Certification - Appraisers Blogs

Flock Camera Blunders and the Privacy Risks of UAD 3.6

Desiree Mehbod — Thu, 22 Oct 2026 12:30:24 +0000

A shocking Flock camera mistake triggered a midnight police raid on an innocent mother, exposing the dangerous reality of automated data overreach heading our way under UAD 3.6. The Richmond police department just handed real estate appraisers the ultimate warning story about the dangers of automated data and algorithmic overreach. On July 29th, just before two in the morning, Richmond police officers woke up Rosalyn Crump, a mother of three, and towed her 2012 Hyundai Elantra right out of her driveway over a shooting she had absolutely nothing to do with. The justification for this midnight raid was a hit...

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…
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…
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…

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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 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…
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…

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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…
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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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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Our Metrics, Their Millions: Exposing the Backdoor Data Rush

Desiree Mehbod — Tue, 13 Oct 2026 12:30:21 +0000

If you still think the corporate panic over structural data is just a theoretical debate about software licensing, a tech startup named Arloh just blew the entire script wide open. They have been running public marketing campaigns targeting small title, escrow, and appraisal firms with a staggering proposition: “Your old records could be worth millions.” One of their primary advertisements explicitly brags that a tiny 37-person title and escrow shop just received a ~$967,000 estimate simply for licensing their historical data archive for artificial intelligence training models. Let that dollar figure sink in for a second. Nearly one million dollars...

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…
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…

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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...

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…
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…
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...

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…
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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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,...

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. …
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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County Assessors’ Standards | AVM Final Rule Guidance

Dallas T. Kiedrowski, MNAA — Fri, 23 Aug 2024 12:30:47 +0000

County Assessors have the advantage of being able to calibrate their models specifically for one market, allowing for a more tailored and precise approach. The OCC, FDIC, NCUA, CFPB, and FHFA (collectively, the Agencies) are adopting a final rule to implement AVM quality control standards mandated by the Dodd-Frank Wall Street Reform and Consumer Protection Act (Dodd-Frank Act). The quality control standards apply to mortgage originators and secondary market investors in determining the value of a dwelling that is the collateral for mortgage financing. Under the final rule, institutions involved in specific credit decisions or securitization activities are required to...

AVMs... Garbage In, Garbage Out Garbage data in means garbage results out every time! It's no secret that AVMs have been a thorn in the…
House Measurement by Property Data Collector Gone Wrong The lender allowed an unlicensed property data collector give bad data to the appraiser... I work for this lender and…
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 Illogical Reality of Mortgage Appraisal Reviews

Dallas T. Kiedrowski, MNAA — Thu, 13 Jun 2024 12:30:28 +0000

Reforming the appraisal review process is essential to maintaining the integrity of the real estate market and protecting consumers and homeowners. In mortgage financing, the appraisal process is often seen as the foundation of accurate property valuation and market stability. However, beneath this façade of reliability lies a troubling rift: while real estate appraisers must navigate stringent licensing protocols and scrutiny, the individuals reviewing the appraisals often operate with minimal oversight, instead leaning heavily on automated systems and algorithms. This stark disparity not only undermines the credibility of the review process but also revives the threat of past missteps, once...

Lack of Fee Transparency: Exposing the AMC Exploitation By keeping the borrower in the dark about the true cost of the appraisal, the AMCs are able to charge…
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 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…

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Recap of the 4th ASC Appraisal Bias Hearing

AppraisersBlogs — Wed, 28 Feb 2024 13:30:47 +0000

On February 13th, 2024, the fourth ASC appraisal bias hearing took place. For those who were unable to attend, the video of the hearing has been included below. The hearing was a crucial event for the appraisal industry, and it is important for all appraisers to be aware of the discussions and topics addressed. The panel of witnesses included: David Bunton, President, The Appraisal Foundation E.C. Neelly IV, Executive Director, Mississippi Real Estate Appraisal Board Maureen Sweeney, Principal, Maureen Sweeney, Real Estate Appraiser Ltd. Melissa Tran, Director, Texas Appraiser Licensing and Certification Board Jillian White, Chief Executive Officer, Appraisal Insights...

AMCs Billing Scheme, Hidden Profits & Deceptive Practices Appraisers who do not agree to their hidden billing methods are excluded from the majority of the GSE lending marketplace…
AMCs Violating TILA and C&R Fee Clauses Fellow Appraisers, the appraisal industry has been facing a major issue with AMCs violating the Truth in Lending Act (TILA)…
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 Filed a Complaint Against Me

AppraisersBlogs — Wed, 18 Oct 2023 12:30:39 +0000

An appraiser shared the following with us which was posted on one of the appraisers’ groups. Fannie Mae filed a complaint against me with my state appraisal board. Here’s what happened. The Report In June of 2021, I completed an appraisal for a conventional purchase. The appraisal was ordered by an AMC on behalf of a lender. At that time, the real estate market was still being wildly affected by the COVID pandemic. Remote work was in full swing, and consumers were desperately seeking to get out of the cities. Prices for all types of residential properties were rising rapidly,...

