Mary Cummins, Real Estate Appraiser, Animal Advocates, Los Angeles, California

Mary Cummins, Real Estate Appraiser, Animal Advocates, Los Angeles, California
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Showing posts with label licensed. Show all posts
Showing posts with label licensed. Show all posts

Friday, October 8, 2021

How to Avoid Being Accused of Bias in Real Estate Appraisal - Free Webinar by George Dell, Peter Christensen ... by Mary Cummins

how to avoid being accused of bias in real estate appraisal, bias, discrimination, real estate appraisal, real estate appraiser, mary cummins, los angeles, california, brea, fha, hud
how to avoid being accused of bias in real estate appraisal by George Dell, Peter Christensen, bias, discrimination, real estate appraisal, real estate appraiser, mary cummins, los angeles, california, brea, fha, hud

I attended the free webinar by real estate appraiser/instructor George Dell and lawyer Peter Christensen. Other speakers were appraiser Craig Gilbert who spoke about the new California bill AB 948 and Dave Towne. 

It was very informative and based on common sense. The main takeaway was choose appropriate comps/data, include an explanation on why you chose the comps you chose, save a copy of your search parameters and results to your work file, and fully explain and describe your adjustments and the values in a bullet-proof report. 

I'd like to add some other suggestions. Even though the intended users of the appraisal report are savvy, educated, experienced finance professionals write your report so that an average lay person with an average education can easily understand everything. The buyer, seller, borrower, agent, their cousin, all their social media friends ... will be reading the report. If they don't like or understand anything about it, they will be attacking the appraiser on social media, to the real media and leaving negative business reviews all over the internet. They may even file a frivolous complaint just because they don't understand something. A woman said an appraiser wrote "Marin city" for the city in the report. She said it was "code for black." The property legally was in Marin City. It wasn't code for anything. Not my appraisal. That's how sensitive this issue can be. 

For instance state that per government guidelines the appraiser must first search sold, pending, active comparable properties +/- 15% difference in GLA (gross living area) from the subject, within 1/2 mile radius, within the last three to six months with similar amenities and in similar condition. If you can't find enough comps and have to widen your search, state specifically why and how you did that. State that you need at least three sold, one pending and one listed comp, if you do. Cite USPAP, FHA and government regulations that govern our appraisals. 

If the GLA, bed/bath/room count differ from the actual size, state what is included in GLA per ANSI and permits. State what is not legal GLA in the home and why. I even include links to ANSI, government guidelines ... beyond what is in our limiting conditions. Some people think they are being "ripped off" because the Appraiser didn't give credit to the unpermitted elevated toilet they added in the garage or the closet/balcony/patio/carport/shed they illegally converted into a bedroom that would never meet code or basic safety requirements.

If they added what they feel are lots of improvements or additions that don't add real value to the home, specifically tell them why. Go into the math of return on investment, over improvement, under improvement, market reaction to improvements... I had a guy tell me he spent $150,000 adding palm trees to his back yard 20 years ago. He asked me why I didn't add $150,000 to the value of his $400,000 home. I told him specifically why it didn't add any value to the home. 

Sometimes lay people just don't understand the form. One person thought pg 1, "Improvements," "Condition of property" section had to do with the condition of the entire house even though it ONLY relates to the kitchen and bathrooms. The reader can't see the drop down menu items which state "kitchen," "bath." They only see the result which could be "no improvements within the last seven years." I added an explanation right in that section so people know what it is. 

Specifically describe each of the comps relative to the items in the grid. If there is an adjustment for any item, describe what it's for and how it was calculated. Readers don't realize that we use advanced math, regression analysis and statistics to formulate our adjustments based on lots of independent data from the various MLS and public records. It is probably a good idea to ever so briefly mention the appraisal theory of matched pairs analysis so they will understand the reason for the comps and grid. A brief mention of regression analysis would help so they can understand how we figure out the exact adjustments. Add charts from your xml spreadsheets to the report if needed. Like your math teacher used to tell you "show your work." Save all of your adjustment calculations, xmls, charts to your work file.

