised more questions than answers, leaving the industry navigating a landscape that remains unclear. UAD 3.6…
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…
Flags Over Facts: The Road to Obsolescence The latest round of modernization comes wrapped in friendly language, but the flags are hard to miss if you’ve been…

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The 3.6 Rollout: Chaos Now, Clarity Later?

Logan Dorman — Fri, 18 Sep 2026 12:30:08 +0000

The 3.6 rollout has raised more questions than answers, leaving the industry navigating a landscape that remains unclear. UAD 3.6 has dominated the appraiser conversation on LinkedIn, yet the irony is that almost nobody truly understands it. That isn’t the fault of appraisers. Even the most experienced professionals and the people positioned as “3.6 experts” have more questions than answers. I recently listened to a panel of appraisers I respect immensely, and even they acknowledged the gaps. The truth is simple: people may be preparing for 3.6, but nobody is fully ready. Admitting that doesn’t make anyone less competent. It...

The Trainee Inside the Fast and Cheap Model The trainee walked into a job expecting mentorship and instead found a crash course in misconduct. There is a widening…
UAD 3.6: The Appraisal Industry’s Shiny New Straightjacket UAD 3.6, the appraisal industry’s shiny new straitjacket, promises efficiency but threatens to bury appraisers under a mountain of data…
Flags Over Facts: The Road to Obsolescence The latest round of modernization comes wrapped in friendly language, but the flags are hard to miss if you’ve been…

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Appraiser Independence: What Does it Mean & Who Does it Apply to

Guest Author — Mon, 31 Aug 2026 12:30:57 +0000

Why It Matters Appraiser independence is mandated by state and federal laws – not a professional courtesy. Every agent, broker, loan officer, lender and AMC involved in a transaction with a lender-ordered appraisal is legally prohibited from influencing the appraiser’s value conclusion and from interfering in the appraisal process. Violations can cost you your license, trigger federal civil penalties, NAR sanctions, civil liability, and in extreme cases, criminal prosecution.1 “I didn’t know” is not a defense. The Legal Foundation Three federal frameworks govern this area. Title XI of FIRREA (1989) requires all appraisals for federally related transactions to be performed...

No I Won't Work With This Appraiser How much power do agents have over the appraisal process? The lender gets a call. Agent tells them that appraiser…
Violating Appraisal Independence Through Harassment,… It shall be unlawful... to engage in any act or practice that violates appraisal independence... Appraisers, I have written the…
Expert Wants to “Eliminate” Appraisers Mortgage Industry Expert Wants to “Eliminate” Appraisers – A Response The National Mortgage News website just published an interview with…

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Flags Over Facts: The Road to Obsolescence

Desiree Mehbod — Thu, 02 Apr 2026 12:30:03 +0000

The latest round of modernization comes wrapped in friendly language, but the flags are hard to miss if you’ve been paying attention. For years, appraisers have been warning that the mortgage industry was slowly engineering us out of the process. We were told we were paranoid. Resistant to change. Stuck in the past. Then the newest Mortgage Credit Executive Order arrived, and the appraisal section opened with a single line that confirmed everything we’ve been saying: expand AVMs, desktops, hybrids, and AI. That’s the priority. Everything else in that section is just polite filler wrapped around a strategy to shrink...

Fannie Mae Fraud and Abuse Exposed History of waste, fraud & abuse at this rogue organization... Fannie Mae reported this week it had fired more than…
UAD 3.6: The Appraisal Industry’s Shiny New Straightjacket UAD 3.6, the appraisal industry’s shiny new straitjacket, promises efficiency but threatens to bury appraisers under a mountain of data…
Imagine Running the Lawn Mower Industry Like the… I’m on about lawn mowing lately. It’s my new full time passion. The appraisal industry should be as straight forward…

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When Appraisers Rally: Korea Sends the U.S. a Wake-Up Call

AppraisersBlogs — Fri, 03 Oct 2025 12:30:30 +0000

In Seoul, appraisers didn’t write op-eds. They didn’t file quiet complaints. They rallied. And Korea took notice. On September 29, the Korea Association of Property Appraisers (KAPA) staged a public protest outside KB Kookmin Bank’s headquarters, condemning the bank’s in-house collateral valuations as illegal under Korea’s Appraisal Act. The Ministry of Land had already ruled the practice unlawful, yet banks continued hiring internal appraisers to fast-track high-value loans. KAPA’s response? Signs, speeches, and a full-throated demand for accountability. Meanwhile, in the United States, appraisers face a quieter, but no less existential, threat. Not just from the GSEs, but from banks...

How U.S. Home Valuations Are Being Subverted At the crossroads of it all is a campaign to weaken or eliminate valuations... The nonprofit is now exploring ways…
The Nightmarish End of Home Appraisals In his 1946 essay “Politics and the English Language,” the late British novelist, essayist and critic George Orwell examined the…
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…

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The Town With No Bank: How Rural America Lost Its Mortgage Lifeline

Dallas T. Kiedrowski, MNAA — Fri, 29 Aug 2025 12:30:24 +0000

For decades, we’ve been told that the problem is demand. That people don’t want to live in rural America anymore. That lending dried up because the buyers disappeared. That it’s just the market working as it should. But what if we’ve been telling the wrong story? Because when you look closely, when you actually follow the data, the decisions, and the people left behind, it turns out rural America didn’t walk away from mortgage credit. Mortgage credit walked away from rural America. The Collapse of Local Lending Up until the 1980s, a family in a small farming town could walk...

