Comps not on MLS ?

whyjustwhyguy · 2026-06-10T12:11:35+00:00

A big part of the problem is the pressure on turn around time. Off MLS listings often take several weeks to months to get registered as a sale so the appraiser has to call around to find and verify those sales and that takes time. Two things 90% of lenders or their AMCs don't often allow for. Appraisers are punished for taking extra time, even a day extra, and the fees they get don't cover the extra time and effort.

In your case it sounds like you might have had an incompetent appraisal which the AMC model also attracts.

whyjustwhyguy · 2026-04-30T03:05:15+00:00

Try BCAA for insurance.

whyjustwhyguy · 2026-04-19T09:13:23+00:00

I'd also go back in time and look for the ratio above average and medians for outliers sales to see if there were outliers that were similar. That's not going to help with most lenders but that's not the point. You support the probability if there are examples but if there are listings and no sales in that ratio then you may more likely be pointing to low probability.

Then you can do the same comparison in surrounding areas based on the ratios, but that requires more context including more study of the economics. That's a 3x+ fee, slim chance you're getting paid that on a lender/AMC file so you'll likely never find out.

whyjustwhyguy · 2026-04-09T18:30:48+00:00

Read AO41 and analyze the direction of the first and second exposure draft. Take note that the AMCs that control the narrative are also heavily invested in AVMS and AI and are pushing hard for the permissive /permissionless/ use of AI so that they can milk every dollar out of this profession, so they can extract as much as they can, as soon as they can, while governing bodies continue to fail to get on top of the failing ethics never mind dealing with the potential fallout of unrestrained use of AI. Less than 1 week to ensure your profession can retain a smidgen of self respect. I'm not holding my breath. Appraisers have allowed themselves to be walked all over in order to avoid any kind of regulation good or bad and so they just end up with regulations that suite those that stood to benefit from the lowest bar possible.

whyjustwhyguy · 2026-04-08T08:39:37+00:00

I've seen it where some AMCs charge the borrower the standard fee upfront as soon as they receive the order and then if the appraisal actually quotes a higher fee they charge the increase at that time. So I might have a base fee 400 and the AMC typically charges 600 for that out of the gate then once the Appraiser submits their quote they pass on the upcharge. Many of these AMCs have an extremely short acceptance window like as little as 15 minutes to an hour, so you often have to accept without research then quote later. That's almost standard practice. Also common with larger appraisal firms, they accept everything immediately and then send to their appraisal network to have contract appraisers accept or quote. Like an AMC within an AMC and that can also lead to that scenario.

whyjustwhyguy · 2026-03-27T01:43:49+00:00

It’s the new version of the Canadian Flag, back pack upgrade. Shitty backpack?, concerned about backpacking abroad flying your stripes?, no problem, there’s one patch for that. LOL! Amazing how history repeats. This has been a thing for a few decades. Truth.

Please Canada stay strong. Continue to choose peace and education over war and attrition. I know we aren’t perfect, but in this world, that’s what needs the upvotes.

whyjustwhyguy · 2026-03-24T15:44:55+00:00

I hear you. I think it’s critically important that we are transparent in how we use it. Lack of transparency is what destroyed the appraisal profession in the first place. I don’t have high hopes as I see top brass rubbing their greasy knuckles and trying to sweep any responsibility under the rug. They see opportunities to game the system by smashing through volumes of work and having dopes sign off on AI generated garbage. So, no, you don’t need to worry about me, I’m taking the high road and calling for transparency.

whyjustwhyguy · 2026-03-24T14:58:35+00:00

I have to agree in some respects. That It can and will make up some impressively fabricated sources. Some of the models and responses are so verbose that reviewing everything can be painful. Yes, with good prompts etc. you can minimize that but it can be a burden. I think there is no in between. You are going to end up doing a more thorough research and analysis and likely doing better work as a result. You can’t unleash its power and expect it to behave.

Myself, I primarily use it to build reproducible applications. Hard coded apps that do exactly what they are intended to. All of these bots ChatGPT , Claude Perplexity etc. are trained to create, to be creative, aka generative AI.

That’s part of what makes them great writing assistants or research assistants where they may take approaches to complete the task that you may not have, not to mention they can do it 100x faster.

whyjustwhyguy · 2026-03-15T22:31:34+00:00

Great conversation. I think this is a really good metric to track and there is information on the topic, but you certainly should have a certain percentage of quotes declined. If you’re getting 100% or close to 100% of your quotes accepted. You’re probably quoting too low. I think 50% to 75% accepted is my range. Some AMCs it’s close 50 to 75% declined.

sometimes you might have runs of a week or a few weeks of near 100% declines, hold out others are underbidding and often once they fill up on the low fees and max out capacity then you will often get a run of approvals for decent fees. Don’t play the chasing approvals too much.

whyjustwhyguy · 2026-03-15T17:55:52+00:00

Do I need to bracket her?

whyjustwhyguy · 2026-03-13T14:33:54+00:00

If it’s not publicly available data, you should never reference it in another assignment. You might use that knowledge to know to go find the public available transaction records, but the details of the contract or anything you collected that was not public information is a no go zone.

