Based on what I see in the files the ENV does not include a PDF. At least not for 1004 reports. I see XML files, JPEGs (including the appraiser’s signature), but no PDFs. The PDF that is typically embedded in the MISMO 2.6GSE XML is not included as well. I know this is a dead thread, but I’m just adding information for future reference.

There is no reason for an appraiser to have to upload anything other than a pdf. Our reports are not prepared with the intent that they be decompiled so ‘clients only receive what they want’.

We must have our standards and stick to them. If appraisers had gone on strike and refused all work before it got even more abusive a process, we would have been in better condition as a profession, but some people had to underbid and do shoddy work for low life AMCs to put food on the table. I suggest they get jobs babysitting children which would be more remunerative and rewarding than using your education, training, expenses and efforts in time and energy, compared to appraising for loans that wind up at fannie or freddie.

Please, appraisers stop being stupid and cooperating with the dumbing down of our work by banksters and lobbyists working for right wing guys who robbed us of our honorable profession while we were trying to tread water until they realized they needed us to do our job as we see fit because we can be held responsible for errors regardless of having E & O. Wake up people, our profession has been taken over!

Any report can be falsified, we can only defend our work before our accusers. I retain the right to collect any costs incurred in the engagement letter included in all reports.

Or at least I did when I had a license

If someone’s report can be routinely meddled with by design, then we aren’t talking about ‘perfection’, we are talking about deliberate circumvention of the ability of appraisers to reasonably control how their reports and conclusions are considered. I write mine with the intent that the who thing is necessary in order to convey my thoughts and conclusions. IF an intended user chooses not to read it that is on them. If an intermediary intercedes between me and a far downstream investor, to provide abbreviated or truncated data then that’s another issue completely. It amounts to an unauthorized use of unauthorized tampering.

Mike I don’t know what the ENV format is. However i do understand loan discounts, the freedom for a business man to contract for legitimate products. I agree that defaulted obligations can be REAL source of litigation and appraisal business, and an opportunity for the resourceful Real Estate appraiser-Broker.

I have found that Microsoft word can format a wonderful defense and argument for most of the basic economics required. The changing format offered by someone else’s form can be ruinous.

Insurance can only defend us, they can also decide that a payoff is cheaper than the cost to our reputation.

That’s what passes for ‘advanced software’ these days. This industry is now run by tech nerds whom have successfully implemented a series of illusionary value in use product schemes, with the goal of eventually replacing us with themselves. It’s the gotcha game, the more overly critical their software review protocols are, the more stips and time wasting events the appraiser deals with. Separation from loan production rules and the mismo like technological approaches represent a massive waste of human energy and time. What happened to sending a private report by email?

There has been zero new meaningful jobs created in the appraisal industry in over a decade. There has been a massive bureaucratic build up of non accountable persons, disposable telecom workers, non qualified technologically focused people, and salesmen. These people are incredibly hard to work with because they do not share similar focus, goals, operational compliance with ethical principals, and the list goes on. We would all be better off working directly with other licensed accountable professionals, people like lawyers, realty agents, licensed mortgage brokers. Only actively licensed appraisers are qualified to manage appraisal panels, the rest should be fired immediately. .ENV, unacceptable assignment conditions.

Standard service terms quote language; Will submit XML, PDF, but not .ENV.

Mike,

What a stupid and horrible goal. Has MISMO forgotten that real estate properties are unique and that detailed arguments are often needed?

I am working towards eventually exiting lender work. May take some time, but there is little future in lender work appraising. The lending world wants widgets and are trying to commoditize our work. I am going to try and build up a book of business outside that sphere.

I like the idea of graphics to support critical report elements, but you may want to check one of MISMOS already stated goals. The complete elimination of charts and grafts. Even from commercial property narrative reports.

Until appraisers from ALL peer and legitimate appraiser advocacy groups & organizations take back our profession and dictate the standards that are required for a credible appraisal report the never ending battle by mortgage bankers to eliminate all impediments to closing deals will continue.

TAF is not that independent source anymore (if they ever were) . Not as long as they take their marching orders from the non appraisers interests

As you point out, the language likely would not protect us in an FDIC / Department of Justice or State Regulatory complaint because FNMAs boilerplate verbiage tells us up front that all kinds of unidentified third parties may claim a right of reliance. I too have effectively stopped doing appraisals for loan transactions (with only rare exceptions now).

We have had ZERO control in how our appraisal reports are presented to third party users since we stopped delivering in locked-pdf formats; and switched to formats that make it possible for Corelamode and FNMA to steal our data through data-mining.

IF this was ALL that was taking place, I’d say its nothing more than an appraiser business decision. But this is NOT ‘all’ that is happening. Our already summarized reports are being further reduced to as little as single line entries in bulk securities purchase agreements.

Major investors such as pension funds, international banking interests; and (potentially) sovereign investors’ own advisers are relying on these minimally stated data summaries to make hundreds of million dollar investment decisions.

When the loans go bad and they have gleaned whatever recovery they can from insurance (FDIC, PMI, MMI etc) they’ll simply sell the heavily discounted defaulted obligations. The people THEY sell to are the ones that will start coming after appraisers automatically in pursuit of E&O claims. Doubt me? It ALREADY HAPPENED last time around!

There is NO AMOUNT of limiting comments we can add to our appraisals that will prevent us (at BEST) from having to spend tens of thousands of dollars to defend ourselves against these kinds of claims…or at least none that clients would accept because it would diminish the ability to commit the very frauds they are perpetrating on their customers.

Please don’t lose sight of the fact that every single hybrid, evaluation, have-assed-scope-limited appraisal leaves the burden for proper compliance with USPAP squarely on the appraisers shoulders.

Declare your independence from ENV formats today. If the users of our reports want to facilitate tampering with them, let THEM come up with software that does so AFTER we have completely finished with our secure delivery reports.

I had to also leave behind a keyword searchable version of the GTA as reviewers don’t actually read your report. So, to avoid people asking me to comment on 20 things I already did, I learned to leave both versions inside the report.

ENV is something the late 90’s threw up and for some reason has not been cleaned up. Probably legacy platform issues.

The day ENV dies for good will be a joyous day…