The US Department of Veterans Affairs - Appraisers Blogs

Flags Over Facts: The Road to Obsolescence

Desiree Mehbod — Thu, 02 Apr 2026 12:30:03 +0000

The latest round of modernization comes wrapped in friendly language, but the flags are hard to miss if you’ve been paying attention. For years, appraisers have been warning that the mortgage industry was slowly engineering us out of the process. We were told we were paranoid. Resistant to change. Stuck in the past. Then the newest Mortgage Credit Executive Order arrived, and the appraisal section opened with a single line that confirmed everything we’ve been saying: expand AVMs, desktops, hybrids, and AI. That’s the priority. Everything else in that section is just polite filler wrapped around a strategy to shrink...

Imagine Running the Lawn Mower Industry Like the… I’m on about lawn mowing lately. It’s my new full time passion. The appraisal industry should be as straight forward…
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…
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…

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FOIA, AI, & the Appraiser’s Defense: A Blueprint for Fighting Back

AppraisersBlogs — Fri, 13 Jun 2025 12:30:12 +0000

Targeted under the guise of equity, I faced baseless accusations with no due process — until I used FOIA, uncovered the truth, and turned the tables. But I had a secret weapon: I used artificial intelligence. For decades, appraisers have worked in silence, held hostage by regulations, scrutiny, and — recently — false narratives of systemic racism. When the Biden administration launched the PAVE Initiative, it claimed to champion equity in housing. But behind the curtain, it became a political tool. The result? Appraisers like me were targeted based on ZIP codes, stripped of due process, and labeled racist —...

TEAPOTS Exposed: The PAVE Initiative’s Illusion of Justice The PAVE Initiative's lack of TEAPOTS case entries reveals a fraudulent scheme that betrayed homeowners, vilified appraisers, and hid the…
Promoting False "Racist Appraiser" Narrative Some Lenders promoting false "racist appraiser" narrative to optimize profits via AVMs Like most businesses lenders want to optimize their…
Maxine Waters Wants Appraisers Investigated On February 22, 2022, Maxine Waters sent a letter to HUD Secretary Marcia Fudge, TAF, ASC and AI regarding ongoing…

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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...

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…
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…

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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…
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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Damned If You Do and Damned If You Don’t

Guest Author — Fri, 26 Jan 2024 13:30:53 +0000

Damned if you do, damned if you don’t has become the new normal in the real estate appraisal profession. The government and those that write the rules have made it illegal (a punishable violation) to refuse an appraisal assignment in an area which consists primarily of non-whites. The government and those that write the rules also state the purpose of an appraisal is to determine the value of the home/property in its market setting, so an underwriter can make a lending decision. Back in the day, this protected the lender from lending more than the home/property is worth. It also...

The New Appraisal Profession – Why bother! As long as the new normal is reporting the appraiser when you don’t like the value continues, why bother? In…
False Claims of Racism Against Appraiser ...my career, business, and health at risk due to false claims made by a homeowner. As a professional real estate…
Seller Filed a Racial Bias Complaint Against Me So what’s caused the sudden loss of income? Could it be because of the racial bias complaint filed against me…

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Leaving the Appraisal Profession

Guest Author — Wed, 20 Sep 2023 12:30:02 +0000

It’s a Great Time to Leave the Appraisal Profession. I can hear the chorus of my fellow appraisers rising up in disagreement with me. I envision many of them screaming, “But I love being an appraiser”! Yeah, I hear you. I loved being an appraiser too. Let’s not consider what we were but what they want us to become. First, ask yourself if you are still making a livable wage. I’m not and instead of blaming myself, I started running the numbers. In, my high value market, 18% of the solds were cash sales. No appraisal required on those! Values...

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…
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…
New URAR Redesign Spec Released The Appraisal Forms & UAD Redesign Spec has been released and the current forms are being retired. This means that…

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Isn’t that Just PAVEY! PAVE Response and Marcia Fudge

Dave Towne — Tue, 08 Aug 2023 12:30:59 +0000

Folks, the American Enterprise Institute Housing Center has been, to date, the only major voice in the wilderness I’ve seen publicly defending appraisers and the appraisal process. They have refuted most of the highly touted ‘studies’ promoted by Dr. Andre Perry and others, which the current administration has considered the gospels of appraiser intolerable performance. The Biden-created ‘black oriented’ 13 agency PAVE Taskforce, co-chaired by HUD Secretary Marcia L. Fudge, who is a black lady, issued another report recently. AEI’s response to that is in the PDF below. Please read it. Meanwhile, Ms. Fudge recently appeared at the 75th Annual...