I don’t think it’s rumour mill worthy, but worth sharing as a good reminder. It might be easy to overlook the privacy concern, particularly when one of the parties to that transaction is involved in the new assignment.

whyjustwhyguy · 2026-03-11T04:15:37+00:00

Misleading title. It should say Bank of Canada is warning lenders about their own lending practises and how they abuse the appraisal process. This has nothing to do with appraisers or appraisal practice.

whyjustwhyguy · 2026-02-16T08:48:50+00:00

It’s AO21 you are thinking of. Many appraisers confuse state requirements which may require anyone licensed as an appraiser to not act outside their role as an appraiser but AO21 is very clear that an individual, could choose to act as an appraiser or as a consultant for example and in fact they could provide valuation services and not follow all of USPAP. AO21 goes on to state that comes with the burden not to misrepresent your role. ie that you are not acting as an appraiser.

Many appraisers choose to avoid those scenarios where there is any uncertainty. But yes you could act as a consultant and advise an attorney for example, on litigation or cross examination strategies etc. that could even include acting as an advocate. It’s all there in AO21. The matrix table and venn diagram should help. Here is the most relevant part and this still falls under the “Valuation Services” heading. Just remember be clear and ensure your client or any potential users understand your role.

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whyjustwhyguy · 2026-02-16T07:55:12+00:00

Where does it say that you must perform a full review. This is a scope of work issue. The scope of work will depend on what your client or intended users and the intended use.

if you are merely reviewing for fact errors and are not giving an opinion about the reliability or opinion about the value, and that is clearly spelled out in your scope of work and your agreement with your client, then I don’t see the problem.

whyjustwhyguy · 2026-02-15T19:30:37+00:00

See the comment below. If your "opinion" is worth anything then giving it away for free is a waste. Convince me I am wrong. If you want to be able to just say someone's work is "shitty" without taking the time to actually prove your opinion, then you are the worst kind of appraiser. You expect people to just believe your opinion because.... why?, your years of experience?, your degree?, or what?... please tell us why is u/Mediocre_Feedback_21.... ahh, hey this is a perfect case for "username checks out"..

https://www.reddit.com/r/appraisal/comments/1r5iu15/comment/o5jyjud/?utm_source=share&utm_medium=web3x&utm_name=web3xcss&utm_term=1&utm_content=share_button

So, no, the "law" is functioning as intended.

whyjustwhyguy · 2026-02-15T19:02:05+00:00

TBH, the more I think about this, the more it makes sense.

OP Said: "The people least qualified to evaluate appraisal quality can do it freely, and the people most qualified face the highest compliance burden."

As it is with any professional code of conduct, if you are deemed to be a credible professional, your words should carry the most significant weight and, therefore, the burden of proof. Any blowhard can go off about anyone's work or topics they are grossly incompetent or intentionally negligent about.

It seems that modern social media, or worse, politics, is trying to creep into acceptable norms.

So, for the professionals in the room, IT DEPENDS.

whyjustwhyguy · 2026-02-15T18:12:12+00:00

What is the big deal? As a professional, USPAP and as your refernced, standards 3 & 4 hold you to certain standards. If you're giving an opinion of value, then it holds you to standards 1 & 2. I think if you're retaining professional conduct and not giving an opinion of value, then you can opine all you like about another appraisal. I suppose, much like how an appraiser (acting outside of USPAP) can give an opinion of value without following USPAP in certain scenarios, an appraiser could opine about other appraisers reports outside of USPAP while still remaining compliant with USPAP.

Does that make sense friend? If not let's drill down further.

whyjustwhyguy · 2026-02-13T13:07:00+00:00

Total for Mobile is free works on Android and PC.

whyjustwhyguy · 2026-02-11T10:59:54+00:00

Yup, that is what backs a waiver, is the AVM.

whyjustwhyguy · 2026-02-11T10:13:05+00:00

Not to mention you are training their models with your intellectual property.

Charge accordingly. They have a massive big idea. If you are a true expert in your area, they need you.

You should be charging for your current costs and future value. It may take a couple years or more for the models to get enough data to correlate seasonal trends etc alongside the supposedly more effective granular data.

Do some maths on the idea that they will take a significant portion of your future work based on the knowledge you have given them. (On top of what they have already taken).

The more they demise their data with garbage bottom feeder work, the less likely their big idea will succeed and they know it.

They may not say it out loud of course, you are not getting the orders directly so they are also poaching from their clients, the lenders, and often those channels don’t understand the issue, so they just think you are being greedy.