Your summary of the market comparison approach needs to be very clear and plain. Specifically state which comps set the upper, lower levels of value and why. Which comps carry the most weight and why. If you feel the property could be worth more but there just are no recent closed sold comps to support that value, state that. Sometimes it's best for a homeowner to wait until a similar home closes for a higher value in a week such as one of the higher listed or pending comps. People don't realize that we are generally limited by the highest recent closed sale. Even if our report were to come in higher, the AMC, underwriter, lender would send it back stating that it can't be higher than the highest closed sale. That has been happening a lot lately. 

A few last pointers. Of course never discriminate against anyone even if the homeowner treats you horribly. If a homeowner is instantly very rude and attacks you when you arrive or during the inspection, just leave and cancel the appraisal. Get your research and trip fee and be done with it. It's not worth the headache. This has only happened to me a few times in 35 years. 

If things start to get iffy during the inspection but not to the point of leaving, take notes instantly. If they tell you what they think the property is worth, tell you a home a mile away sold for $1.2M, what value they need for their loan, how a recent "stupid" appraiser didn't know the area, recent appraisals came in too low, that they added $$$ worth of "improvements and upgrades"...instantly take notes of everything they are saying and doing. I do this on my iPhone note feature. I always ask if they've done improvements during the inspection. I tell them they can give, send me a list of the alleged improvements if they like. If they, the agent, whomever hand you comps, take them. You don't have to use them but it's good to see where their mind and reasoning is at so you know what you have to deal with. Once in a great while they may even give you a good comp. 

If the appraisal is for a purchase, search for comps before you accept the assignment. If you can't find any comps to support the contract price, don't take the assignment. Save everyone a big headache especially yourself. If it's a refinance, look at the current loan amount and figure out loan to value ratio. If their current loan is $1,000,000 but the home is only worth $900,000, you may have a problem which could be avoided before you accept or complete the appraisal. Better not to complete the appraisal then no one can file a complaint for biased appraising. 

Always be very polite, on time, look and act professional, be kind and answer their questions. If they request a Reconsideration of Value i.e., an appraisal appeal, be very thorough, kind and polite in your reply. Don't ever just reply with "no change." Supposedly this is the biggest reason people file a report for discrimination. Specifically state why you could not use the comps they provided going back to the government guidelines and underwriting limitations. Reply to each of their concerns in layman terms. 

If they give you good comps, use them and change your value. Very rarely you may not see a sold comp because it recorded the day of or after your inspection but you pulled comps the night before the inspection. Sometimes sold comps record days before they show up in public records. Feel free to call the agent of pending comps or even call title to see if they closed. With this crazy super quickly appreciating recent market the most recent comps are the best representation of the market. 

One very important last suggestion. Many people especially people of color, immigrants, people of different religions, sexual orientation, languages ... have been discriminated against for their entire lives. They may always be on the defensive. Their first thought might automatically just be "it must be discrimination!" Even though it's upsetting to be falsely accused of discrimination don't get upset or defensive. Respond politely and kindly to their ROV requests. Be understanding and thorough in your reply. Pretend you are talking to your sweet old grandmother who just doesn't understand all of the advanced math and statistics. Break it down into simple and plain language they understand. That could be the difference between having a calm conversation or a frivolous complaint filed against your license and business. 

If after you've responded politely and thoroughly someone still files a false or frivolous discrimination complaint against you, you need to take action. Obviously these false discrimination complaints are only coming in now when the appraised value is under contract or the unsupported expectation of the borrower, seller, buyer... No one complains if you come in at contract or above. In prior years with quickly appreciating crazy markets they just called us "deal killers" but now partly because of the current political climate they call it "discrimination." 