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…
HUD Secretary's Comments Evoke Folly of 1919 Sex Scandal Secretary Fudge launched into what sounded remarkably like discriminatory rhetoric: "The problem is who is in the appraisal industry. When…
Waste, Fraud & Abuse Flourished Under Former Secretary Fudge Appraisers harassed by HUD under Fudge know far more waste, fraud, and abuse is still buried. A report by the…

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VA Appraisal Request Form at Heart of AIR Violation Class Action

Peter Christensen — Tue, 23 May 2023 12:30:52 +0000

While the statute doesn’t explicitly mention that providing a loan amount is an AIR violation… When a mortgage lender seeks to make a Veterans Administration-backed home loan, the lender requests an appraisal from the VA’s appraiser panel by using a form entitled Request for Determination of Reasonable Value. For many years, until it was revised in July 2022, this form had a box labelled “Refinancing-Amount of Proposed Loan.” This box asked the lender to fill in the proposed loan amount for refinances. Once submitted, the form begins the appraisal process and is provided to the appraiser assigned by the VA...

Appraisal Independence Most appraisers could care less about an amc score card... Professionals don’t treat other professionals like they are in grade…
Slow VA Appraisal Turnaround Times Is Overblown Concerns about slow VA appraisal turnaround times is overblown... On September 14, 2022, US House passed HR 7735, "the Improving…
Proposal to Eliminate the VA Fee Panel VA Fee Panel - The Appraisal Institute does not believe that a move to a lender select program, such as…

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Speed Regardless of Accuracy Under the Banner of Modernization

Dave Towne — Wed, 08 Mar 2023 13:30:54 +0000

Appraisers, something – comparing and contrasting – dawned on me last week, after reading another news release titled “Dean Kelker: Appraisal Modernization is Starting to Gain Momentum“, which is basically pushing an “Enterprise” singular ‘agenda’ of valuation speed regardless of accuracy. Under the banner of “modernization.” VA does not demand appraisers complete assigned appraisal assignments extraordinarily quickly. They give appraisers 7 – 10 days (depending on location) to submit the report after assignment. VA expects good quality and accurate information. FHA/USDA/ONAP also expects appraisal accuracy using an inspection protocol that many appraisers object to, and some choose not to do...

Expert Wants to “Eliminate” Appraisers Mortgage Industry Expert Wants to “Eliminate” Appraisers – A Response The National Mortgage News website just published an interview with…
Exactly How Are Property Data Collectors… Somebody explain to me exactly how Property Data Collectors are “professionally trained” per Fannie Mae directives. The fact is, Fannie…
Modernization Should Only Be Determined by the… The appraisal professions should be the only ones to determine any modernization; whatever that is... When Things Don’t Go as…

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The Appraisal Problem

Guest Author — Thu, 20 Oct 2022 12:30:37 +0000

Gone are the days of hiring a professional appraiser to solve the appraisal problem. For decades lenders have taken on the responsibility of shaping the appraisal process and dictating the solutions to the appraisal problem. Savvy appraisers push back in a positive fashion to try and enable the lender to receive a report that not only meets USPAP, FIRREA, Fannie Mae, or HUD/FHA/VA an UAD reporting guidelines, but also provides the client with a report that is clear, concise, accurate and not misleading. An appraisal report can be on time, have all the boxes checked, no inconsistencies, meet all the...

Scope Creep & the Imploding of Rules ...the imploding rules then implemented, and the scope creep that evolved because the cart was leading the horse, has severely…
Convicted for Committing Fraud Unknowingly? Appraisers need to have intent in order to be convicted of fraud... I have recently read several different posts and…
Schizophrenic Adjustments Appraisers, I’ve written in the past about what I believe are strange ways to report adjustments in appraisals, and suggested…

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Slow VA Appraisal Turnaround Times Is Overblown

AppraisersBlogs — Mon, 26 Sep 2022 12:30:19 +0000

Concerns about slow VA appraisal turnaround times is overblown… On September 14, 2022, US House passed HR 7735, “the Improving Access to the VA Home Loan Benefit Act of 2022“, legislation that proposes to overhaul the Department of Veterans Affairs’ appraisal requirements, including when an appraisal is required, how an appraisal is to be conducted, and who is eligible to conduct an appraisal. The Mortgage Bankers Association (MBA) has long been vocal about its support for the bill. “The bill will encourage important reforms to the agency’s requirements regarding when an appraisal is necessary, how appraisals are conducted, and who...

