Fannie Mae - Appraisers Blogs

Cert 25 Dilemma: TAF Abdicates Its Role as Ethics Arbiter

Desiree Mehbod — Fri, 02 Oct 2026 12:30:47 +0000

We finally have a direct written response from The Appraisal Foundation regarding the Cert 25 confidentiality crisis and it is a masterclass in bureaucratic buck passing. A peer recently contacted TAF to ask how appraisers can remain compliant with the USPAP Ethics Rule while signing a form that opens the floodgates for data distribution. TAF basically hid under their desks. They claimed they cannot give legal advice and told us that questions about Cert 25 are best suited for Fannie Mae and Freddie Mac since they built the form. Then they dropped this standard canned line to try and brush...

The 3.6 Rollout: Chaos Now, Clarity Later? The 3.6 rollout has raised more questions than answers, leaving the industry navigating a landscape that remains unclear. UAD 3.6…
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…

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Appraiser Independence: What Does it Mean & Who Does it Apply to

Guest Author — Mon, 31 Aug 2026 12:30:57 +0000

Why It Matters Appraiser independence is mandated by state and federal laws – not a professional courtesy. Every agent, broker, loan officer, lender and AMC involved in a transaction with a lender-ordered appraisal is legally prohibited from influencing the appraiser’s value conclusion and from interfering in the appraisal process. Violations can cost you your license, trigger federal civil penalties, NAR sanctions, civil liability, and in extreme cases, criminal prosecution.1 “I didn’t know” is not a defense. The Legal Foundation Three federal frameworks govern this area. Title XI of FIRREA (1989) requires all appraisals for federally related transactions to be performed...

No I Won't Work With This Appraiser How much power do agents have over the appraisal process? The lender gets a call. Agent tells them that appraiser…
Expert Wants to “Eliminate” Appraisers Mortgage Industry Expert Wants to “Eliminate” Appraisers – A Response The National Mortgage News website just published an interview with…
Violating Appraisal Independence Through Harassment,… It shall be unlawful... to engage in any act or practice that violates appraisal independence... Appraisers, I have written the…

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The Town With No Bank: How Rural America Lost Its Mortgage Lifeline

Dallas T. Kiedrowski, MNAA — Fri, 29 Aug 2025 12:30:24 +0000

For decades, we’ve been told that the problem is demand. That people don’t want to live in rural America anymore. That lending dried up because the buyers disappeared. That it’s just the market working as it should. But what if we’ve been telling the wrong story? Because when you look closely, when you actually follow the data, the decisions, and the people left behind, it turns out rural America didn’t walk away from mortgage credit. Mortgage credit walked away from rural America. The Collapse of Local Lending Up until the 1980s, a family in a small farming town could walk...

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…
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…
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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Inflated Prices, Taxed to Death

Jeremy Bagott — Thu, 21 Aug 2025 12:30:52 +0000

Freddie, Fannie Have Unwittingly Stoked Property Tax Firestorm. Inflated home values, engineered by Fannie and Freddie’s appraisal waivers and algorithmic lending, have distorted the market and saddled taxpayers with rising property tax burdens. A wildfire is scorching the earth. Flashpoints are Texas, Florida, Colorado, Georgia, Illinois, Iowa, Kansas, Pennsylvania, North Dakota, New Jersey, Ohio, Nebraska and Wyoming. There are others. Consider: The average U.S. home price in midyear 2020 was $371,100. In just two years, it jumped 41% to $525,100, as reported by the St. Louis Fed. Property values have risen almost 27% faster than inflation since 2020, according to...

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…
Fannie Mae to Maryland: DROP DEAD Mortgage giant Fannie Mae and her twin, Freddie Mac, have a message for the State of Maryland: Kindly disintegrate. A…
Is a Horde of Deadbeat Borrowers Again Walking Among Us? There are signs of a new horde of deadbeat borrowers, but the foreclosure filings are being delayed and masked by…

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The Harbor Model: Where Appraisers Take the Helm

AppraisersBlogs — Fri, 08 Aug 2025 12:30:17 +0000

The Harbor Model offers a bold blueprint for restoring transparency, authorship, and oversight in a valuation industry long dominated by silent data extraction. The author of this article has chosen to remain anonymous, not out of fear, but out of necessity. Since 2012, they’ve been developing a disruptive valuation model that challenges entrenched interests in the appraisal and AMC industries. Their work has drawn direct confrontations from AMC owners and industry insiders, many of whom are threatened by the implications of these proposals. Anonymity, in this case, is a shield, not from scrutiny, but from retaliation. If you want to...