I hate coming in under contract because you know there will be a lot of stress and strife which is why I try to avoid those appraisals if at all possible. If they only filed the complaint with the lender or AMC, your reply to the ROV is your basic reply. No one has ever filed any complaint against me for anything even though I have had a handful of people in 35 years who weren't happy with the value. I replied via the ROV. 

I personally would reply to a discrimination complaint. What did they state that you did or said that was discriminatory? State exactly everything that happened on the phone, in email, text, voicemail, at the inspection... Always save all of this to protect yourself. If you feel they are trying to influence the value with the threat of complaint, actual complaint, instantly notify the AMC and lender of this fact. Per the Appraiser Independence Laws "it is unlawful for any person in the course of a mortgage transaction to improperly influence the development, report, result, or review of a real estate appraisal sought in connection with a mortgage loan." Each state has their own laws. California law Article 7 CIVIL CODE SECTION 1090.5 . Here are the laws for each state from the Appraisal Institute

It's also a violation of Federal law 15 U.S. Code § 1639e - Appraisal independence requirements. If the lender is notified that they tried to influence the value, they will not get a home loan, i.e. "It shall be unlawful, in extending credit or in providing any services for a consumer credit transaction secured by the principal dwelling of the consumer, to engage in any act or practice that violates appraisal independence." I would try all other means of resolving the situation before you make such a complaint as the outcome would not be good for anyone. Talk to the AMC who can talk to the lender who can talk to the client and explain the regulations in detail. 

If they file a false or frivolous complaint to a government agency such as you state licensing board or HUD, contact your E&O insurance and a lawyer. In order to prove discrimination or bias, they MUST show evidence and prove that you intentionally discriminated against them in the appraisal. They must show that you appraised their home vastly differently than any home you've appraised in the past based on discrimination. They must show you perhaps violated USPAP, pulled the wrong comps, refused to look at better data they sent to you... They would have to show more than just mistakes or say poor judgment in the selection of comps. They must show evidence of "intent to discriminate" and "discriminatory behavior." I don't know if any individual appraiser has ever been found to have discriminated against anyone in an appraisal report in a lawsuit or formal government complaint more recently. I'll keep searching. I'm sure lenders, banks, agents have definitely discriminated against people in the farther past. I know some AMCs, lenders have settled some cases without admitting any guilt such as the recent Chase case. You don't need to prove as much evidence with lenders. Chase still stands by the appraisal. They settled to avoid litigation costs and bad press. 

In summary, always do the most thorough and best appraisal possible. Pick the most similar comps and let them do your work for you. Save all of your work, notes, emails, voicemails, texts, photos, sketches, math, charts, xml files... to your work file. Explain everything in layman's terms assuming regular non finance people will be reading the report. Be polite, kind and understanding with everyone. Treat them like your grandmother. Always thoroughly reply to any ROVs. That appears to be one of the main causes of discrimination complaints. If they give you a better comp, other better data, use it and change the value if the new data or comp supports it. Most importantly, never discriminate against anyone ever for any reason. Discrimination, racism, sexism... is hateful and harms everyone and our society. 

From the class information page. 

"Save the DATE!

Join us on Friday October 8th at 12 Noon Pacific Time for a free 1.5-hour webinar on

How to Avoid Being Accused of Bias

This is NOT a hands-on class. No Continuing Education credit will be offered.

We emphasize underlying principles and logic."

"About George Dell: About George Dell and Valuemetrics.Info

George Dell, SRA, MAI, ASA, CRE, LAI, of San Diego, CA, is the creator and developer of Evidence-Based Valuation (EBV©) which optimizes computer algorithms with trained valuation judgment. 

His signature workshop, Stats, Graphs and Data Science1 initiates new appraiser products and services – by combining appraiser expertise with data science tools and critical thinking skills.  It has been presented to various appraiser groups and professional organizations. For more information, check out Valuemetrics.info for upcoming classes.

