UAD - Appraisers Blogs

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...

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…
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…

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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,…
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…
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…

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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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New UAD Overhaul: What Appraisers Can Expect in 2025 & Beyond

Dave Towne — Thu, 19 Sep 2024 12:30:42 +0000

Folks, I recently attended a Train the Trainer 1.5 day class about the new UAD/URAR, jointly facilitated by Fannie Mae, Freddie Mac and Aloft. About 20 other instructors from across the US were also present. This class is required before this new UAD material can be taught to other appraisers, under contract with the GSEs. My info below is a limited high-level summary for the new UAD and URAR of what was presented, and what the appraiser community can expect to see, from now into 2026. It is not meant to be comprehensive; I may send out other info as...

New URAR Redesign Spec Released The Appraisal Forms & UAD Redesign Spec has been released and the current forms are being retired. This means that…
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…
Dear Representative, FNMA Has Gone Rogue! Dear representative, waiving/eliminating property appraisal for lending purposes is wanton recklessness. Fannie Mae’s decision to waive/eliminate property appraisal for lending…

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Is the GSE’s “Appraisal Modernization” Really Just Mass Appraisal?

Dallas T. Kiedrowski, MNAA — Thu, 07 Mar 2024 13:30:04 +0000

Mass Appraisal tend to exhibit a regressive nature… In the intricate landscape of real estate mortgage financing, the notion of appraisal waivers recently dubbed “Value Acceptance”, by the Government Sponsored Enterprises (GSEs), has stirred considerable debate. The most recent statistics show Value Acceptance accounts for up to 40% of all mortgage approvals. It is presented as part of the GSEs “Appraisal Modernization” initiative, which aims to streamline the mortgage appraisal process. However, a closer examination reveals potential drawbacks, raising questions about its efficacy and impact on the housing market. Despite its roots in a methodology designed to support appraisers, Value...

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…
County Assessors' Standards | AVM Final Rule Guidance County Assessors have the advantage of being able to calibrate their models specifically for one market, allowing for a more…
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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UAD Redesign Timeline

Dave Towne — Wed, 31 Jan 2024 13:30:09 +0000

Appraisers, to see more about the upcoming new UAD currently in design, read the Updated Timeline link in the message below. My concern at this point is ‘training’ materials will be available in Q4 2024, but actual implementation of the ‘new reporting process’ won’t begin until Q3 2025 with limited production, into 2026. Note that in the future “form numbers” won’t be used. Instead, the assignment instructions will be based on a scope of work for the loan process on the particular Subject property. As someone who’s potentially interested in ‘training’ appraisers on the new process, it seems to me...

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 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.…
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,…

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Seller Filed a Racial Bias Complaint Against Me

Guest Author — Tue, 07 Nov 2023 13:30:08 +0000

So what’s caused the sudden loss of income? Could it be because of the racial bias complaint filed against me by an unhappy Seller… Fannie Mae accomplished what they set out to do in July 2011, when they initiated their Uniform Appraisal Dataset (UAD) and the Uniform Collateral Data Portal. The goal was to collect enough property data to effectively remove appraisers from the home buying and refinancing process. It all started with Dodd-Frank Act, a several hundred pages Act signed into law by then President Obama, sold to unsuspecting Americans as a protection from the corrupt business practices of...

Low Appraised Value = Racial Bias? When the appraised value didn’t meet the sale price, the first assumption was that the appraiser conspired to lower the…
Dear Representative, FNMA Has Gone Rogue! Dear representative, waiving/eliminating property appraisal for lending purposes is wanton recklessness. Fannie Mae’s decision to waive/eliminate property appraisal for lending…
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…

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Sale Price vs Appraised Value Disconnect

Dave Towne — Mon, 10 Apr 2023 12:30:15 +0000

How can it be said that valuing a property lower than its eventual sale price based on current market evidence is tantamount to BIAS? The article titled “FHFA Data Fueling Looks into Appraisal Bias” was in the Inside Mortgage Finance Publications e-newsletter on 4/06/23. The Federal Housing Finance Agency is a is a critical provider of the data necessary for oversight, enforcement and research, FHFA Director Sandra Thompson noted during a discussion in late March. According to aggregate statistics from the Uniform Appraisal Dataset released by the FHFA, roughly 57% of appraisals were above the contract price in 2021. Just...

