Be Part of the Solution & Not the Problem! It is apparent that this company doesn’t have a competent appraiser on staff. Michael Holmes is the Director of Client Services at Class Valuation. The purpose of this blog is to educate on the ROV process and to coach how to properly submit an ROV through Class Valuation. Somehow the appraisal profession adopted the mentality of the Company Store and coal mine industry. conclusion to a specific value, value range, or direction in value; do not submit an appraisal or the sales comparison grid from another appraisal. In both of these circumstances, there is extra time involved and extra money involved. not . Most appraisers, I believe, would rather work directly for the lenders – if and only if – the current Appraisal Independence Requirements would absolutely apply to them without bias or negative influences …… not like it was in the wild west prior to HVCC. Appraisers might have made a mistake calculating square footage or used a comp in the original appraisal that isn’t truly comparable (maybe recent renovations weren’t known or factored into the equation). The VA recognizes that appraisal mistakes can happen. Now if only they guaranteed direct assignment ordering, rotational and fair distribution for all appraisers on panel, promised not to use bidding approaches to routine order distribution, clearly stated a fixed fee for their services, and promised 2 week minimum turn time allowance on all full orders…  Dare to dream. Without a review of the completed appraisal, the appraiser is forced to in advance become the teacher/educator to all those who are not our intended client. First: Review and Research. In this way, I am not bombarded with 50 irrelevant comparable sales. If we find that the supplied data is outside the market area or that the comparables are not significant, we will advise before processing to allow more time for research. I just won an appraisal appeal BUT it was because the appraisal did not include the lower level square footage- he considered it a basement even though it was above grade because that's how the county records ... Documentable misinformation is a valid reason to request reconsideration of value and you should expect a change in value. Therefore, an ROV is a … Reconsiderations of value are a common component of the mortgage appraisal process and, as an appraiser, there are a few important tips to remember when responding to them. For example, if a borrower is contemplating construction, and the original appraisal includes an appraised value “subject to” completion of construction, the appraiser would have included a condition that says that the “subject to… In short, a reconsideration of value is another appraisal. Request the appraiser to consider the additional property information and/or comparable properties. Although differences in opinion can never be fully removed, if the system results in 99 hours of wasted/unpaid appraiser time in advance of sending out the report, the random one hour in a hundred issue is to expensive for the result. Those requesting the reconsideration of value should submit any data that wasn’t available at the time the appraiser made out the original report. They just want to make the deal work and pacify the lender. That is I will NEVER attend a seminar that “had to do with why we appraisers had to do a better job and have a better attitude working for AMC’s” Really? Appraisers Blogs ©2020. The lender may forego either type of review and obtain a new appraisal. Sign the Open Letter to AMCs. That’s great. These appraisers are helping influence the future of appraisals and pioneer tools that will help sustain a strong real estate economy. We welcome critical posts & opposing points of view. I have also advised agents when the appraisal was accurate and should not be disputed. They should use the knowledge that they hated to make a better business than the current AMC’S are offering. According to the FHA, “A reconsideration of value is a request to the FHA Roster appraiser to reconsider the analysis and conclusions of his or her appraisal based on information that was not presented on the appraisal report, but was relevant to the appraisal and available to the appraiser in the normal course of business as of the effective date of the appraisal.” Wow! By using non licensed staff, their is no individual whom is in a position to say no. I have a policy, all reconsideration of value requests must be reviewed by the lenders underwriter and that underwriter must provide me with the MLS printout and property data sheets for each of the sales they want me to consider and state they have reviewed this information and believe that these sales may be superior to the comparable sales cited in the report. They are REQUIRED to grid  comprable sales that they have for me to consider. Lost your password? ), the opportunity to influence your opinion/work in advance of completing it? Anytime an appraiser