Mr. Dell has been published multiple times in The Appraisal Journal, and other publications. His most recent articles include, “Common Statistical Errors and Mistakes” in 2013 Fall Edition, “Regression, Critical Thinking, and the Valuation Problem Today” in the 2017 Summer Edition, the Feature article in Appraisal Buzz, September 2019, "Red Door, Blue Door, Doggie Door Value" and many articles in Ann O'Rourke's paid newsletter, Appraisal Today.

George Dell’s free weekly blog raises often-controversial (but forward looking) issues.  He is the editor and author of The Asset Analyst Report (TAAR)©.  The EBV curriculum -- for appraisers and credit analysts -- is taught through Valuemetrics.info.

About Peter Christensen,

Attorney & Principal at ValuationLegal.com

Peter is member of the California and Washington state bars, as well as a licensed insurance broker. After earning his BS and JD degrees at U.C. Berkeley, he began his career at Latham & Watkins LLP. He later served as general counsel to the largest provider of professional liability insurance to appraisers and valuation businesses. He’s based near Santa Barbara, California, but enjoys traveling the country to meet with professionals and firms, and he’s has made it to 48 states so far."

Mary Cummins of Cummins Real Estate is a certified residential licensed appraiser in Los Angeles, California. Mary Cummins is licensed by the California Bureau of Real Estate appraisers and has over 35 years of experience.


Mary Cummins, Mary K. Cummins, Mary Katherine Cummins, Mary, Cummins, #marycummins #animaladvocates #losangeles #california #wildlife #wildliferehabilitation #wildliferehabilitator #realestate #realestateappraiser #realestateappraisal #lawsuit real estate, appraiser, appraisal, instructor, teacher, Los Angeles, Santa Monica, Beverly Hills, Pasadena, Brentwood, Bel Air, California, licensed, permitted, certified, single family, condo, condominium, pud, hud, fannie mae, freddie mac, fha, uspap, certified, residential, certified resident, apartment building, multi-family, commercial, industrial, expert witness, civil, criminal, orea, dre, brea insurance, bonded, experienced, bilingual, spanish, english, form, 1004, 2055, 1073, land, raw, acreage, vacant, insurance, cost, income approach, market analysis, comparative, theory, appraisal theory, cost approach, sales, matched pairs, plot, plat, map, diagram, photo, photographs, photography, rear, front, street, subject, comparable, sold, listed, active, pending, expired, cancelled, listing, mls, multiple listing service, claw, themls, historical appraisal, facebook, linkedin

Monday, August 5, 2019

West Adams neighborhood in Los Angeles, California by Mary Cummins, real estate appraiser

west adams, neighbhood, historical district, historic  homes, mary cummins, real estate appraiser, real estate, appraiser, appraisal, los angeles, california, south los angeles, craftsman, spanish revival, queen anne, victorian, greek revival
west adams, neighbhood, historical district, historic  homes, mary cummins, real estate appraiser, real estate, appraiser, appraisal, los angeles, california, south los angeles, craftsman, spanish revival, queen anne, victorian, greek revival

West Adams is a historic neighborhood in the South Los Angeles region of Los Angeles, California. The area is known for its large number of historic buildings, structures and notable houses and mansions throughout Los Angeles. It is a youthful, densely populated area with a diverse population. The neighborhood has several public and private schools.

West Adams is one of the oldest neighborhoods in the city of Los Angeles, with most of its buildings erected between 1880 and 1925, including the William Andrews Clark Memorial Library. West Adams was developed by railroad magnate Henry E. Huntington and wealthy industrialist Hulett C. Merritt of Pasadena. It was once the wealthiest district in the city, with its Victorian mansions and sturdy Craftsman bungalows, and a home to Downtown businessmen and professors and academicians at USC. Several historic areas of West Adams, namely, Harvard Heights, Lafayette Square, Pico-Union, and West Adams Terrace, were designated as Historic Preservation Overlay Zones by the city of Los Angeles, in recognition of their outstanding architectural heritage. Menlo Avenue-West Twenty-ninth Street Historic District, North University Park Historic District, Twentieth Street Historic District, Van Buren Place Historic District and St. James Park Historic District, all with houses of architectural significance, are located in West Adams.

