“No Name” Licenses, No Accountability: From Highways to Housing
Two fatal crashes, one in Florida and one in California, have reignited national concern over so-called “no name” commercial driver’s licenses issued to foreign nationals without lawful immigration status. According to reports, truckers and government officials are sounding the alarm. Some states are allegedly issuing CDLs without verifying full legal names, allowing individuals with unverifiable identities or even criminal records to operate 80,000-pound trucks on public roads.
This is not just a transportation issue. It is a systemic warning.
The same structural failures that enable “no name” CDLs are now surfacing in the real estate and mortgage industries. Property data collectors, who are unlicensed and often unvetted, are increasingly used to inspect homes for hybrid appraisals. These individuals are frequently unknown to the licensed appraisers whose names and credentials carry the legal and professional burden.
They do not hold licenses. They do not carry liability. But they do carry apps, because nothing says “expert” like a smartphone and an AMC login.
Their data flows directly into valuation reports signed by licensed appraisers. These professionals bear the legal and reputational risk when the data is flawed. So while the collector walks away, the appraiser is left holding the bag.
The parallel is hard to miss:
– On the road, a “no name” license puts lives at risk.
– In real estate, a “no name” inspection puts borrowers, lenders, and appraisers at risk.
Just as truckers are demanding accountability in licensing, appraisers have already raised the alarm. They have flagged the liability exposure, the lack of transparency, and the erosion of professional standards. When a data collector misrepresents a property’s condition, whether through omission, error, or inexperience, it is not the collector or the AMC who is held accountable. It is the appraiser whose name is on the report.
Meanwhile, appraiser trainees who are actively working toward licensure under supervision are benched. These trainees must log thousands of hours, pass exams, and meet rigorous standards. Yet they are often barred from conducting property inspections independently, even with oversight. The irony is clear. The system refuses to trust a supervised trainee with an inspection, but it allows a gig worker with no license, no oversight, and no experience to do the job.
This disconnect is not accidental. GSEs opened the door to hybrid appraisal models by expanding eligibility for appraisal alternatives. Regulators loosened oversight, and those alternatives spread rapidly. Appraisal management companies saw the opportunity and seized it, not to reduce borrower costs, but to increase profit. The real efficiency is not in the process. It is in the payout.
Borrowers deserve accurate valuations. Appraisers deserve defensible data. The public deserves systems that prioritize safety, not convenience dressed up as innovation.
Whether it is an 80,000-pound truck or a $500,000 home, credentialing matters. Accountability matters. Identity matters. Experience matters.
If identity verification, training, and licensure are essential for those operating heavy machinery on public roads, why are they optional for those inspecting the homes that secure our nation’s mortgages?
Public safety and financial stability depend on traceability, accountability, and professional standards. Whether behind the wheel, behind the clipboard, or behind the app, “no name” actors introduce unacceptable risk.
It is time to connect the dots. The erosion of credentialing in any industry, whether in transportation or real estate, does not just threaten professionals. It threatens the public they serve.
- “No Name” Licenses, No Accountability: From Highways to Housing - October 24, 2025
- A Review of MEIN COMP: The Last Appraiser - September 8, 2025
- The Appraisal Profession’s Perfect Storm: A Veteran’s Take on a Dying Craft - May 2, 2025
The message to appraisers is: Shut (TF) up, do what you’re told, don’t ask questions, keep your head down, make the desired value, work for nothing, you’re responsible for everything, you’re nothing, you have no rights, your knowledge, education, expertise and experience are worthless, smile, you’re on candid camera!
What needs to happen is every certified, licensed appraiser/the profession needs to go on strike for an extended period of time. Appraisers are all tired of being exploited, abused, talked down to….etc. For those that work hard and hold themselves to a higher standard, stand up for what’s right, because the current playbook isn’t working for those with the accountability.
Sorry, we can’t boycott amc’s twice. 75% of the appraisal industry has refused to work with amc’s for years, maybe a full decade already. Where is the TAF? The ASC? The comptroller? FHFA director? Asleep at the wheel.
Great article. The “no name” trucker analogy hits hard because it’s the same playbook.
Do you remember the first hybrids? Those glorious, dumpster-fire prototypes? ClearVal really set the bar low enough to trip over. They used the same photos for two different properties. The appraiser didn’t even realize the data collector had recycled images, signed off anyway, and ended up facing disciplinary action. And for what? 25 bucks. Less than the data collector got paid. If this is the future of valuation, I say we bring back rotary phones and carrier pigeons. At least they don’t assign one house to two addresses.