The One-Mile Rule: Prudent Policy or Modern Day Redlining? ...whether through redlined maps or implicit "one-mile rule," the result can be undervalued properties in historically marginalized neighborhoods. Throughout the…
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…
UAD 3.6: The Appraisal Industry’s Shiny New Straightjacket UAD 3.6, the appraisal industry’s shiny new straitjacket, promises efficiency but threatens to bury appraisers under a mountain of data…

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Inflated Prices, Taxed to Death

Jeremy Bagott — Thu, 21 Aug 2025 12:30:52 +0000

Freddie, Fannie Have Unwittingly Stoked Property Tax Firestorm. Inflated home values, engineered by Fannie and Freddie’s appraisal waivers and algorithmic lending, have distorted the market and saddled taxpayers with rising property tax burdens. A wildfire is scorching the earth. Flashpoints are Texas, Florida, Colorado, Georgia, Illinois, Iowa, Kansas, Pennsylvania, North Dakota, New Jersey, Ohio, Nebraska and Wyoming. There are others. Consider: The average U.S. home price in midyear 2020 was $371,100. In just two years, it jumped 41% to $525,100, as reported by the St. Louis Fed. Property values have risen almost 27% faster than inflation since 2020, according to...

Data Cancer Infecting the Real Estate Market They have created the phenomenon known as “data cancer” which reduces an appraisal to a rubber stamp that contaminates the…
Fannie Mae to Maryland: DROP DEAD Mortgage giant Fannie Mae and her twin, Freddie Mac, have a message for the State of Maryland: Kindly disintegrate. A…
Wells Fargo Workers Went on Appraisal-Fraud Bender Loan officers at Wells Fargo altered values in the bank’s database, so loans would qualify for so-called appraisal waivers... It…

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The Harbor Model: Where Appraisers Take the Helm

AppraisersBlogs — Fri, 08 Aug 2025 12:30:17 +0000

The Harbor Model offers a bold blueprint for restoring transparency, authorship, and oversight in a valuation industry long dominated by silent data extraction. The author of this article has chosen to remain anonymous, not out of fear, but out of necessity. Since 2012, they’ve been developing a disruptive valuation model that challenges entrenched interests in the appraisal and AMC industries. Their work has drawn direct confrontations from AMC owners and industry insiders, many of whom are threatened by the implications of these proposals. Anonymity, in this case, is a shield, not from scrutiny, but from retaliation. If you want to...

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…
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…
Pickleball, Promises, and the Quiet Takeover of Appraisal While they’re busy flexing their pickleball paddles, the real play is a bill quietly strip‑mining appraisers’ work. “Fair warning, we…

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Baghdad Bob of Freddie Mac Merits Mention As Mideast Erupts

Jeremy Bagott — Thu, 26 Jun 2025 12:30:32 +0000

In true Baghdad Bob fashion, Scott Reuter leads Freddie Mac’s effort to ensure that no inconvenient fact is left uncensored. For a brief time in April 2003, Saddam Hussein’s charismatic Information Minister, Mohammed Saeed al-Sahhaf, became a worldwide pop-culture icon. During the invasion of Iraq, al-Sahhaf faced reporters on the roof of a Baghdad hotel. All around him, columns of smoke billowed and sirens blared. Glide bombs shook the earth. American and British coalition forces poured into the city. Denying reality, al-Sahhaf insisted: “There are no American troops in Baghdad!” The next day, Baghdad fell. But al-Sahhaf’s gift for bombastic...

Objectionable Valuations Become Hate Speech,… The censorship, scapegoating and sidelining of appraisers has done real damage to borrowers and the purchasers of bonds... Attacks on…
The Nightmarish End of Home Appraisals In his 1946 essay “Politics and the English Language,” the late British novelist, essayist and critic George Orwell examined the…
The Censorship of Appraisers Thirty-seven hours after President Biden took the oath of office, White House officials met with executives at social media companies.…

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UAD 3.6: The Appraisal Industry’s Shiny New Straightjacket

AppraisersBlogs — Fri, 30 May 2025 12:30:22 +0000

UAD 3.6, the appraisal industry’s shiny new straitjacket, promises efficiency but threatens to bury appraisers under a mountain of data demands and tech troubles, risking the integrity of valuations in a quest for modernization. The appraisal industry is bracing for the rollout of the Uniform Appraisal Dataset (UAD) 3.6, a supposed game-changer slated for an optional beta in September 2025 and a mandatory debut by November 2026. Promising to drag appraisal reporting into the modern age with a sleeker, property-specific framework, UAD 3.6 has appraisers across the country muttering a mix of cautious hope and outright skepticism. But let’s be...