Fannie's Loan Buyback Sophistry Relies on Modifying… “Many of the repurchase letters make no sense,” said the insider. If analysts don’t write enough defects on those files,…
FNMA Continued Effort to Get Rid of Appraisers Fannie Mae Continues Their Effort To Get Rid Of Appraisers: Sends “Tips” For the past year, Fannie Mae has sent…
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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And Why Is the Second Appraisal Always the “Correct Value?”

Jonathan Miller — Fri, 09 Jun 2023 12:30:06 +0000

On Friday morning, May 19, I was one of five expert witnesses (and the only as an appraiser) to testify on the topic of appraisal bias in front of the Appraisal Subcommittee (ASC). During the first hour of testimony, our fourth grandchild was born. My wife was in the audience and stepped out of the hearing (the nerve!) to take the call from my oldest son on the news of our new granddaughter. The Appraisal Subcommittee (ASC) held a second hearing on challenges facing the appraisal industry, including barriers to entering the profession and racial bias in home appraisals. The...

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…
Lowballed... It Is Open Season On Appraisers ABC TV Documentary: Our America: Lowballed Because this issue was ignored by the appraisal industry, it is open season on…
AMC Fee Impact on Appraisal Fee While the borrower was charged $695 for the appraisal, the appraiser was only paid $301. The AMC fee was $394. …

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NAR Concerns & Survey on Property Data Collectors

AppraisersBlogs — Mon, 05 Jun 2023 12:30:58 +0000

NAR is conducting a survey and wants to know if you have any concerns regarding property data collectors, if the appraisal fees are higher since the involvement of data collectors, if borrowers are made aware of a fee for the appraisal and a separate AMC fee or were the fees bundled, if the property data collector gave the impression that they were the appraiser, whether you have any safety and privacy concerns with the data collection process, quality of data collected and whether they need to be licensed… In a letter to the Federal Housing Finance Agency (FHFA) regarding appraisal...

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…
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.…
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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FNMA Property Data Collectors Program Violates WV Law

AppraisersBlogs — Wed, 19 Apr 2023 12:30:14 +0000

The Fannie Mae Property Data Collectors program seems to have run afoul of West Virginia law. This program allows for the collection of data related to real estate appraisals by unlicensed third-party data collectors, which is in direct violation of article 38 of the state’s Real Estate Appraiser Licensing and Certification Act. The act specifically states that only a casual or drive-by inspection can be performed when it comes to consumer loans secured by real estate, and no opinion can be rendered as to its value nor any fee charged for such an inspection. ARTICLE 38. THE REAL ESTATE APPRAISER...

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…
West Virginia Appraisal Board Scheme The Doomed Quest to Reform a corrupt West Virginia Licensing Board “Board members earn money working for a law firm…
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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AQB Initial Fair Housing Course

AppraisersBlogs — Thu, 23 Mar 2023 12:30:54 +0000

Mandatory completion of an initial fair housing course lasting 7 hours by January 1st 2025, as well as 4 additional hours every renewal cycle thereafter. Recently, the Appraiser Qualifications Board (AQB) has proposed new requirements for those looking to become an appraiser or renew their certification/license. These include mandatory completion of an initial fair housing course lasting seven hours by January 1st 2025, as well as four additional hours every renewal cycle thereafter if this becomes standard practice. The following is taken right out of the new exposure draft on real property appraiser qualifications criteria. “The core goal is to...

Truisms - Taxes, Death... and Bias Training ...other states will also modify their appraisal license renewal CE class requirements to include some form of anti-bias training... Folks,…
I've Retired & I'm So Glad I Did What we got, was 30+ years of complaints from the lenders and politicians who blamed appraisers for all of the…
Two Cheers for an 'Evolved' Beltway Entrepreneur...… We come not to bury David Bunton, the public figure, but to praise David Bunton, the evolved Beltway organism. Who…

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Desktops Are Being Done WRONG!

Dave Towne — Tue, 12 Jul 2022 12:30:41 +0000

Appraisers, back in April, I was notified by someone “close to the action” of appraisal report submittals to the GSE’s, that many Desktops are being submitted back to lenders TOTALLY WRONG by the assigned appraisers! These reports are being captured and evaluated in the current Desktop observation and testing phase of the UCDP evaluations. Lenders use the UCDP as an initial report Quality Control check so that any problems can be identified, and sent back to the appraiser for correction, before the last submittal is used for the loan. The UCDP ‘sees’ every report for a particular property address, and keeps track...