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…
First the Borrower Fee. Now the Appraiser… Two lawsuits place Class Valuation’s fee transparency and staff-appraiser compensation practices under federal scrutiny. Most appraisal disputes examine only one…
Pickleball, Promises, and the Quiet Takeover of Appraisal While they’re busy flexing their pickleball paddles, the real play is a bill quietly strip‑mining appraisers’ work. “Fair warning, we…

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Baghdad Bob of Freddie Mac Merits Mention As Mideast Erupts

Jeremy Bagott — Thu, 26 Jun 2025 12:30:32 +0000

In true Baghdad Bob fashion, Scott Reuter leads Freddie Mac’s effort to ensure that no inconvenient fact is left uncensored. For a brief time in April 2003, Saddam Hussein’s charismatic Information Minister, Mohammed Saeed al-Sahhaf, became a worldwide pop-culture icon. During the invasion of Iraq, al-Sahhaf faced reporters on the roof of a Baghdad hotel. All around him, columns of smoke billowed and sirens blared. Glide bombs shook the earth. American and British coalition forces poured into the city. Denying reality, al-Sahhaf insisted: “There are no American troops in Baghdad!” The next day, Baghdad fell. But al-Sahhaf’s gift for bombastic...

The Censorship of Appraisers Thirty-seven hours after President Biden took the oath of office, White House officials met with executives at social media companies.…
Objectionable Valuations Become Hate Speech,… The censorship, scapegoating and sidelining of appraisers has done real damage to borrowers and the purchasers of bonds... Attacks on…
The Nightmarish End of Home Appraisals In his 1946 essay “Politics and the English Language,” the late British novelist, essayist and critic George Orwell examined the…

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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,…
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…
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…

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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...

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…
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…
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…

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Fannie Mae’s Conservatorship: A Babysitter’s Blunder

Guest Author — Mon, 28 Apr 2025 12:30:06 +0000

Calling the FHFA a babysitter for Fannie Mae doesn’t fully capture the dysfunction. What the general public doesn’t understand is that Fannie Mae has been under conservatorship since the 2008 market crash — a status far from ideal, just one step from bankruptcy. By definition, a conservatorship is a legal arrangement where a court appoints a conservator to manage the affairs of an entity unable to do so itself, due to financial distress or other incapacity. It’s a polite term for babysitting an organization that can’t handle its own affairs. A Babysitter Who Sparks Chaos Calling the Federal Housing Finance...

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…
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…
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…

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Fannie Mae Fraud and Abuse Exposed

Jeremy Bagott — Fri, 18 Apr 2025 12:30:41 +0000

History of waste, fraud & abuse at this rogue organization… Fannie Mae reported this week it had fired more than 100 employees for unethical conduct, including facilitation of fraud. Expect more such news as the truth emerges about this organization’s activities over the past half-decade. At the beginning of the decade, under the protective camouflage of its federal conservatorship and Covid-19, Fannie began eliminating critical checks and balances in a radical experiment with U.S. taxpayers’ money and the U.S. economy. The mortgage giant began scrapping or weakening long-accepted underwriting safeguards like standard FICO scoring, title insurance, mortgage insurance, downpayments 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…
How U.S. Home Valuations Are Being Subverted At the crossroads of it all is a campaign to weaken or eliminate valuations... The nonprofit is now exploring ways…
Is a Horde of Deadbeat Borrowers Again Walking Among Us? There are signs of a new horde of deadbeat borrowers, but the foreclosure filings are being delayed and masked by…

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Data Cancer Infecting the Real Estate Market

Jonathan Miller — Fri, 31 Jan 2025 13:30:21 +0000

They have created the phenomenon known as “data cancer” which reduces an appraisal to a rubber stamp that contaminates the comps used for future sales. The ability to do an appraisal for Fannie Mae or Freddie Mac is getting rarer these days now that the GSEs are waiving appraisals on the majority of transactions. Despite drones being everywhere and the GSEs being in receivership, the latter is desperate for higher loan volumes to feed their origination infrastructure. Higher mortgage rates have crushed refinance loan volume and slowed sales volume. What can the GSEs do to increase mortgage volume? Remove appraisals...

FHFA's Appraisal Waivers Expansion The Federal Housing Finance Agency's (FHFA) recent push to expand the use of appraisal waivers represents a concerning and potentially…
Fannie Mae to Maryland: DROP DEAD Mortgage giant Fannie Mae and her twin, Freddie Mac, have a message for the State of Maryland: Kindly disintegrate. 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…

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Appraisal Industry Outlook Under Trump Administration

AppraisersBlogs — Mon, 06 Jan 2025 13:30:04 +0000

In a recent article, John D. Russell, JD explored the potential impact of the new Trump administration on the appraisal industry. With Republicans set to control the legislative process, Russell analyzed various documents and comments to distill expectations for how appraisal-related issues may be handled going forward. He noted that the Trump administration’s efforts will likely reflect much of the Project 2025 platform, and that its approach to the GSEs and FHFA in the first term could mirror that of the previous administration. Late first-term efforts on housing finance reform may also provide insight into second term priorities. Regarding the...