A Low Appraisal is Now a Bad Appraisal A low appraisal is now a bad appraisal. Well, that's according to the headline. The article does not stress ‘bad.’…
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 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…

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New URAR Redesign Spec Released

AppraisersBlogs — Fri, 31 Mar 2023 12:30:42 +0000

The Appraisal Forms & UAD Redesign Spec has been released and the current forms are being retired. This means that appraisers will no longer be using individual forms for each property type, but instead will have to use a single dataset with output varying based on property characteristics. If you want to get an idea of what this looks like, take a look at Appendix D-1 of the spec document. The new URAR form is going to be used for all types of properties as well as hybrid & traditional appraisals. It is important to note that this redesign requires...

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…
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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Under-Valuations Unrelated to Racial Bias

AppraisersBlogs — Tue, 21 Feb 2023 13:30:52 +0000

Under-valuations that more accurately reflect the homes’ “true” value as opposed to the contract price will also alert the buyer, not just the lender, that he or she may be over-paying, which often triggers a renegotiation… when the seller and buyer settle on a new price after the appraisal, the new lower price reduces credit risk, costs to the borrower, and ultimately results in greater wealth for the buyer. The AEI Housing Center recently released an analysis revealing that reports by the Federal Housing Finance Agency (FHFA) and by Brookings, attributing the greater prevalence of under-valuations in home purchase appraisals...

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…
AEI Research Critique of Freddie Mac's Misleading… More great research from AEI. This is an analysis of Freddie Mac's misleading and basically defamatory paper on Appraisal Gap.…
Census Data Used as Evidence for Bias I’ve previously written about how the various spear throwers at appraisers have used ‘census tract data’ in their assertions that…

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UAD Composite Property Data Info Released to the Public

Dave Towne — Thu, 27 Oct 2022 12:30:08 +0000

Appraisers, since 2011, the GSEs (called the ‘Enterprises’) have been collecting and analyzing appraisal data using their proprietary Uniform Appraisal Dataset (UAD) which was overlaid on four of the standard GSE appraisal forms, SFR’s and Condo’s only. Ever since then, appraisers and other users have complained that none of that data was available. Well, now it is available, but not highly detailed down to specific properties. See below for the web site link. Some of that data is granular down to specific Census Tracts, which appraisers seldom, if ever, use in their market analysis to determine comparable sales and their...

Racial Targeting Under the Heading of Diversity,… This time around, the racial targeting is masked as a virtue under the heading “Diversity, Equity and Inclusion,” or “DEI.”…
Census Tract Info Used Against Appraisers "Census tract boundaries do not necessarily define the subject's market..." Appraisers, of all the issues I’ve written about or questioned…
Census Data Used as Evidence for Bias I’ve previously written about how the various spear throwers at appraisers have used ‘census tract data’ in their assertions that…

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Proposed Design of the URAR

Dave Towne — Thu, 17 Mar 2022 12:30:03 +0000

Here’s the link to the ‘slide show’ the GSE’s have produced showing proposed design of the future, revised, URAR appraisal form. In my initial very quick observation of the proposed changes, there is FAR MORE INFO REQUESTED about the subject and comparable sales than the ‘current’ 2005 URAR form has on it. If this is what the final version will be like, the appraiser’s time to ‘complete the form report’ may increase exponentially. It may mean that the cost of the appraisal will increase. I hope people involved with this will be more sensitive to this aspect, unlike what was...