The development of the West Side, Beverly Hills and Hollywood, beginning in the 1910s, siphoned away much of West Adams' upper-class white population; upper-class blacks began to move in around this time, although the district was off limits to all but the very wealthiest African-Americans. One symbol of the area's emergence as a center of black wealth at this time is the landmark 1949 headquarters building of the Golden State Mutual Life Insurance Company, a late-period Moderne structure at Adams and Western designed by renowned black architect Paul Williams. It housed what was once one of the nation's largest black-owned insurers (currently, along with an adjacent new building, it is now a campus for a large non-profit). West Adams' transformation into an affluent black area was sped by the Supreme Court's 1948 invalidation of segregationist covenants on property ownership. The area was a favorite among black celebrities in the 1940s and 1950s; notable residents included Hattie McDaniel, Tim Moore, Eddie Anderson, Joe Louis, Sweet Daddy Grace, Little Richard, Lionel Hampton and Ray Charles.

Singer Ray Charles's business headquarters, including his RPM studio, is located at 2107 Washington Boulevard. The intersection of Washington Boulevard and Westmoreland Boulevard, at the studio, is named "Ray Charles Square" in his honor.

Starting in 1961, construction of the ten-lane Santa Monica Freeway (Interstate 10) began through West Adams' core, with the freeway routed east to west just north of Adams Boulevard. Its construction resulted in the taking by eminent domain, and demolition, of numerous West Adams homes. As in many other American cities during the heyday of Interstate Highway Act construction, interstate highway rights of way were disproportionately routed through predominantly less affluent communities.

Many of the neighborhoods, including West Adams, are experiencing a renaissance of sorts with their historic houses being restored to their previous elegance.  The area is undergoing revitalization with young professionals, restaurants, new businesses moving into the area. Many professionals are being attracted to the area, due to the proximity of job hubs in Silicon Beach, Culver City, and El Segundo.

According to the "Mapping L.A." project of the Los Angeles Times, West Adams is flanked by Mid-City to the north—across the Santa Monica Freeway—Jefferson Park to the east, Baldwin Hills/Crenshaw to the south and Palms to the west. The neighborhood's street boundaries are the Santa Monica Freeway on the north, Crenshaw Boulevard on the east, Exposition and Jefferson Boulevards on the south and the Culver City line on the west (Ballona Creek and Fairfax Avenue).

West Adams is home to one of the largest collections of historic houses and small mansions west of the Mississippi River. The West Adams neighborhood was developed between 1880 and 1925 and contains many diverse architectural styles of the era, including the Queen Anne, Shingle, Gothic Revival, Transitional Arts and Crafts, American Craftsman/Ultimate Bungalow, Craftsman Bungalow, Colonial Revival, Renaissance Revival, Mediterranean Revival, Spanish Colonial Revival, Mission Revival, Egyptian Revival, Beaux-Arts and Neoclassical styles. West Adams boasts the only existing Greene and Greene house left in the entire city of Los Angeles.

More than 70 sites in West Adams have received recognition as a Los Angeles Historic-Cultural Monument, a California Historical Landmark, or listing on the National Register of Historic Places.

Below are some photos of an assortment of regular homes that I've taken of West Adams south of Adams, north of Jefferson between Normandie and Vermont. These homes are a mix of the good, the bag and the ugly. 

