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In Colorado we have school choice availability. School boundaries are relative because parents can opt out of one and use the school choice voucher program to have their children attend another. There is no way of knowing who attends where relative to where they live. And this also means property values may not experience as much value influence differential based on specific school boundaries.

The persons seeking to justify likely unreasonable complaints against appraisers are confusing the position. People were saying the appraisers unwillingness to use comparables across those types of boundaries was the problem. Not that the appraiser cross mixing from one area pool vs another was the problem.

Also illustrating the importance of the appraisers workfile documentation efforts. Every contact, communication, piece of data or evidence submitted, should be clearly identified in a chronological timeline within your workfile. Then upon authorized request to submit the workfile, all that data comes into discovery and parties acts of omission either intentional or accidental, become nullified.

Also, these issues can seem like valid argumentative points on paper. But in the real world, depending on how the school districts draw or redraw attendance maps, the point may be simple to counter. Go to your local school district in question, look at their attendance maps. Imagine trying to justify picking comps only in this boundary regardless of distance or comparative housing quality. The line literally cuts through entire large neighborhoods and is gerrymandered to no end. Image attached. The district(s) may have policies of mandatory reconsideration of the school boundaries every five to ten years, or depending on the pace of development and populace count changes. Unless you’re in a rural area, school attendance maps may be constantly changing.

Relevant counter arguments may include research if and when the boundary last changed. They are constantly redrawn by regular district employees whom volunteer for overtime to be on the redistricting committees, and often changed arbitrarily simply to balance out more or less likely student attendance numbers. The school people are likely to have considered demographic in relation to academic performance testing in their redistricting efforts as well, something appraisers are not allowed to consider.

What you’re looking at in this image is an ‘equitable redistribution of student attendance’. Focusing on academic performance data disparity compared to student demographic. They believe by way of central planning by redrawing the map in this manner, they could foster better ‘social and educational equity’ through ‘broader inclusive attendance policies.’

Including this sort of research within appraisals is a catch 22. You might use the data to defend, but the data can also incriminate. Because appraisers are specifically not allowed to consider demographic, the suggestion that appraisers should look at school district possible performance disparity is in fact; a discriminatory approach. You could possibly counter with follow up research comparing the schools over all performance ratings at a site like Great Schools.

https://www.greatschools.org
http://www.usa.com/

This may possibly be of assistance.
https://appraisersblogs.com/why-is-only-one-side-of-the-racism-claim-appraisal-story-being-reported/comment-page-2/#comment-43993

The appraisal gap explained. / So how is this equitable appraisal approach really playing out? Appraisers are chastised if they do not comp upward in superior neighborhoods, and are subject to complaints and repurchase liability if they also may comp the other direction? FNMA may need to provide a national map indicating the acceptable direction appraisers can and can not cross comp from one neighborhood or school district to the next. If appraisers in the development phase are prohibited from looking at this data, and there is no mention in the FNMA selling guide, how can any legitimate appraisal review then incorporate this data?

This is why staying local makes sense, the appraiser can use simple ordinary assumptions of reasonable comparability based on staying within a specific local area. The core of the problem is there are rogue employees at these companies and agencies at all level of employment and management whom are not behaving professionally but rather are acting as political activists. They are pandering to those whom complain and all they have to do is say the magic word; racism. Demand the lender to use their own internal AVM tool they currently use for the majority of all origination, share and compare that report and value conclusion against yours. Bet a pepsi the lenders internal avm model picks comps across the school district boundary. Many of us did not choose to voluntarily stop completing mortgage lending requests, we were forced out through ongoing intimidation campaigns. Appraisal modernization!

Dare to dream. The only thing that happens when appraisers blow the whistle, is the appraisers get blacklisted from the mortgage lending and amc industry. Violations of numerous regulatory provisions are basically industry wide standard practice and occur literally every single day of the week.

And equate a contract price with market value.

I hear every syllable you are saying, however they have agreed to adhere to USPAP and what they are doing is not USPAP compliant, not FIRREA, TILA or Dodd Frank compliant and sure there is more that Baggins and other could add.

They are robbing the bank (the American tax payers) with eye wide open and telling everyone that it’s not them, it’s us.

There’s a certain element in the GSE’s – and elsewhere for that matter – that equate a sale with a comparable.

Article quote: The bank had received an ultimatum from Fannie: Either the bank or the appraiser must buy back a mortgage originated by the bank and later sold to Fannie Mae. Fannie offered a third option: The appraiser could simply doctor the long-since approved appraisal by inserting a couple of comparables selected by Fannie Mae after the fact. Given the options; Your choice? Define; ‘Applicability’.

I don’t claim anything sounds like I’m being knowledgeable on the constitution and the legalities of the requests that FNMA makes or does not make. I’m just reading back what I read. Not claiming to be an expert on any of that. I’m just keeping my head above water with appraising as whole and even that I only know a little amount in a specific area.

That is the aka part; pains and penalties. Have you ever answered yes to any of the standard questions pertaining to appraiser panel application inquiries? If so what was the result?

Pop quiz; Detail relevant specific instances of what was ‘banned by the founders’ that has become actual law with real world consequences today, that you agree with of course.

From what you provided and I read, the bill of attainer was banned by the founders unanimously and without debate. So I’m not seeing how this is applicable here.

Xpert; Updated guidelines for ‘administrative review’? Appropriate time frame limitations for this activity seems logical to place; At any time prior to the report being approved and accepted by FNMA via CU database. Either the tools are valid and they work, or they do not. This activity seems like an admission the appraisal modernization efforts may not be delivering as advertised. The mother of all stips; Lender will shell out a half million on a repurchase if the appraiser does not comply and provide a revision. Defining a new assignment condition is subsequently prohibited. Pressuring appraisers works. And works very well.

“What is the purpose of the appraiser independence requirements?

Requirements are set by various State and Federal agencies to ensure, among other things, that an appraiser and the appraisal process is free from undue influence and coercion.”

I’m not following, can you expound?