ARCC Discussion Exposes GSEs Agenda to Reduce… Mark Calabria's discussion with ARCC revealed the GSEs' agenda to reduce "appraisal friction" by eliminating the role of professional appraisers…
FHFA's Appraisal Waivers Expansion The Federal Housing Finance Agency's (FHFA) recent push to expand the use of appraisal waivers represents a concerning and potentially…
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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ARCC Discussion Exposes GSEs Agenda to Reduce Appraisal “Friction”

AppraisersBlogs — Fri, 22 Nov 2024 13:30:11 +0000

Mark Calabria’s discussion with ARCC revealed the GSEs’ agenda to reduce “appraisal friction” by eliminating the role of professional appraisers and the appraisal process altogether. The recent discussion hosted by the Appraisal Regulation Compliance Council (ARCC) with Mark Calabria, the former Director of the Federal Housing Finance Agency (FHFA), offered a rare and illuminating glimpse into the inner workings and mindset of the nation’s housing finance regulators. During the engaging conversation led by ARCC Chair Josh Tucker, Dr. Calabria shared his expert perspective on FHFA’s controversial decision to significantly increase the use of appraisal waivers, which allow mortgage lenders to...

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…
Tapping States for Backchannel Budget Scofflaw U.S. Agency Taps States For Its Backchannel Budget VENTURA, Calif. (February 4, 2022) – History is replete with cautionary…
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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Is a Horde of Deadbeat Borrowers Again Walking Among Us?

Jeremy Bagott — Mon, 04 Nov 2024 13:30:44 +0000

There are signs of a new horde of deadbeat borrowers, but the foreclosure filings are being delayed and masked by the government itself. Some of the current deadbeat borrowers will learn to expertly work the system… In 2022, a San Ramon, California, couple who hadn’t made a mortgage payment since 2009 was finally evicted. Anita and Mahesh Khurana had put on a masterclass in the use of the courts to keep foreclosure at bay. The holdouts had lived in their home payment-free for 13 years. A state court finally ruled they had exhausted all appeals, and they were ejected. In...

FHFA's Appraisal Waivers Expansion The Federal Housing Finance Agency's (FHFA) recent push to expand the use of appraisal waivers represents a concerning and potentially…
Fannie Mae to Maryland: DROP DEAD Mortgage giant Fannie Mae and her twin, Freddie Mac, have a message for the State of Maryland: Kindly disintegrate. A…
Objectionable Valuations Become Hate Speech,… The censorship, scapegoating and sidelining of appraisers has done real damage to borrowers and the purchasers of bonds... Attacks on…

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How Deep Fakes Have Burrowed Into Home Finance

Jeremy Bagott — Mon, 14 Oct 2024 12:30:11 +0000

Fannie and Freddie have been toiling at the coalface of “synthetic appraisals” – “black box valuations.” In the 1960s, technocrats at the Pentagon used the latest IBM mainframe computers to analyze complex data related to the Vietnam War. Planners fed punch cards into the machines and ran endless simulations, hoping to determine strategies for winning the war. In 1967, analysts finally asked the computer, “When will we win in Vietnam?” The machine’s answer: “You won in 1965.” It exposed the hubris and naiveté of those who believed computer-generated models could capture and quantify millions of complex human interactions on the...

Objectionable Valuations Become Hate Speech,… The censorship, scapegoating and sidelining of appraisers has done real damage to borrowers and the purchasers of bonds... Attacks on…
Fannie Mae to Maryland: DROP DEAD Mortgage giant Fannie Mae and her twin, Freddie Mac, have a message for the State of Maryland: Kindly disintegrate. A…
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…

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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…
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…

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Stoked by HUD, Cottage Industry Shakes Down Mom-and-Pop Appraisers

Jeremy Bagott — Fri, 06 Sep 2024 12:30:11 +0000

The harassment campaign benefits a number of odd bedfellows: the housing lobby, which wants unfettered access to federal funds and taxpayer-backed mortgage guarantees through Freddie, Fannie and the FHA – they see appraisals as an unnecessary bottleneck. A firm called Mizrahi Kroub is the largest filer of so-called “digital Americans with Disabilities Act lawsuits.” The New York law firm files about a quarter of all such cases nationwide, according to a provider of web-accessibility services. The firm, which employs nine lawyers, has brought more than 1,100 web-accessibility cases against small businesses for missing alt-text, incorrectly formatting lists or providing unclear...