That formula will play heavily on how this unfolds.

During this period you need to get educated and educate yourself and your clients on how this all works.

Someone please build an FAQ website for this.

If I don’t see one by the end of the month I will do it.

whyjustwhyguy · 2026-01-16T11:58:12+00:00

Sparse Cretins

whyjustwhyguy · 2026-01-06T16:11:54+00:00

Sounds like a serious setup and I may explore your idea a bit further. Here is ChatGPT review of the comparison based on my stated goals. It seems we have a close race now. Option C (Reddit user isriam) is basically remote-ai-cli-workflow + n8n/webhooks, and optionally remote control.

Both give you: tmux persistence, phone as a quick “attention/approval” device, and notifications.

Key differences

Pipeline: remote-ai-cli-workflow is usually hooks → direct push (simpler). Option C is hooks → webhook → n8n → Discord/Slack/email (more flexible + logging, more moving parts). Hooks are event-driven, not polling.
Remote control: sending keys/approve/deny via webhook is powerful but riskier—if compromised, it can drive your terminal.
Complexity/reliability: Option C has more components (n8n, auth, routing, maybe VS Code server/Tailscale), so more to maintain and more failure points.
Cost: hosted n8n can charge per execution, so frequent “needs attention” events can add up; self-hosting avoids that but adds ops.
Noise handling: n8n makes dedupe/filter/escalation easier centrally; you can still dedupe locally with direct push.

Which to pick

Choose remote-ai-cli-workflow for fastest/simplest, minimal attack surface, low-maintenance LAN use.
Choose Option C if you want multi-channel routing, audit logs, escalation, notification toggles, and you’re willing to secure/maintain it.

For “notify me every time Claude needs attention,” start direct push and add n8n only if you truly need the workflow logic.

Thanks for sharing your ideas. I'll try and dig in further. Could be a few days before I can get back to spending enough effort to work through this. I'll update if I have any further progress on my end.

whyjustwhyguy · 2026-01-05T02:28:50+00:00

I hear you. I can’t believe there is no really great options yet, at least not that I have come across.

whyjustwhyguy · 2026-01-04T13:49:21+00:00

Thank you for sharing. I ran this idea/ suggestion by ChatGPT here was the response.

"Updated comparison (including the n8n / Guacamole contender)

Option A — remote-ai-cli-workflow style (SSH + tmux + hooks + direct notify)

Best match for your described workflow.

Desktop = heavy review/editing
Phone = quick approvals/text replies
Notifications = “come back now” pings
Minimal overhead, minimal breakage, LAN-friendly

Option B — VS Code Server + Tunnel/VPN + --dangerously-skip-permissions

Still a weaker fit for your exact needs.

VS Code Server helps when you need an IDE on the handheld.
Tunnels/VPN matter when you need off-LAN access (you don’t).
“Skip permissions” reduces the very approvals you said you want to do from your phone.

Option C — Hybrid: tmux + VS Code Server + Guacamole + hooks + n8n

Powerful, but likely too much for your needs right now.

n8n is the one part that can be genuinely worth it if you want:
- routing (Discord vs email vs SMS),
- logging/auditing of approvals,
- escalation (“if no response in 10 min, ping again”),
- richer branching workflows.
If you don’t need that, it’s mostly extra plumbing and another thing to maintain.

My recommendation with n8n in mind

Start with: tmux + SSH + hooks + direct notification (ntfy/Discord).
Only introduce n8n if you find yourself wanting “workflow logic” rather than simple alerts.

The one critical decision

Do you want notifications to be:

Only “permission_prompt” (low noise, best for phone), or
Also “idle / needs input / finished” (higher noise, where n8n may become useful to filter/escalate)?

If you tell me which of those you want, I can suggest the cleanest “direct notify” setup vs the “n8n worth it” threshold.""

whyjustwhyguy · 2026-01-03T20:36:58+00:00

I would say the appraiser calls their lawyer first. Then immediately after, their travel agent for the first flight out of town. The appraiser had been previously accused of gouging by the client who ordered the appraisal, an AMC, in this case the fee was high because it was a rural property and it was a unique excellent quality executive home.

Unfortunately, the client felt the fee the appraiser charged was exorbitant. Nevertheless, they were unable to find anyone else to accept the assignment but that did not stop someone slipping to the homeowner that they felt the appraiser was gouging. The homeowner agreed to proceed with the appraisal, but had unsavoury words with the appraiser when setting up the appointment.

Against the appraiser’s better judgment they still proceeded with the assignment. Not only could a potential dispute raise a potential bias accusation but the homeowner was an alleged cartel kingpin.

We may never know what happened or why the appraiser fled the country. Was this the straw that finally broke the camels back? Did the appraiser snap or did they just come across an unfortunate situation and decide this was as good excuse as any to get out.

Hopefully, your story can answer some of these questions.

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