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…
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…
Proposal to Eliminate the VA Fee Panel VA Fee Panel - The Appraisal Institute does not believe that a move to a lender select program, such as…

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CFPB Investigations in Alleged Appraisal Discrimination

Peter Christensen — Tue, 09 Aug 2022 12:30:53 +0000

The Consumer Financial Protection Bureau (CFPB) has started investigating alleged appraisal discrimination. This is a new development, as federal investigations had so far exclusively been by HUD. The CFPB is an aggressive investigator, and AMCs, large firms and lenders should be wary. For the last year, 40% of my legal work has been occupied by issues concerning alleged discrimination – balanced between representing parties in fair housing investigations and helping clients improve compliance and decrease risk. It’s the CFPB that makes me most anxious for clients in the future. I addressed some of the details of what I’m seeing in...

HUD Dismisses Claims Alleging Racism ...white America (government) keeps trying to 'fix' Black People who are not broken in the first place! We’ve all heard…
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…
Stoked by HUD, Cottage Industry Shakes Down… The harassment campaign benefits a number of odd bedfellows: the housing lobby, which wants unfettered access to federal funds and…

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Violating Appraisal Independence Through Harassment, Intimidation & Coercion

Dave Towne — Wed, 15 Jun 2022 12:30:59 +0000

It shall be unlawful… to engage in any act or practice that violates appraisal independence… Appraisers, I have written the info below, which you may use if you desire to send to your clients and local real estate offices. It’s time for all appraisers to stand up to this kind of very adverse behavior, done by and promoted by many real estate brokers/agents across the US. I have been chastised multiple times by brokers, and in one instance that I know of, was excluded (by the lender who told me) from doing another assignment when I didn’t appraise a prior...

Low Appraised Value = Racial Bias? When the appraised value didn’t meet the sale price, the first assumption was that the appraiser conspired to lower the…
A Low Appraisal is Now a Bad Appraisal A low appraisal is now a bad appraisal. Well, that's according to the headline. The article does not stress ‘bad.’…
Occupational Licensing Used to Intimidate It provides no better illustration of how occupational licensing promotes groupthink and intolerance to differing viewpoints... CALIFORNIA: WHERE RIGOROUS INQUIRY…

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Sales Comparison Approach is Racist

Dave Towne — Thu, 28 Apr 2022 12:30:37 +0000

“…the modern appraisal industry perpetuates racial inequality through its continued use of the “sales comparison approach”… the sales comparison approach persists as the dominant method of assessing home value… the sales comparison approach — the most used method for contemporary residential appraisals — perpetuates inequities through maintaining historical hierarchies and current racialized definitions of comparability…” Appraisers, here’s a YouTube video that you MUST view. This person’s, Dr. Elizabeth Korver-Glenn, PhD, work is one of the key reasons why there is so much chatter about racist appraisers in the US. Her discussion of her book ‘Race Brokers‘ begins at the 8:30...

Appraisers Don't Use Race Appraisers don’t use race... Race is NEVER considered during a valuation Last week in a congressional hearing on the future…
Racial Bias: Redlining in the Modern Era ...are they behind this modern day redlining?... The broad definition of an algorithm according to Merriam Webster’s Dictionary is “a…
Is Race Baked into Big Data? Chicago appraiser and friend (even though she calls me “fancy pants”) writes a stellar explanation of what an appraiser actual…

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VA Unofficially Says NOPE to ANSI

Dave Towne — Mon, 21 Mar 2022 12:30:20 +0000

The other agencies, Freddie Mac, HUD/FHA, USDA, ONAP, VA have NOT (yet) adopted this ANSI measuring protocol. Appraisers, an appraiser I know sent an email to the VA asking if VA was going to require appraisers to adhere to the ANSI Z765-2021 Measuring Standard as of April 1, 2022. The appraiser received an ‘unofficial’ response back from a person within the VA connected to processing appraisals, which said: “The short answer is, no.” I say this is ‘unofficial’ because to-date, I have seen nothing “official” from VA about this topic. Only officials from within VA know whether or not they...