Previously we posted links on this blog regarding how amc managers themselves have spun off side companies whom attract, retain, and process PDC applications with what could very easily be faux records checks using lackluster process which are easy to bypass with fraudulent paperwork. It’s not surprising tech companies whom advocate for amc’s now want a piece of the PDC action. None of them care about consumer protection or why mandatory full service appraisal inclusion was an integral part of regulation.
https://www.franklinamerican.com/public_extranet/correspondent_manual/cman_tilaair.pdf
Lenders used to at least pretend to be in compliance. This is an integral part of the PDC approach, to create a new work around to existing regulatory requirements. There can be no standard fee rate for novel products of this nature. And there can never be any valid surveys for what a C&R billing rate should be, as pdc service and appraisers whom work under this model, run almost exclusively through the amc industry and nowhere else. C&R billing rules specifically exclude any fee surveys which use incorporated amc service.
There is a reason that lawyers don’t try to save their customers money using third party property data collectors and discount appraisers willing to rely on them. Because the process does not bring any extra value to the table for the people whom actually rely on these services. Rather the use of this type of third party is considered risky and less reliable than traditional full service process. See through the illusion, the only reason pdc’s are promoted is for a regulatory pass through, to further exploit consumers and rake even higher portions of their appraisal fee.
All of this has gone so far that pdc’s often get paid more than appraisers for many products. Licensed realty persons get paid more for a drive by no value estimate photo service used in conjunction with waivers, than appraisers get paid for doing full amc originated reports. Consumers are not saving anything, the amc and their parent lenders pocket the difference.
As always, well stated.
Great article. Unfortunately, only appraisers get the message.
The 2 biggest players in the mortgage business dictate the appraisal process; if mortgages do not get written, money is not made, profits go down, heads roll. Sadly, this is the way it goes and will continue to do so, unless someone more powerful than FannieMae/FreddieMac steps in and puts a stop to the madness. Who is that person/entity? No one wants to address the “appraisal elephant” in the room because it will mean the 2 GSE’s will fight back…we wouldn’t want that would we? Heavens no!. I personally believe that politicians have a financial stake in the 2 giants and will “suffer” financially if something changes.
Bingo!
Corporate greed has been going on a long time, and the only way it was fought in history is with a group of brave people who worked together. For this scale of greed, a large group is needed – not the smaller groups we have now. There are groups who could make a stand such as those noted on the side bar – Appraisers Union, etc., but many of us have been so brow-beaton by this industry, we barely get through our days, or our financial bills.
Some politicians likely have their greedy little paws involved, and it takes a lot of work to fight them. We need a powerful advocate – is there one?
For those too young to remember, there was a time before licensing. There was also a time that drive-by appraisals were done all the time for certain types of assignments e.g. home equity loans (which is a market that has shrunk for appraisers because AVM’s give a good enough answer for that type of loan in most cases). I started in 1986 after a 5 year salesman out doing drive-bys at $17.50 each (50% fee split). Inspect one day 25 next day write up 25. Pix of front only, no comp photos, 704 Form. No measuring. They were people getting home equity loans because the tax law changed in 1985-86 and credit card interest was no longer deductible, but HE interest was. Next year, onto a firm that did all URAR work for local banks and started getting commercial work also. POINT OF STORY – things change, BUT THE CUSTOMER does not always want (or need) a super duper airtight valuation.
Wait, $17.50? That can’t be right… typo, maybe? I was doing 704 drive-bys in the ’90s & our office charged $175 for those reports. Even with a split, that’s a far cry from $17.50.
And sure, things evolve. But there’s a difference between adapting & eroding. Back then, we still had control over the process. Today, with hybrids, the appraiser’s name is the only one on the report, but the data’s coming from someone who may or may not know the front door from the furnace. That’s not just change. It’s a liability time bomb with a smiley face sticker on it.
“BUT THE CUSTOMER does not always want (or need) a super duper airtight valuation”
And THAT attitude IS EXACTLY wherein the current problems started.
Surprised they don’t use an auto pen.
They do. I knew an appraiser about 35-40 years ago who went into a lenders office, demanded to look at his appraisals on file, found many of his appraisals had been whited out and retyped by the lender to “make value”. I’m sure they’d call a SWAT team on him today for doing same. They’ve been using auto pens for decades.
