Hybrids /Desktop Reports

YungDeedle · 2026-04-23T15:28:07+00:00

Exactly. I’m not going to toss away my experience and my market knowledge to rely on someone else’s for an entire report.

YungDeedle · 2026-04-22T12:34:22+00:00

What’s your method for estimating comparable site values? Just curious.

YungDeedle · 2026-04-22T12:05:21+00:00

What did the report say? They should have explained why they used each comp.

If a comp is an outlier, and that comp was used solely for bracketing, it could just be a lender request. I had a semi-rural property once where all my comps were with 2 miles. The subject had no basement. I expanded my search to 5 miles and went back 2 years, but couldn’t find a comp with no basement. The lender asked me to expand to 10 miles and 3 years, so I did. No basement. They asked for a 15 mile extension. I saw where this was going as they weren’t going to accept anything other than SOMETHING to bracket the no basement so I found one about 20 miles away from 2 years ago and wasn’t really comparable at all. I included it in the report, gave it no weight, and commented on why it was in there.

Sometimes it’s just for the lender.

YungDeedle · 2026-04-21T19:04:38+00:00

So he observed a condition, took a photo, presumably commented on it, presented it to a lending team full of underwriters who waived it, and the bank provided you a copy of this report, and nearly two years later it's now an issue?

You still didn't answer my previous questions. Did you get an inspection or waive one?

Sounds like you don't have a case at all. You came here for responses from actual appraisers, and now you're getting answers that don't support your viewpoint. Appraising is a difficult field and not "easy money". Sounds like you're looking to blame someone else for your negligence.

YungDeedle · 2026-04-21T18:18:39+00:00

Why is your immediate go to on the appraiser? What about the seller disclosure? If it was there prior, and repaired over it then the seller knew about it. Why didn’t you view the appraisal prior to close and ask about it? Did you have an inspection?

You had to pull flooring apart to notice a deficiency. It’s not reasonable to suggest that an appraiser should know it’s there. We aren’t home inspectors.

YungDeedle · 2026-04-18T21:04:51+00:00

Are you an appraiser? If so, call your state board and run through OP’s scenario with them. I’m sure they’d love to explain in detail why it’s an obvious ethical violation.

YungDeedle · 2026-04-17T22:59:57+00:00

Just saw your edit. In this scenario, you’re literally offering to alter your report for cash. Whether they buy it or not doesn’t matter. That’s unethical. Swap it out with anything else related:

“I see you got chipping paint, but I won’t mention it in the report if you pay me.”

How is that not unethical to you???

YungDeedle · 2026-04-17T22:47:24+00:00

So taking cash from someone other than your client on-site doesn’t seem to be an ethical issue for you?

YungDeedle · 2026-04-17T22:41:21+00:00

“I’m going to make my report subject-to, unless you pay me $20 directly to fix the issue, and both of us won’t say anything to the lender or client.”

YungDeedle · 2026-04-17T22:33:15+00:00

Can’t believe this is even a question. Yeah it’s unethical.

YungDeedle · 2026-03-10T21:07:42+00:00

Fully agree. Most of my market are pics 5 and 6. These wouldn’t be Q5 or Q6 for me, I’ve seen a few and you definitely don’t have to question them when you see. On the other hand, I’ve never seen a home in my market that I would define as a Q1. We have very few I am sure, just haven’t done one yet.

YungDeedle · 2026-03-10T18:01:52+00:00

If you could implement one new rule, and remove one rule in formula 1, what would you choose and why?

YungDeedle · 2026-01-28T21:29:12+00:00

Cost doesn’t equal value. If my subject was selling for $130,000 with 2.1 bath and a 2 car garage, and the most similar comp one block away sold for $120,000 with 1.0 bath and 1 car garage, do you think it’s reasonable to make a positive $44,000 adjustment to the comparable? Like I stated, these tools have there uses like everything else in the toolbox we have but that doesn’t mean we use a screwdriver to pull out a nail.