ANSI & Floor Plans Goofiness "...if you the appraiser are not required to inspect the property yourself, don’t you want to have a more detailed…
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…
Solving the ANSI Measuring Dilemma ...a brilliant ‘work around’ to solve the subject & comps adjustment issues, which Fannie Mae thinks is no big deal...…

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ASC Blaming Appraisers

Dave Towne — Tue, 25 Jan 2022 13:30:52 +0000

The Appraisal Subcommittee, because they were directed to do so, has produced a report, which frankly and explicitly lays the blame for low market values of homes in ‘communities of color’ directly at the feet of independent appraisers involved with mortgage lending. You will start seeing accusatory slanted media reports about this report. ABC news already has distributed it. A TV station in San Francisco has aired a story already. Yes, the report casually mentions actual facts that GOVERNMENT policies and procedures promulgated segregated and extraordinarily unfair housing issues in the US, from the 1930’s into the early 1960’s. 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…
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…
Sales Comparison Approach is Racist "...the modern appraisal industry perpetuates racial inequality through its continued use of the “sales comparison approach”... the sales comparison approach…

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The Greatest Recession

Frederick E Rossiter — Fri, 10 Apr 2020 12:30:25 +0000

The Greatest Recession is now spreading across the US. The investor’s hesitance to accept modified appraisals without interior inspections will prevent the real estate market from leading this country out of “The Greatest Recession” now spreading across the US… Appraisers provide an essential financial service according to the verbiage I’ve read from The Department of Homeland Security and various sources. We are exempt from “stay at home” orders. The State of Colorado has defined appraisal services and appraisers as providing an essential financial and professional service. Colorado says that appraisers are exempt from stay at home orders. An abundance of...

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…
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…
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…

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COVID-19 Temporary Appraisal Guidelines

VaCAP Board — Sun, 29 Mar 2020 12:30:03 +0000

Fannie and Freddie are giving preference to desktop appraisals over exterior appraisals, which quite frankly, is completely backwards from what most appraisers believe to be a more reliable appraisal. HUD and the Veterans Administration, on the other hand prefer exterior appraisals…

Occupational Licensing Used to Intimidate It provides no better illustration of how occupational licensing promotes groupthink and intolerance to differing viewpoints... CALIFORNIA: WHERE RIGOROUS INQUIRY…
Why Are Fannie, Freddie Peddling Exotic Junk-Rated… Meanwhile, cratering home prices are eroding demand for the junk-rated credit transfers. As mortgage giants Fannie and Freddie bend the…
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.…

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Veterans Administration on Hybrid Appraisals

VaCAP Board — Fri, 22 Nov 2019 13:30:29 +0000

See the announcement by the Veterans Administration basically telling lenders and appraisal management companies we are going to protect our Veterans with sound appraisal practice. …the person providing property information to the appraiser must have entered into an agreement with the appraiser to do so. …the person who provides to the VA fee panel appraiser information must sign the appraisal report in the “Appraiser” section of the left side of the appraisal report. Assisted Appraisal Processing Program (AAPP) This section authorizes the Department of Veterans Affairs’ (VA) Secretary to issue guidance explaining the conditions under which VA permits VA fee...

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…
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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Done Deal

Dave Towne — Thu, 20 Dec 2018 13:30:05 +0000

AMC Consolidaton – Class Valuation (formerly Class Appraisal) of Troy, MI is acquiring Landmark Network, of Van Nuys, CA. This document does not say ‘when’ it will occur, or if the transaction has concluded, but the way it is written, the implication is that it’s a “dun deel.” Anybody have any scuttlebutt on which of the hundreds of the remaining AMC’s might be next to be consolidated with another one? Landmark Network’s email: Hello! Eleven years ago, I set out to create a different kind of appraisal management company. One that truly valued our appraiser partners while embracing the efforts...

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.…
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…
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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The US Department of Veterans Affairs - Appraisers Blogs

Flags Over Facts: The Road to Obsolescence

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FOIA, AI, & the Appraiser’s Defense: A Blueprint for Fighting Back

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Is a Horde of Deadbeat Borrowers Again Walking Among Us?

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

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Damned If You Do and Damned If You Don’t

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Leaving the Appraisal Profession

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Isn’t that Just PAVEY! PAVE Response and Marcia Fudge

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VA Appraisal Request Form at Heart of AIR Violation Class Action

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Speed Regardless of Accuracy Under the Banner of Modernization

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The Appraisal Problem

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Violating Appraisal Independence Through Harassment, Intimidation & Coercion

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Sales Comparison Approach is Racist

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VA Unofficially Says NOPE to ANSI

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