is asked to proffer an opinion of value (even if it is just to reconsider one already made) it is an appraisal. Consider they are advertising as Appraiser and Mortgage Consultants created this company they should know better. At each of the past Summit/Expo’s I have attended (2017 & 2015), there have been seminars presented from the AMC’s perspective of how ‘we’ should interact with them. Do not reproduce without permission of authors. Appraisal Reconsideration Request Form In accordance with the Dodd Frank Act HR 4173 Section 129E Subsection (c) EXCEPTIONS. The language in the ROV cannot lead the appraiser to a value conclusion and do not ask for a specific value … As I said Pattie, the system has good intentions, but in my opinion, is still flawed. Both my grandfathers died in their 50’s from black lung. Why is Only One Side of This Story Being Told? With extensive industry knowledge and attention to detail, she can be trusted to handle your complex quality-related concerns. “A reconsideration of value is a request to the FHA Roster appraiser to reconsider the analysis and conclusions of his or her appraisal based on information that was not presented on the appraisal report, but was relevant to the appraisal and available to the appraiser in the normal course of business as of the effective date of the appraisal.” They were very poor and owned little. Due to the high level of education and experience required for our profession, many looking for a quick buck or for a profession having appreciation shown both in money and respect from the clients, dropped out or chose a different career. Individual appraisers licensing for ALL distribution workers ought to help clear that up. I’m just about out the door when I receive an email notification for an appraisal I submitted last week. Another benefit is the Reconsideration of Value process, which allows the buyer or seller in a VA transaction to appeal a home appraisal that falls short of the contracted purchase price. Don't subscribeAllReplies to my comments Notify me of followup comments via e-mail. Many times I have and they still do not support the contract price. I choose to be very selective. Excerpt: It is Tuesday morning and I have my day planned and timed between reports that are due and morning inspections. The Reconsideration of Value comes into play when an appraiser’s opinion of value is not agreed upon by the parties involved in the transaction. Personal attacks harm the collegial atmosphere we encourage on AppraisersBlogs. The Reconsideration of Value. That’s why the VA set up an … Appraisal Reconsideration Contact Us Appraisal Reconsideration Form In compliance with the Dodd-Frank Wall Street Reform and Consumer Protection Act, is permitted to submit on your behalf, as an agent or consumer, and process the following reconsideration requests: 1. Now that is ironic if you ask me. Actually, those checkboxes correspond with what was allowed in HVCC, which was carried forward into Dodd-Frank. It is very important to keep in mind that only four closed sales can be sent to the appraiser. The notes indicate “Reconsideration of Value.” Without saying anything about the company being discussed, I find that particular distribution platform to be preferred above all others. The VA has a good system, but most don’t read or receive the original report BEFORE they pull out the pitchforks and saws. In my opinion, it is not a sign of a bad AMC having those choices for a reconsideration of value and I would not disqualify them from my potential clients for it. It’s a new 2018 year and all the same “animals” in the zoo are seeking to replace appraisers they screwed last year. To prevent them from becoming a headache, check out our list of the do's and don'ts of addressing a reconsideration of value! He can be reached at (248) 220-2536 or by email at, Kimberly is the Escalations Team Lead at Class Valuation. Appraisal Inspection Procedures & Protocols, To Pay or Not To Pay, That is the Question, Appraisers Considered an Essential Business, Incorrect Comments in Multi-Family Report, You Are a FEE Appraiser Not a FREE Appraiser, Biden Claims on Racial Bias in Appraisals, COVID-19 & Interior Inspections Liabilities. At both I stood up and suggested to the AMC presenters that THEY should change their attitude about working with “US” appraisers. We just do not know what tomorrow will bring. I am from the Appalachian Mountains originally. If by chance I have missed a comp that is as good or better than the ones I have used I will include it. I have no problem with this. A Reconsideration of Value, or ROV, is the process in which you file an appraisal value dispute. Reconsideration of Value Process Requesting a Reconsideration of Value (ROV): To communicate effectively with the appraiser and ensure the best possible outcome, please read the information provided below before you complete the Reconsideration of Value Form on page 2. Appraisers can close the