Remove Predominant Price from New Forms Something that has ‘stuck in my craw’ or ‘frosted my cookies’ for years is the nonsense about stating a specific…
UAD Redesign Timeline Appraisers, to see more about the upcoming new UAD currently in design, read the Updated Timeline link in the message…
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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UAD to Assist Local Assessors?

Dave Towne — Tue, 28 Dec 2021 13:30:32 +0000

Folks, 16 local Assessors across the US have requested to FHFA that the GSE’s UAD property rating data be provided to Assessors, with the belief that UAD will help them be more accurate in their local tax assessments. This info has been circulating the past few days, in the link below: Kaegi, other tax officials want access to Uniform Appraisal Database to help make property taxes fairer | Crain’s Chicago Business From the article: Kaegi (Cook County, Illinois) has suggested that the Uniform Appraisal Database maintained by the federally chartered mortgage buyers Fannie Mae and Freddie Mac might help plug...

The Price of Big Data Valuation Fiasco "Price" of this Fiasco may be the Downfall of the American Real Estate Market... I Choose Not to Be Part…
Tax Values Just as Accurate as AVMs? In a head to head contest between tax values and AVMs for use in mortgage lending, I’ll take tax assessments…
Data and Verification Sources Are Critical The genesis for this essay began when I heard from another appraiser that a VA report reviewer rejected the comparables…

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Forms Redesign Extended Into 2023-24

Dave Towne — Thu, 25 Mar 2021 12:30:50 +0000

What once was a ‘three year’ project to redesign and implement revised appraisal forms has morphed into one taking far longer. Actual implementation and use of ‘new forms’ are not scheduled to happen until (presumably) early in 2024, but could be extended even further. By 2024, the currently used ‘forms’ will be 19 years old, and the current UAD overlay entering ‘teenage hood’ at 13. For context, the current Planet Mars Perseverance Rover mission to successfully plan and land scientific instruments took only 9 years! Details for the ‘forms redesign extension’ are based on the announcement from Fannie Mae (and Freddie...

Opinion of an Insider on the New Form An appraiser shared the following with us which was posted on one of the appraisers' groups. There's been a lot…
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 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…

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FHFA RFI on Hybrids, Waivers, AVMS, Racism

AppraisersBlogs — Mon, 04 Jan 2021 13:30:27 +0000

The FHFA is requesting input on appraisal related policies, practices and processes. We encourage everyone to submit comments. The Request for Input (RFI) is open to comment until February 26, 2021. The input received in response to the RFI will be used by FHFA to determine the necessary modifications needed to ensure Fannie Mae and Freddie Mac (the Enterprises) operate in a safe and sound manner. “Modernizing the appraisal process has the potential to create a more streamlined and accurate collateral valuation process. But if modernization is not properly adopted, it could have negative unintended consequences,” said Director Mark Calabria....

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 Illogical Reality of Mortgage Appraisal Reviews Reforming the appraisal review process is essential to maintaining the integrity of the real estate market and protecting consumers and…
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…

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Appraisal Forms Redesign

Dave Towne — Fri, 25 Sep 2020 12:30:42 +0000

In 2018, the GSEs began working on ‘mortgage lending appraisal forms redesign’, a process they said would take approximately 3 years to accomplish. The effort is currently underway, however they have not announced exactly when the process will be completed, or when the new forms will take effect. Attached is a PDF of their FAQs through June 2020 which you may want to peruse, just so you become more aware of “what’s coming down the track” not too long from now. From my quick read of this FAQ document, key items include: GSE forms are not to be used for...

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.…
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…
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…

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Incorrect Comments in Multi-Family Report

Dave Towne — Thu, 19 Dec 2019 13:30:48 +0000

I have in my possession an appraisal for a DUPLEX (2 family residence) on a FNMA 1025/FrMac 72 form, commonly called the ‘1025 Form’ which was done by a Certified Residential Appraiser licensed for 8 yrs, 6 months. Items “observed” in the report: UAD rating numbers are used for Quality and Condition. 1025 forms are not UAD coded, so why are these used? Please don’t tell me “the client said so” because the client is incorrect, and may not be aware. Use the standard wording for those items, and provide a definition description of the standard wording you use. The Highest and...