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west adams, neighbhood, historical district, historic  homes, mary cummins, real estate appraiser, real estate, appraiser, appraisal, los angeles, california, south los angeles, craftsman, spanish revival, queen anne, victorian, greek revival

west adams, neighbhood, historical district, historic  homes, mary cummins, real estate appraiser, real estate, appraiser, appraisal, los angeles, california, south los angeles, craftsman, spanish revival, queen anne, victorian, greek revival

west adams, neighbhood, historical district, historic  homes, mary cummins, real estate appraiser, real estate, appraiser, appraisal, los angeles, california, south los angeles, craftsman, spanish revival, queen anne, victorian, greek revival

west adams, neighbhood, historical district, historic  homes, mary cummins, real estate appraiser, real estate, appraiser, appraisal, los angeles, california, south los angeles, craftsman, spanish revival, queen anne, victorian, greek revival

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west adams, neighbhood, historical district, historic  homes, mary cummins, real estate appraiser, real estate, appraiser, appraisal, los angeles, california, south los angeles, craftsman, spanish revival, queen anne, victorian, greek revival

west adams, neighbhood, historical district, historic  homes, mary cummins, real estate appraiser, real estate, appraiser, appraisal, los angeles, california, south los angeles, craftsman, spanish revival, queen anne, victorian, greek revival

west adams, neighbhood, historical district, historic  homes, mary cummins, real estate appraiser, real estate, appraiser, appraisal, los angeles, california, south los angeles, craftsman, spanish revival, queen anne, victorian, greek revival

west adams, neighbhood, historical district, historic  homes, mary cummins, real estate appraiser, real estate, appraiser, appraisal, los angeles, california, south los angeles, craftsman, spanish revival, queen anne, victorian, greek revival






















Mary Cummins of Cummins Real Estate is a certified residential licensed appraiser in Los Angeles, California. Mary Cummins is licensed by the California Bureau of Real Estate appraisers and has over 35 years of experience.


Mary Cummins, Mary K. Cummins, Mary Katherine Cummins, Mary, Cummins, #marycummins #animaladvocates #losangeles #california #wildlife #wildliferehabilitation #wildliferehabilitator #realestate #realestateappraiser #realestateappraisal #lawsuit real estate, appraiser, appraisal, instructor, teacher, Los Angeles, Santa Monica, Beverly Hills, Pasadena, Brentwood, Bel Air, California, licensed, permitted, certified, single family, condo, condominium, pud, hud, fannie mae, freddie mac, fha, uspap, certified, residential, certified resident, apartment building, multi-family, commercial, industrial, expert witness, civil, criminal, orea, dre, brea insurance, bonded, experienced, bilingual, spanish, english, form, 1004, 2055, 1073, land, raw, acreage, vacant, insurance, cost, income approach, market analysis, comparative, theory, appraisal theory, cost approach, sales, matched pairs, plot, plat, map, diagram, photo, photographs, photography, rear, front, street, subject, comparable, sold, listed, active, pending, expired, cancelled, listing, mls, multiple listing service, claw, themls, historical appraisal, facebook, linkedin

Friday, August 2, 2019

The Squares of Los Angeles: La Fayette, Wellington, Oxford Square real estate developments by Mary Cummins

La Fayette Square, Los Angeles, Mary Cummins, real estate appraiser, California, licensed, certified, historical homes, oxford square, wellington square, victoria park, windsor square, real estate appraisal
La Fayette Square, Los Angeles, Mary Cummins, real estate appraiser, California, licensed, certified, historical homes, oxford square, wellington square, victoria park, windsor square, real estate appraisal

Los Angeles has many older historical neighborhoods. Some of the less well known are the "Squares" specifically La Fayette Square, Wellington Square, Oxford Square and Windsor Square. Below is some information about some of the Squares and some photos I've taken of some of the homes. 

La Fayette Square

LaFayette Square is a historic semi-gated neighborhood in the central region of Los Angeles, California. Although founded in 1913 by real estate developer George Lafayette Crenshaw, it is named after the French Marquis de Lafayette, who fought alongside Colonists in the American Revolution. Lying west of Crenshaw Boulevard in the Mid-City area, it was designated by the city as a Los Angeles Historic Preservation Overlay Zone in 2000 for its significant residential architecture and history.