gap in this area by working with agents and having advisory sessions with local brokerages. There is one thing I feel is absolutely certain in my life. Request the appraiser to consider the additional property information and/or comparable properties. I am truly sorry for your loss Jan. We appraisers also should not be afraid to change our opinion when “…information not previously available in the normal course of business” becomes available; and supports such changes. Generally, a reconsideration of the value estimate will proceed as follows. That’s the new alternative which is way better than mercury, ap, scope, and all the rest, that I was talking about previously. They are proving incompetence and laziness. Your email address will not be published. Published January 8, 2020. By submitting a thorough analysis of your research in the form of an appraisal reconsideration of value (ROV). Remember that an appraisal is based upon data so verify the key facts in the appraisal. No thank you! Now AMCs are reaping what they sowed for more than 10 years and instead we are holding classes to tell appraisers how to work better with them? Please also consider the fact that the sunroom now has 24... Its a racket! While I am well aware of the ignorance of lenders as well as agents of what appraisal standards appraisal reports are to uphold, I also have personally seen some appraisals that seriously missed the mark. Anyone connected to the ‘deal’ can question the appraiser’s value, but must be based on poor comparable selection or a significant obvious problem in the report. Most files that come through with a new ROV request are looked at within 4 hours and are either processed or suggestions are given to the client for a more positive result. Why exactly is the order distribution clerk staff given information about deals and personal information of interested persons anyways? I find that ironic. Having said that, it is also true that the vast majority of reconsideration requests have absolutely no relevant new information. Reconsideration of Value Kairos Value Appeal Form For a variety of reasons, a broker or borrower may disagree with the appraiser’s value estimate. I have to pay $75 or $125 or... What a great letter to have read and video to have... Lol, posting an old article that is just a rehash of... We know you dont support your spurious claims. Suggestion; If FNMA is going to revamp forms, please include development of an official ROV form, with all the associated requirements and certifications necessary, to be signed by the party issuing the ROV in the first place, to be included in the loan file. Fill out our short form to download the pdf. It is an update, because now the appraiser is opining to a current value. As such we can make mistakes. That’s what the checkboxes do.The biggest question to answer is whether or not one wants to do business with any AMC, especially those on fishing expeditions. Any system were a “LOW” value will be involved, opens Pandora’s Box of horrors for the Appraiser. In many cases  the people that I’m dealing with at the AMC are not qualified to even discuss the appraisal with me. Once again agreeing or disagreeing with the original appraiser. If more than four closed sales are supplied, a request will be sent back asking you to narrow your submission down to four sales that you wish to have sent to the appraiser. I have a policy, all reconsideration of value requests must be reviewed by the lenders underwriter and that underwriter must provide me with the MLS printout and property data sheets for each of the sales they want me to consider and state they have reviewed this information and believe that these sales may be superior to the comparable sales cited in the report. However, list and attach comparable sales information from a prior appraisal on a separate sheet of paper, or in the request. The team monitors the revision request sent to the appraiser and updates the client through every step of the process. My opinion is not a knack on the big picture VA appraisal system or the veteran, but if in my experience 99 hours is wasted to find that one hour problem, then lets find the one hour after the work is completed, so 99 hours are not wasted. Our blog is full of tips and tricks to help you and your clients throughout the appraisal process. As a last resort, you can hire and pay another appraiser if you believe your home’s appraisal should be higher. 