For Clarity Sake Once again I find myself harping on the original intent of USPAP. The purpose of the Uniform Standards of Professional…
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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Data and Verification Sources Are Critical

Dave Towne — Fri, 15 Nov 2019 13:30:13 +0000

The genesis for this essay began when I heard from another appraiser that a VA report reviewer rejected the comparables “DOC Number” on the Verification Source(s) line. The reviewer said the “DOC Number” was not acceptable as a Verification Source. In fact, VA has said in a newsletter to appraisers that “… Assessor’s File Number may never be used as a Verification Source.” I disagree with that position, and this essay explains why. It also explains what appraisers should do to provide credible Data and Verification Source(s) in reports. Caveat: I don’t do VA assignments. I decided that a deeper dive...

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 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…
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…

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We Became Complacent

Guest Author — Tue, 10 Sep 2019 12:30:25 +0000

We raised a fuss when it first came out, but we became complacent and accepted what was being dictated to us. Appraisers are supposed to be messengers of the market, right? If that statement is accurate, the question everyone needs to be asking is why appraisers are not allowed to do their jobs? Without getting into a lot a finger pointing and blame, I am just going to come right out and say it. Appraisers are to blame. Not because appraisers wanted to influence the market, but we allowed others to take control and we sat by and did nothing....

Take Control of the Appraisal Process If the appraisers want to take back their industry they need to come together... This new law in NY has…
Deceitful Little Lies At some point, appraisers need to take a stand against the appraisal management company business model. There are simply no…
Hybrid Appraisals, Invitation to Fraud Until FNMA released their version of a test format for hybrids (1004P) there was not one hybrid form appraisal process…

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Can We Trust Regression…

Guest Author — Mon, 19 Aug 2019 12:30:01 +0000

I would like to give a background as to what prompted this article. A few years back, word on the street was that the Collateral Underwriter was going to be using big data collected directly from our reports from the inception of UAD to aid in determining what should be “reasonable adjustments”. In order to be preemptive, I consulted an acquaintance of mine who just so happened to have a PhD in Statistics from Princeton. We worked through a number of real case scenario data sets to try and figure out if there was a way I could use regression...

Schizophrenic Adjustments Appraisers, I’ve written in the past about what I believe are strange ways to report adjustments in appraisals, and suggested…
Should Adjustments Actually Be Done? How much credit should we give ourselves when it comes to making adjustments? Making adjustments is controversial. USPAP says nothing…
Adjustments: Now What? So, what are these methods and techniques? We’re told to “support” our adjustments. We hear words like “prove” your adjustments... as if…

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UAD - Appraisers Blogs

Flags Over Facts: The Road to Obsolescence

Related Posts:

UAD 3.6: The Appraisal Industry’s Shiny New Straightjacket

Related Posts:

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

Related Posts:

New UAD Overhaul: What Appraisers Can Expect in 2025 & Beyond

Related Posts:

Is the GSE’s “Appraisal Modernization” Really Just Mass Appraisal?

Related Posts:

UAD Redesign Timeline

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Seller Filed a Racial Bias Complaint Against Me

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Sale Price vs Appraised Value Disconnect

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New URAR Redesign Spec Released

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Under-Valuations Unrelated to Racial Bias

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UAD Composite Property Data Info Released to the Public

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Proposed Design of the URAR

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UAD to Assist Local Assessors?

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Forms Redesign Extended Into 2023-24

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FHFA RFI on Hybrids, Waivers, AVMS, Racism

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Appraisal Forms Redesign

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Incorrect Comments in Multi-Family Report

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Data and Verification Sources Are Critical

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We Became Complacent

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Can We Trust Regression…

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