Properties in the tract, which was described as "part of the Nadeau Rancho vineyard," between "Washington and Sixteenth streets . . . immediately west of Crenshaw Boulevard" went on sale in 1913

According to the Los Angeles Conservancy, "LaFayette Square was the last and greatest of banker George L. Crenshaw's ten residential developments in the City of Los Angeles." The tract is composed of four north-south streets with an east-west grassy divider. Unsold lots were liquidated in early 1920.

Around 1980, the Lafayette Square Association proposed closing entrances to the neighborhood by blocking the ends of the streets to create cul-de-sacs. Neighbors debated issues of crime, traffic speed and emergency vehicle access. In 1989, the Los Angeles City Council unanimously approved the plans.

In the early 1990s, wrought-iron gates were installed at the ends of Buckingham Road, Virginia Road, Wellington Road and Victoria Avenue. The only way into the neighborhood by car is at St. Charles Place. To pay for the enclosures, the homeowners were assessed $40 per year for 10 years.

La Fayette Square, Los Angeles, Mary Cummins, real estate appraiser, California, licensed, certified, historical homes, oxford square, wellington square, victoria park, windsor square, real estate appraisal
La Fayette Square, Los Angeles, Mary Cummins, real estate appraiser, California, licensed, certified, historical homes, oxford square, wellington square, victoria park, windsor square, real estate appraisal

LaFayette Square is situated about 7 miles (11 km) west of Downtown Los Angeles. It is south of Victoria Park, east of Arlington Heights and north of Wellington Square.

It consists of eight blocks, centered on St. Charles Place, and situated between Venice Boulevard on the north, Washington Boulevard on the south, Crenshaw Boulevard on the east and West Boulevard on the west. There are 236 homes in the neighborhood. The median size is 3,455 sf. Median age built is 1914-1925. Median lot size is 9,243 sf. The larger homes are built on double lots. The older homes are a higher quality than the newer homes. 

Crenshaw wanted this development to have a European flair so it was designed as an elegant residential park centered on St. Charles Place—a broad palm tree-lined avenue with a landscaped median. The houses in Lafayette Square reflect residential styles popular during the 1910s and 1920s such as Tudor Revival architecture, Italianate, Mediterranean Revival, Neo-Federalist, American Craftsman, Spanish Colonial Revival, and American Colonial Revival. Several houses, such as architect Paul Williams’ own home, were designed in the Modern style, exemplifying an important trend in Los Angeles’ architectural development.

The neighborhood was designed for wealthy families and now-historic houses regularly have 5,000 to 6,000 square feet (600 m2) floor plans, although the average home size is 3,600 square feet (330 m2). According to a Los Angeles Times real-estate section article on the neighborhood, "Most of the properties have period details: Juliet balconies, mahogany staircases and libraries, sitting rooms, stained glass windows, triple crown molding, soaring ceilings—even four-car garages."

Some photos I've taken of some of the homes. 

La Fayette Square, Los Angeles, Mary Cummins, real estate appraiser, California, licensed, certified, historical homes, oxford square, wellington square, victoria park, windsor square, real estate appraisal

La Fayette Square, Los Angeles, Mary Cummins, real estate appraiser, California, licensed, certified, historical homes, oxford square, wellington square, victoria park, windsor square, real estate appraisal

La Fayette Square, Los Angeles, Mary Cummins, real estate appraiser, California, licensed, certified, historical homes, oxford square, wellington square, victoria park, windsor square, real estate appraisal

La Fayette Square, Los Angeles, Mary Cummins, real estate appraiser, California, licensed, certified, historical homes, oxford square, wellington square, victoria park, windsor square, real estate appraisal

La Fayette Square, Los Angeles, Mary Cummins, real estate appraiser, California, licensed, certified, historical homes, oxford square, wellington square, victoria park, windsor square, real estate appraisal

La Fayette Square, Los Angeles, Mary Cummins, real estate appraiser, California, licensed, certified, historical homes, oxford square, wellington square, victoria park, windsor square, real estate appraisal

La Fayette Square, Los Angeles, Mary Cummins, real estate appraiser, California, licensed, certified, historical homes, oxford square, wellington square, victoria park, windsor square, real estate appraisal


Wellington Square

Wellington Square is a neighborhood in Mid-City Los Angeles, California at the western edge of the West Adams Historic District. Wellington Square contains four streets: Victoria Avenue, Wellington Road, Virginia Road, and Buckingham Road. These four streets contain 209 homes of various architectural styles including Spanish Colonial, Tudor and French Norman. 