My 2 cents for turning a problem into an opportunity:
1. Encourage trainees and others hoping to become appraisers to be PDCs.
2. Lobby the AQB and state licensing agencies to recognize PDC work as experience credit for licensing.
The entire anti-appraiser industry has to keep pushing all of these fake issues because they don’t know how to actually DO anything. They have degrees, if any, in nothing but DEI studies of some sort. All they can see is people like us actually DOING something and they simply can’t grasp it. Then the whole victimology thing kicks in and tells them that they deserve what we have because they’re “oppressed” in some way or that we’re “biased” in some way. Even though it’s contrived and fake, the racial bias thing isn’t going to go away, ever. Once it’s mentioned, it becomes “real” and the race baiters are going to push it until it will be impossible to do an actual appraisal. And, the “experts” of the appraisal industry, some appraisers, many not, are going right along with this bias fantasy for some reason. Maybe they make a living by pushing this agenda. So, hey, let’s have another university study, another interview with an “expert” who’s never done an appraisal, another article by a government employee, another interview with an AMC CEO. I’m sure it will solve everything. Smile, you’re on candid camera.
If anyone is contemplating pursuing a career in appraising – DON’T. Especially for residential, AI will replace most of it – SOON. Yes, even the high volume – low quality appraisers with no conscience will be unemployed.
There are so many decent common jobs without all the risks, that have actual benefits, and without all of the grief. Currently a developer in our town will pay a receptionist $55,000 per year +benefits.
Some are optimistic for the future of appraising, and some are attempting to fight back. But, the real big picture is that the evilness against appraising is so deeply entrenched and will soon totally win the battle.
The mortgage market in general, builders/developers, and real estate world is largely against us and views us as obstacles to their next deal. Residential properties are often a persons single biggest asset. They are willing to pay thousands in listing/selling commissions, hundreds for a home inspection; hundreds+ for title work, some times hundreds+ to attorneys; but foo foo the appraisal. On top of that – way too often the crap level appraisers get the assignments because of low price, quick (low quality)tour over, rubber stamped appraisals. So the few good appraisers barely stand a chance to survive. What honorable person would want to pursue a life competing against too many garbage appraisers; and dealing with most wanting the demise of appraisers in general.
Truly a beautiful day for appraisers who love justice and karma. Every appraiser should celebrate the MASSIVE BEATING billionaire supported Mr. HVCC (Andy Cuomode) will take in New York from a (communist) < their lie not mine. GTH Cuomo
Not sure I’m going to cheer the communist just to see that guy finally outed. Something had to give eventually. There are news stories indicating possibly a million people, notably many business owners will flee the state soon, from several specific areas. Certain housing markets could crash and that would be quite a story. Texas is right now courting some of them as a ready to go alternative location with more favorable terms.
Check this one out. Another amc went under. Advanced amc. Sounds like they’re just closing the doors and not paying the appraisers. They put out an automated phone message and that’s all she wrote. Frigging hilarious. Retired, you should post in r/appraisal on reddit. That’s where the amc reps and pro amc appraisers are. You’d have a field day. Holy smokes! Call the number, someone please record this for posterity. ‘We regret to inform you we are no longer in business. Appraiser payment information will be forthcoming in the following weeks.’ Can’t make it up. Beautiful. 208-665-7001 / Call the number, listen, then post again if you get a minute.
https://www.advancedamcinc.com/contact-us
https://www.reddit.com/r/appraisal/comments/1olc2j4/advanced_amc/
For those keeping track at home the state of CA is on pace to lose 550 licensed appraisers while my primary county (San Diego) is set to lose 50 (12 month average) Of note, this represents a +/-7% reduction in force on a state and county level. With UAD 3.6 and the continuous targeting of a profession (increased bleed of appraisers) I will not feel sorry one bit when the supply and demand tilts in favor of the appraiser.
The powers that be continue to push out those with knowledge and are replacing them with zero experience property inspectors.
Seek the truth.
Can you imagine how incompetent an appraiser will look when they attempt to measure from the floor to the angled vaulted ceiling of every room, door heights, counting windows, asking questions about what broadband services are available, while punching endless information into a tablet, the inspection taking several hours?
One of the other appraisers told me that when he went to a group meeting, half the people there said they’ll quit when the new form becomes a mandate. Do certified general appraisers outnumber certified appraisers yet? They will soon. TAF is definitely going to raise the price of the uspap book.
In CA there are 7,568 active appraisers (does not mean practicing) which break down as follows.
AG – 2,535
AL – 645
AR – 4,053
AT – 335
Of note, for the county of San Diego they show 13 trainees of which only 6 have a start date in the past 2.5 years. My county is losing 50 appraisers a year (+/- 7%) and with only 6 recent trainee start dates its going to get ugly for the lenders very soon.
Seek the truth.
Read the new article in Working RE mag about an inspector being sued for not also inspecting the adjacent private property which was not part of his scope of work. Yeah, I know we’re not inspectors, but we’re within the same bull’s eye in the same target on our backs.