New UAD Overhaul: What Appraisers Can Expect in 2025… Folks, I recently attended a Train the Trainer 1.5 day class about the new UAD/URAR, jointly facilitated by Fannie Mae,…
The Harbor Model: Where Appraisers Take the Helm The Harbor Model offers a bold blueprint for restoring transparency, authorship, and oversight in a valuation industry long dominated by…
Who Controls Access in UAD 3.6 Access has become the most expensive word in the appraisal industry, a reminder that every new “solution” seems to cost…

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The Appraisal Profession’s Perfect Storm: A Veteran’s Take on a Dying Craft

Desiree Mehbod — Fri, 02 May 2025 12:30:49 +0000

The new UAD form, the AMC fee gouging, the waivers, the false bias claims. It’s a perfect storm of assaults. I’ve been an appraiser since 1993, back when fax machines were cutting-edge and the internet was a clunky novelty. Over three decades, I’ve seen this profession weather storms, economic crashes, regulatory overhauls, you name it. But what’s happening now? It’s not a storm; it’s a tsunami. Our industry is hemorrhaging talent, drowning under false accusations, and getting squeezed by corporate greed and bureaucratic overreach. As someone who’s stubbornly refused to bend the knee to Appraisal Management Companies (AMCs), I’m here...

The Shadowy AMC Fees Draining Billions from Homebuyers The hidden costs of appraisal management companies (AMCs) in the real estate industry have faced growing scrutiny, as highlighted by…
A Cry from the Appraisal Trenches: The Fall of GSE Oversight That could bring our best and brightest back to GSE lending, leveling the playing field with fairer work distribution. Picture…
GSE Exec Boasts Scheme to Slash Appraiser Numbers At a recent appraisal event, a GSE executive, after a few drinks, privately told his nearby colleagues that we suck…

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Fannie Mae’s Conservatorship: A Babysitter’s Blunder

Guest Author — Mon, 28 Apr 2025 12:30:06 +0000

Calling the FHFA a babysitter for Fannie Mae doesn’t fully capture the dysfunction. What the general public doesn’t understand is that Fannie Mae has been under conservatorship since the 2008 market crash — a status far from ideal, just one step from bankruptcy. By definition, a conservatorship is a legal arrangement where a court appoints a conservator to manage the affairs of an entity unable to do so itself, due to financial distress or other incapacity. It’s a polite term for babysitting an organization that can’t handle its own affairs. A Babysitter Who Sparks Chaos Calling the Federal Housing Finance...

A Cry from the Appraisal Trenches: The Fall of GSE Oversight That could bring our best and brightest back to GSE lending, leveling the playing field with fairer work distribution. Picture…
Fannie Mae Fraud and Abuse Exposed History of waste, fraud & abuse at this rogue organization... Fannie Mae reported this week it had fired more than…
Data Cancer Infecting the Real Estate Market They have created the phenomenon known as “data cancer” which reduces an appraisal to a rubber stamp that contaminates the…

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A Cry from the Appraisal Trenches: The Fall of GSE Oversight

Guest Author — Fri, 25 Apr 2025 12:30:13 +0000

That could bring our best and brightest back to GSE lending, leveling the playing field with fairer work distribution. Picture this: a system built to protect homeowners, backed by taxpayer dollars, now teetering on the edge of betrayal. The regulatory framework governing Government-Sponsored Enterprises (GSEs) was once a fortress of consumer protection, transparency, and fairness. As an appraiser, I’ve watched this fortress crumble. The rules imposed on GSEs and their partners—our trade-off for their congressional charter—have been chipped away through years of cunning maneuvers by trade groups and stakeholder interests. What’s left is a hollow shell, far removed from the...

Data Cancer Infecting the Real Estate Market They have created the phenomenon known as “data cancer” which reduces an appraisal to a rubber stamp that contaminates the…
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…

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Fannie Mae - Freddie Mac - Appraisers Blogs

Surviving UAD 3.6: Secondary Market Risk Protocols

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The MLS Interior Photo Blackout & UAD 3.6

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UAD 3.6 and the Danger of Corporate Pragmatism

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Inspectors Blocked the Door, Appraisers Handed Over the Keys

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UAD 3.6 Erases My Legal Defenses: Insurance Industry Agrees

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Cert 25 Dilemma: TAF Abdicates Its Role as Ethics Arbiter

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Certification 25 and the Quiet Breach of Appraiser Confidentiality

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Who Controls Access in UAD 3.6

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The 3.6 Rollout: Chaos Now, Clarity Later?

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Appraiser Independence: What Does it Mean & Who Does it Apply to

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Flags Over Facts: The Road to Obsolescence

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When Appraisers Rally: Korea Sends the U.S. a Wake-Up Call

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The Town With No Bank: How Rural America Lost Its Mortgage Lifeline

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Inflated Prices, Taxed to Death

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The Harbor Model: Where Appraisers Take the Helm

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Baghdad Bob of Freddie Mac Merits Mention As Mideast Erupts

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UAD 3.6: The Appraisal Industry’s Shiny New Straightjacket

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The Appraisal Profession’s Perfect Storm: A Veteran’s Take on a Dying Craft

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