Yes, Honest Appraiser, I have dealt with this as well. The issue is due to their internal software platforms which place limits on report size. Mercury set those limits much higher than the various more simple interface type of appraisal management software.

What happens with the xml conversion process is although the data rich photos such as .jpg files appear in a uniform size because the image is compressed to fit in those certain sized photo squares on the appraisal software selected photo pages, the actual kb size of the photo is not altered, but rather only downsized visually. So if your camera settings are pushing so many kb’s of photo size, that translates into a much larger total xml appraisal file.

On the back end the users of the reports can extract the full size .jpg from the xml, and then blow up and zoom on the photo. I’ve taken the approach that lenders don’t need high resolution data rich photos, because the intention of the appraisal is to provide a pdf type product. Adjust your camera settings down. Reasons to use a traditional simple camera and not a smart device or phone. Not sure about other software but Alamode also offers an automatic downsize photo option as you enter them in, where it actually takes the kb’s down, you’ll want to also use that.

Just checked a few final reports XML files for data size. I’m floating somewhere in the 10mb to 15mb file sizes. They should have advised you to downsize photos on your side rather than removing so many of them. The very act of demanding you remove photos because of processing shortcomings on the amc side is actually a violation of appraisal independence rules. Absolutely nowhere in any GSE selling guide, any amc’s stated guidelines, or any lenders stated scope of work, is there an appraisal XML report file size maximum rule or guideline.

Bags I had an AMC recently reject a report due to too many photos… said they couldn’t upload it. I told them my PC could handle it and I hadn’t heard of a download problem in at least 10 years… they came back asking me to downsize them and take out about 50%. Idgits.

Thanks Eric. That’s where more photos come in, fewer generalizations, more specific writing, less pre write. Takes longer to review, less time for nit picking, better describes every component of the home, generally keeps revision clarification requests very low Aim for 100 to 150 photos per inspect, sometimes to 200+. Never stop clicking. Drop them on 15 photos per page, with a few 6 per page for feature items. Skip the stips.

What is an appraisal? How the subject home specifically relates to the local market in terms of value. What is a home? A collection of components and features, all with varying values, underlying market appeals or lack there of, in various states of diminishing effective age.

So take inventory of the home. A photo of every room, every feature, all utility, every bath, every bed, built ins, tech center items, appliances, windows, doors, electric, meters, yards, sheds, roof, siding, foundation inside and out, sprinkler system, porches, concretes, driveways, attachments, facia material, adornments, hardwood and tile floor, kitchen counters, backspash, cabs, lights, exterior surroundings, view from rear, from front porch, street all directions, nearby area and park views, etc.

Check this out, random find.
https://www.firstsource.com/wp-content/uploads/2023/07/Annual-Report-FY23.pdf

Firstsource collaborates with 5 of the top 15 ML’s in the US. Read all of page 30, keyword; mortgage. Are these the companies and tools driving changes and complaints, repurchase requests? Perhaps so.

Firstsource has successfully implemented a structured
Robotic Automation Process for a leading US mortgage
company, enabling them to overcome the challenges
associated with traditional, high-volume manual processes.

No. There are only complied lists that a shared and compared of the infraction’s. FNMA has a complete list, but won’t share. We are trying to hit a moving train.

Awesome quote

Samuel Adams January 21, 1776 in a letter to John Pitts:
“How strangely will the tools of a Tyrant pervert the plain Meaning of Words!”

I can’t believe no one else has made a comment about this. This to be is like finding out Darth Vader was Luke’s Father. I’m mean here you have a Government control enterprise that provide an adjustment based on the Census information, of which appraiser’s are not allowed to based anything off of and FNMA actively provides this information to the underwriter’s and GSE’s for every day use. Did anyone else know about this, or does no one care and I should just shut up?

There is appraisal review (technical review), requiring a licensed appraiser. And there is administrative review, which encompasses only a limited pre defined scope of ‘review’ (QC checklist, including sufficient knowledge of the appraisal process). Does policing opinions and requiring language changes fall under acceptable administrative review? Where in the selling guide does it explicitly say that an appraisers stated opinion is prohibited practice?

One may recall CE classes on acceptable appraiser disclosure statements, which Fannie specifically approved some time ago, as appraisers were writing in highly restrictive intended user statements. The question which requires answering is whom provided the review services which led to this request? Specifically which types of review services were utilized? Under what clearly defined peramiters? Appraisers should be able to request and receive these guidelines in writing. Otherwise non licensed reviewers are acting outside of their scope of work and authority, as their administrative review tasks should be clearly defined in writing, as instructions for them to follow. Was the requested language approach clearly stated anywhere in the selling guide or the lenders engagement scope of work, or their internal review protocol instructions for non licensed administrative reviewers? Are they even intended users? Who is requesting this, specifically? One could FOIA Fannie for specific information on their review process and employees whom complete this, sending out all these letters of revision and threat of penalty warnings.

Fannie stated approved language acceptable for appraisal report disclosure; Any use of this report by any party other than the named client is considered an unauthorized use. Appraiser does not assume responsibility for unauthorized use of this report.

https://appraisalbuzz.com/appraisal-review-a-sneak-peek/

Article text; If an institution were to develop a review program outside of USPAP Standard 3, the Agencies have been very clear in previous communications that anyone conducting a review must have the same level of experience and knowledge as the appraiser whose report is being reviewed. / The review must also be sufficient in scope to determine the reasonableness of the appraisal or evaluation and whether the valuation methods, assumptions and data sources are appropriate and well supported. /

Always appreciate your takes and views.

I have been using ‘established landscaping’ going forward. Also, I’ve been using ‘Updated landscaping’ with specifics for xeriscape and newer yard improvements.

The remediation of the AMC’s by the lender is real thing. Even realtors to specific lenders (locally) have threated no future business if you don’t remove a specific appraiser. It’s all so mundane and tiresome, lol.

Mature would possibly describe living fauna. Presuming nothing new was planted. This is also a human term. Try specifics; well established landscaping, xeriscaping, natural fauna, shrubs, bushes, small, large trees, garden, retaining wall, grass and sprinkler system, drip lines, trellace, shed, patios, new fence. Specifics help answer misconceptions about generalizations, can help prove value, and verify legal use.

Seasoned landscaping? Thyme, cilantro, peppers, salt? How does one season a pine tree or desidous plant? At what point in the life cycle of a plant does it become seasoned? The seed, germination, growth, reproduction, pollination or seed spreading stages? Is this an agricultural land appraisal? Arrakis, that spice? Is the home owner running a spice production business out of the house? Is that legal use? Was all the lot seasoned, or just a portion?

The chief amc appraiser? The controlling appraiser amc’s are legally required to hire in order to serve as a safeguard to appraiser independence and ethics? Approved a revision he did not agree with? The conversation went like this; Amc management and owners to controlling appraiser; The lender said they will use another amc if these problems continue to happen. Get this appraiser in line immediately or we’ll replace you both.

They said the word close is considered an opinion and instead I should use the actual distance to what is being referenced. Whatever.

Seek the truth.

Right, like what in the actual F!!

WOW!! This here^^

“It’s funny, because FNMA’s collateral underwriter tool has a line item adjustment it makes on every comparable called the “CBG” adjustment.

CBG stands for Census Block Grid. It’s essentially a location adjustment based on the median values of homes in that CBG.

In my opinion, this adjustment the FNMA model makes is pretty much, in my personal opinion, is the equivalent of red lining. Yet they don’t even realize it.

Aa an underwriter, I usually ignore this line item adjustment that the model makes. Every now and then it can actually be informative. But, I just find it deeply ironic, and keep waiting for the day someone somewhere sues them over it.”