Misleading Ads Sow Mistrust These misleading ads are sowing seeds of mistrust in a time-tested profession. The National Fair Housing Alliance (NFHA) has recently…
Using Discrimination As a Bully Tactic As an appraiser who has been appraising in rural south for 20 years I have seen a few things. This…
Objectionable Valuations Become Hate Speech,… The censorship, scapegoating and sidelining of appraisers has done real damage to borrowers and the purchasers of bonds... Attacks on…

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Objectionable Valuations Become Hate Speech, Inflating Home Prices

Jeremy Bagott — Wed, 21 Aug 2024 12:30:33 +0000

The censorship, scapegoating and sidelining of appraisers has done real damage to borrowers and the purchasers of bonds… Attacks on free speech are on the rise in the English-speaking world. A bill introduced in Canada to thwart online “anarchy and lawlessness” would create a Canadian Ministry of Truth empowered to punish authors Ottawa politicians find problematic. In response to the worst rioting in Britain in years, about 4,000 people have reportedly been jailed for online thought crimes. U.K. Prime Minister Keir Starmer has vowed to prosecute anyone his government believes is whipping up people’s emotions on the Internet. There’s even...

HUD's Private Inquisitors Will Chill Protected… HUD awarded $54 million to 182 nonprofits to serve as posses in a a Spanish Inquisition-style drive. The deep pockets…
The Censorship of Appraisers Thirty-seven hours after President Biden took the oath of office, White House officials met with executives at social media companies.…
Biden's Remark on Home Values Sparks Backlash President Biden's recent comment about the discrepancy in home values between Black and white families has sparked backlash on social…

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Insights from CFPB’s Public Comment Period

AppraisersBlogs — Tue, 13 Aug 2024 12:30:20 +0000

The comment period on the Consumer Financial Protection Bureau’s (CFPB) “Request for Information Regarding Fees Imposed in Residential Mortgage Transactions” concluded on August 2, 2024, with a total of 959 comments received. Upon reviewing some of these submissions, several noteworthy perspectives emerged regarding appraisal fees and the role of Appraisal Management Companies (AMCs). The National Association of REALTORS® (NAR) highlighted the lack of transparency surrounding AMC fees, which are often bundled together with the actual appraisal fee on the Closing Disclosure (CD). This opaque structure prevents consumers from understanding the true cost of the appraisal service and hinders their ability...

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 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…
CFPB Crackdown: Unfair Practices Hurting Consumers Bureau is currently investigating various fees associated with obtaining a loan, with the goal of identifying any that may be…

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Gov’t-Indulged Middlemen Are Wrong RX for Battered Borrowers, The Infirm

Jeremy Bagott — Mon, 17 Jun 2024 12:30:21 +0000

The U.S. government impoverishes homebuyers as it does the chronically ill – by promoting the use of middlemen who prey upon them. A cadre of such middlemen was created decades ago as a firewall between Big Pharma, the insurance companies and the pharmacy chains. Called “pharmacy benefit managers,” they were to negotiate drug prices, streamline distribution and manage lists of prescription drugs covered by insurance plans. But since the government has gone whole-hog into health care under the Affordable Care Act and into drug-price controls under the Inflation Reduction Act, things have gotten crazy at the slop trough. Today, according...

CFPB Crackdown: Unfair Practices Hurting Consumers Bureau is currently investigating various fees associated with obtaining a loan, with the goal of identifying any that may be…
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…
Exposing Predatory AMCs Exposing the inner workings of these predatory AMCs and their corrosive influence on the housing market. Cindy Chance's recent comments…

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Fannie Mae - Appraisers Blogs

Cert 25 Dilemma: TAF Abdicates Its Role as Ethics Arbiter

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Appraiser Independence: What Does it Mean & Who Does it Apply to

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The Town With No Bank: How Rural America Lost Its Mortgage Lifeline

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Inflated Prices, Taxed to Death

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The Harbor Model: Where Appraisers Take the Helm

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Baghdad Bob of Freddie Mac Merits Mention As Mideast Erupts

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UAD 3.6: The Appraisal Industry’s Shiny New Straightjacket

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

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Fannie Mae’s Conservatorship: A Babysitter’s Blunder

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Fannie Mae Fraud and Abuse Exposed

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Data Cancer Infecting the Real Estate Market

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Appraisal Industry Outlook Under Trump Administration

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ARCC Discussion Exposes GSEs Agenda to Reduce Appraisal “Friction”

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Is a Horde of Deadbeat Borrowers Again Walking Among Us?

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How Deep Fakes Have Burrowed Into Home Finance

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

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Stoked by HUD, Cottage Industry Shakes Down Mom-and-Pop Appraisers

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Objectionable Valuations Become Hate Speech, Inflating Home Prices

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Insights from CFPB’s Public Comment Period

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