Floor Plans Could Be an Issue in Appraising ...concerns that appraisers could be sued for making floor plans of a home... I’m an AI “member” (because I pay…
Appraisers Liable for Third Parties Data Ultimately the appraiser is responsible and liable for data collected by third parties. There has been a lot of discussion…
Property Data Reports for Appraisal Waivers These Property Data Reports have a higher level or different reporting requirements than ordinary traditional appraisals. Appraisers, on Tuesday 5/24/22,…

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Desktop Appraisals: Has The Devil Infiltrated The Public Trust?

Mark Skapinetz — Thu, 10 Feb 2022 13:30:41 +0000

Are desktop appraisals with third-party inspectors protecting the public, or are these products about to destroy the very profession I love so much. The Uniform Standards Professional of Appraisal Practice (USPAP) are the key to maintaining public trust in real estate transactions. USPAP is pretty much the equivalent to the Bible, but it MUST be followed for appraisers. Created by the Appraisal Foundation, USPAP set forth the guidelines for how appraisers should perform their work. By following these standards, appraisers ensure that they act in a professional and unbiased manner. To expand, even more, USPAP states, “While USPAP does not...

Desktop Appraisals, Panaceas for Faster Reports ...I’ve discovered a potential anomaly in Desktop reports (and Hybrids also) which might shock some appraisers... Desktop Appraisals, Panaceas for…
Desktop Appraisals Soon to Be the New Purchase Wrinkle The desktop appraisals are not necessarily more reliable, which could become an adverse issue for appraisers in the future... Appraisers,…
Train Us and Trust Us The most weighted technique in most automated valuation programs comes down to one over-simplified formula, based on a guesstimation from…

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Appraisal Report Corrections Protocol

Dave Towne — Mon, 22 Jun 2020 12:30:20 +0000

For some time, appraisers have written or called me, asking about how to do report corrections, or respond to client requests – after an original report has been sent in. I decided to distribute these suggestions to encourage a uniform procedure across the appraiser universe. I don’t recall ever seeing anything published about this topic. Disclose, don’t bury – modifications, corrections or responses to the original report, or even subsequent changes. I have seen too many reports where the appraiser hides changes within the body of the report as if those were part of the original, when in fact they...

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…
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 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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Not a Get Out of Jail Free Card

Dustin Harris — Fri, 22 May 2020 12:30:16 +0000

It is not misleading to use a 1004 form for a desktop or a drive-by because, during these convoluted times… In talking with Tim Andersen, a USPAP instructor and long-experienced appraiser, I was reminded that, even in the time of C-19, USPAP applies, and appraisals must still be credible. Reports must still not mislead. USPAP has never required the appraiser to inspect the property. That is a lender construct. So long as your scope of work is clear relative the level of inspection you provided, and why that was your scope of work, you should not have a problem. Note...

VA Alternative Valuation Methods On August 1, 2022, the Veterans Affairs released Circular 26-22-13 announcing new procedures for alternative valuation methods, effective immediately. The…
"Flavors" of Appraisal Reports SEE the differences between the THREE versions of the 1004 reports, what I euphemistically call "flavors." Appraisers, recent watercooler discussions…
Sketch or Floor Plan? The FLOOR PLAN has all the elements of a SKETCH... Appraisers, I was given some ‘inside info’ about DESKTOP assignment reports…

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Certification - Appraisers Blogs

Flock Camera Blunders and the Privacy Risks of UAD 3.6

Related Posts:

Surviving UAD 3.6: Secondary Market Risk Protocols

Related Posts:

The MLS Interior Photo Blackout & UAD 3.6

Related Posts:

UAD 3.6 and the Danger of Corporate Pragmatism

Related Posts:

Our Metrics, Their Millions: Exposing the Backdoor Data Rush

Related Posts:

Inspectors Blocked the Door, Appraisers Handed Over the Keys

Related Posts:

UAD 3.6 Erases My Legal Defenses: Insurance Industry Agrees

Related Posts:

Certification 25 and the Quiet Breach of Appraiser Confidentiality

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County Assessors’ Standards | AVM Final Rule Guidance

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The Illogical Reality of Mortgage Appraisal Reviews

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Recap of the 4th ASC Appraisal Bias Hearing

Related Posts:

Fannie Mae Filed a Complaint Against Me

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And Why Is the Second Appraisal Always the “Correct Value?”

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NAR Concerns & Survey on Property Data Collectors

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FNMA Property Data Collectors Program Violates WV Law

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AQB Initial Fair Housing Course

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Desktops Are Being Done WRONG!

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Desktop Appraisals: Has The Devil Infiltrated The Public Trust?

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Appraisal Report Corrections Protocol

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Not a Get Out of Jail Free Card

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