2. That’s why Wells Fargo fired RELS, and started their own in-house appraisal department again. We are human beings. I have found that those employed with the VA are actual appraisers and know what they’re talking about. They back me up when I am right. Sometimes I will not consider any of the comps submitted because they are inferior to the ones I’ve already selected and we’re clearly selected for their sale price and not their similarities. Nothing new other than the year. Both clients and appraisers alike can be confident their concerns will be addressed efficiently. One e-mail to the POC sets off a flurry of group e-mail activity where’s its clearly the appraiser against everybody else. But some wiser lenders are beginning to realize the AMC model does not work to everyone’s advantage in all cases. I got the same offer over the weekend, I just hit delete, I didn’t bother to read it. If the first AMCs in existence valued appraisers, we would see a different working environment. Sad state of affairs. What is a Reconsideration of Value? I know from experience. Kimberly is the Escalations Team Lead at Class Valuation. Value-adding features can be overlooked or suitable comps may have been left out. Over 28 years appraising all property types and interests, in Southern California real estate. Mike Ford, American Guild of Appraisers (AGA™) says: undue influence during the development of appraisals. I have friends from Virginia and Kentucky whose grandparents died still owing the Company Store. We generally include authors' info at the end of each article. Nope, the VA has it right Bill. When we make a mistake the honorable thing to do is to acknowledge it and correct it….though run away rogue state regulators now make even innocent, simple mistakes into USPAP violations. There is no way a real estate agent is going to grid 50 comps! Bottom line, is that any request for reconsideration or value dispute should have some factual basis for being made. Don’t shoot the messenger comes to mind. As an appraiser just show me 2 or 3 ‘better’ or “as good” comparables and comment about WHY they support a higher value and I will reconsider openly and honestly every time. Use emotional language. I am both a Certified Appraiser and Realtor. All ROV requests submitted before 3:00 p.m. EST are handled the same day, with those submitted after 3:00 p.m. processed the following day. From the start of my working with any AMC (RELs was my first), I never experienced any appreciation or respect for my work. It’s important for VA borrowers to note that requesting these services is not included in the original appraisal fee. —- Matthew: 15:13-14 “If the blind lead the blind, both will fall into a pit.”, HVCC was rescinded. The more similar the alternative sales are to the subject property, the higher the chance of receiving a change in value from the appraiser. September 03, 2008 Inside the Beltway: Reconsideration of Value. As such, we are not allowed to submit any documentation to an appraiser that includes suggested values or comments relating to value. [contact-form-7 404 "Not Found"] Live Chat Software TAF Counting on Appraisers to Foot the Bill, Bill Prohibiting Discrimination in Appraisals…, Biden Calls Out Racial Bias Among Appraisers. Appraisal management companies DO NOT have the consumers best interest at heart. He is passionate about customer service, and wants to ensure the best client experience through constant communication and care. The problem is most lenders have jettisoned their appraisal departments in favor of AMC’s in order to off-load the personnel cost of maintaining an appraisal department. In compliance with the Dodd-Frank Wall Street Reform and Consumer Protection Act, is permitted to submit on your behalf, as an agent or consumer, and process the following reconsideration requests: 1. Back to Mr. Ford’s original post, which has nothing to do with VA.To play devil’s advocate, the contention is the checkbox the AMC provides somehow diminishes the value of the appraiser’s opinion. The language in the ROV cannot lead the appraiser to a value conclusion and do not ask for a specific value to support a purchase price or a loan. In addition, the appraiser should be compensated for his/her time. Reconsiderations of Value and What to Do About Them. The ROV is a valuable process, where the consumer has the opportunity to supply evidence to support their belief that the appraisal report is incorrect. They were poor appraisers getting no work so they became AMC’s What a joke! Anna, we have all seen ‘bad’ appraisals. The request after all, comes from their direct employer. He is passionate about customer service, and wants to ensure the best client experience through constant communication and care. Reward: You appraiser agrees with your Reconsideration and your home value goes up. Your email address will not be published. With extensive industry knowledge and attention to detail, she can be trusted to handle your complex quality-related concerns. To request a reconsideration of value, please submit this form to revisions@dartappraisal.com. value range with the appraiser. This also lets the interested parties know what I am up against in trying to justify the contract price. We value robust & civil discourse. Appraisers were seen as expendable, replaceable, and- quite honestly- a necessary pimple on their hind end. Supplying alternative sales that are superior in condition and GLA (gross living area) are the