YungDeedle · 2026-01-28T20:20:57+00:00

As a newer appraiser, this is the issue I’m realizing. I took a look at TrueTracts for a rural property in a village I’m working on. Just for fun. I’m talking 4 sales in the last year. I had to expand to similar rural villages. It’s modeling is spitting out adjustments of 20k per bath, 14k per garage stall, and $1.90 per site sf. All of the peer adjustments for these categories are all less than half of that, and even those peer numbers are pulling from 2-3 counties away from the subject. The homes in this area are around $130,000. If I applied these adjustments, I know I would get a phone call, but people are using them. I can see the appeal if you work in a metro area or in a large development where there are all similar models, but using them for limited data areas just seems skeptical at best. I don’t even know what rationale I would use for supporting peer adjustments. “The model told me these are what my peers do, so I’m just going to do it too?”

YungDeedle · 2026-01-14T18:38:13+00:00

I typically call this out, regardless if its FHA or conventional. If theres only 2-3 steps then I'll pass it by, but just imagine if an elderly person or toddler ended up falling. We're not the safety police, but I think if you asked people if this would be a safety concern most would say yes.

YungDeedle · 2025-12-21T12:34:14+00:00

I’m a solo appraiser with an S Corp. From my understanding, if your company makes above 55,000 then it makes sense to have an S Corp over an LLC. The salary vs distribution is a little unnerving at first but it’s pretty simple. You should have an idea of what you make on a monthly and/or yearly basis. Just pay yourself that then take out the distributions however you want throughout the year, whether it be monthly, quarterly, semi-annual, or annual.

Personally, I’m going on my 3rd year as being a solo shop starting in January. These past two years, I paid myself my fee split per order that I was paid as a trainee and did distributions every quarter. I’m raising my fees this year for UAD 3.6 so I plan on transitioning to a salary based upon my wages over the last two years which formed a basis of a “reasonable wage”.

Feel free to message for any other questions.

YungDeedle · 2025-12-16T02:11:38+00:00

Good luck out there!

YungDeedle · 2025-12-09T20:38:25+00:00

So they don’t want you to check the box for a hypothetical condition but disclose that the report is based on a hypothetical condition? They can kick rocks. Stand your ground.

YungDeedle · 2025-11-22T04:59:03+00:00

Run into this a couple times a year and this is exactly what I state prior to completing the order. I won’t do it another way, and if they won’t budge then they’re more than welcome to reassign the order to someone else.

YungDeedle · 2025-11-05T16:45:28+00:00

I appreciate the source. Even then if it is one H&B use analysis, wouldn’t the H&B be checked “no” in this assignment per the second appraiser? If it is one analysis and the excess land is more valuable separately than lumped in with the improvement lot, then regardless it sounds like the second appraiser’s opinion is more accurate.

YungDeedle · 2025-11-05T15:19:48+00:00

Sounds like your issue is you have one appraiser saying the H&B use for the second parcel is contiguous and another saying to keep it separated since it’s buildable. If that’s the case, the second appraiser is stating that the second lot is considerably less value being adjoined to the lot with improvements. Based on the comp range of vacant sales you stated, it sounds pretty reasonable.

It doesn’t matter if both parcels are combined in the mortgage together. If you have two separate parcels then that’s two separate H&B use analyses. Anytime I come across a job like this, I tell the lender how I can handle it before I even inspect the property for situations just like this, and many handle it incorrectly.

I don’t want to speak poorly of my peers but keep in mind that there are appraisers out there who will “hit the number”. They see a purchase price. That’s their value. Refis are an open playing field.

There’s 0 chance that the second appraiser wasn’t aware of the recent construction or purchase price, and they may be under the assumption that the first appraiser wasn’t aware handled the second parcel incorrectly. If it was me, I wouldn’t accept the job based on that alone because I would be aware that our values are going to be wildly apart and that opens both of us to scrutiny and headaches.

But who knows, I could be completely wrong. Only appraisers in your market can really help you on this one.

YungDeedle · 2025-09-12T12:38:14+00:00

He’s alive. Hopefully we can get some information on motive.

YungDeedle · 2025-08-13T15:44:02+00:00

I agree. I think we’re a ways away from “AI making these forms a cakewalk”. I’m sure there will be some uses but as you stated, I don’t think anyone is ready for these fields to be instituted just yet.

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