most common sales to be denied for submission into the ROV. It is a win-win for both when we do this.As for the comment that appraisers need to learn to work with AMCs. Sometimes that extra comp has an effect on my final opinion of value. Complete Reconsideration of Value … She can be reached at (248) 385-0180 or by email at knoon@classvaluation.com. A reconsideration of value is a request to the FHA Roster appraiser to reconsider the analysis and conclusions of his or her appraisal based on information that was . Although well intended, the VAs Tidewater program is worse in my opinion than any post submittal conventional reconsideration of value request. Best practice is to supply alternative sales that are similar to the subject property in terms of square footage and condition ratings. If the poster gets you upset, it is the Internet, you can walk away from it. Please keep remarks about the topic at hand, & PLEASE avoid personal attacks. Both clients and appraisers alike can be confident their concerns will be addressed efficiently. But the fact is, most residential appraisers across the US do work for AMC’s. After a low appraisal of the property some lenders might be gun-shy about the loan, said Merrill. Submitting a Reconsideration of Value According to HUD, “a request for reconsideration of value (ROV) is not an automatic step for a mortgagee to take when the appraised value is less than the sales price of the property, unless the mortgagee has sufficient evidence to … Of course, the response has been a typical ‘deer in headlights’ look, as if THEY know everything, and we appraisers are merely the peons in the entire process. Request for Reconsideration of Value Reconsideration of value requests may be submitted when additional market information exists or additional facts about the subject’s physical condition exist that was not included in the original appraisal and the information is materially relevant to the conclusions in the appraisal report. 10,000 worthless comps from a Realtor, Stips up the rear end from an AMC” BECAUSE” it came in low and a Low ranking of the Appraiser in every ones eyes, regardless of the accuracy of the report. The Reconsideration of Value process is not like asking for a second opinion; there is no new appraisal performed, nor is there an opportunity to use a “different appraiser.” When you ask for a Reconsideration of Value, through our Bank, we are likely to be referring … State Appraiser Coalitions & Organizations, Use of Census Data in AVM & Discrimination, Professional Opinions Can Never Be Replaced, Uniform Standards of Professional Appraisal Practice. I often thought about it in comparison to my grandparents experience with the coal mines. This issue’s topic is the potential use by other agencies of the Department of Veterans Affairs’ “reconsideration of value” procedure. He can be reached at (248) 220-2536 or by email at mholmes@classvaluation.com. Not one hand went up out of 250 or so people in the room. Reconsideration of Value (ROV) There are occasions when you receive the appraisal and it does not meet your expectations. On average, the entire process should take less than two business days. There are many factors to consider when submitting a Reconsideration of Value request, which can be overwhelming. All Rights Reserved. They apparently think that just because the loan officer, real estate agent, borrower or whoever doesn’t like the value on the appraisal report they can ask for a “Reconsideration of Value”. Appraisers should start to set a fee for each comparable sale requested in … She can be reached at (248) 385-0180 or by email at. Appraisal Reconsideration Form. They rarely attempt  to back me up. I’d rather burn in Hell than work for this degenerate AMC. Items that may qualify for a reconsideration of value are: • Errors or omissions on the appraisal that, when corrected, should alter the opinion of value set by the appraiser. Since only one ROV is permitted per appraisal report, it is important to use best practices in order to successfully place the dispute, including: To assist in the process, Class Valuation will look over the supplied evidence before sending to the appraiser. Sad commentary. Use appeal form to criticize or complain about the appraiser or appraisal. The Reconsideration of Value process is not like asking for a second opinion; there is no new appraisal performed, nor is there an opportunity to use a “different appraiser”. This is why we have created a pdf for you to refer to when placing an ROV with Class Valuation. It would be intellectually dishonest to say they don’t exist; or that there is never a valid reason to dispute, or at least question a value. If I’m having difficulty in  justifying a contract price I simply let the lender know and put completion of the report off for 48 hours to allow the interested parties to provide support for the contract price. 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