La Fayette Square, Los Angeles, Mary Cummins, real estate appraiser, California, licensed, certified, historical homes, oxford square, wellington square, victoria park, windsor square, real estate appraisal
La Fayette Square, Los Angeles, Mary Cummins, real estate appraiser, California, licensed, certified, historical homes, oxford square, wellington square, victoria park, windsor square, real estate appraisal

The neighborhood is bordered by West Boulevard on the west, Crenshaw Boulevard on the east, Washington Boulevard on the north and the Santa Monica Freeway on the south. The neighborhood is gated at West Boulevard and 23rd Street. The neighborhoods of LaFayette Square and Victoria Park are north.

Wellington Square was subdivided in 1912 by George L. Crenshaw. Wellington Square was developed by prominent real estate developer M.J. Nolan. Nolan was a native of Syracuse, New York and settled in LA in 1886. In 1914, Nolan started to develop 90 acres of land between Adams and the new La Fayette Square. He died in 1918, and the W.I. Hollingsworth Co. continued lot sales. The boom years of the 1920s saw the peak of development of the neighborhood. Homes in the neighborhood are an architectural mixture from Craftsman and Revival styles of the 1920s and 1930s.

In 1955, construction of the Santa Monica Freeway was started. The first segment opened in 1961 and the freeway was completed in 1964. It was named by the State Highway Commission on August 14, 1957. Many homes in Wellington Square were demolished by Caltrans to build the freeway.

On October 9, 2013, The Haight-Dandridge Residence, located at 2012 S. Victoria Avenue, was added to the list of Los Angeles Historic-Cultural Monuments. The house was designed and built by businessman George Washington Haight in 1908. The two-story residence exhibits character defining features of Craftsman Style and Period Revival architecture. In 1951, the family sold the home to actress Ruby Dandridge, mother of actress Dorothy Dandridge. [5] It is Los Angeles Historic-Cultural Monument #1044.[6]

Oxford Square

Oxford Square is an historic neighborhood [9][10] which, according to the Oxford Square Neighborhood Association, lies between Pico Boulevard and Olympic Boulevard and includes both sides of Victoria Avenue and South Windsor Boulevard.

In 1910 the neighborhood was laid out between Wilshire Boulevard on the north and Pico Street on the south, west of the Los Angeles Country Club. It was served by the Pico Street streetcar line. The unimproved lots offered by developer Emil Firth ranged from 50 to 100 feet on the street and were 171 feet deep. The streets were 70 feet wide, with 15-foot sidewalks and parkways, which were to be planted with palm trees and flowers. Ornamental electroliers were to be placed every 300 feet. Lot prices ranged from $1,000 to $2,500.

Earlier, in 1907. the Harriman interests had begun a four-track subway line across Oxford Square, south of Wilshire Boulevard.

In 1991 the City Council approved a request by Oxford Square - Windsor Village residents to close 10th Street at Victoria Avenue in an effort to reduce crime in the communities after a recent outbreak of burglaries and robberies, as well as one homicide.

In February 2015 the neighborhood association was lobbying to form an Historic Preservation Overlay Zone (HPOZ). That would have put a temporary moratorium on the issuance of city building and demolition permits. Los Angeles City Council approved the HPOZ, adopting its preservation plan effective March 26, 2017.

Victoria Park

Victoria Park is a small neighborhood in the central region of Los Angeles, California. There are three Los Angeles Historic-Cultural Monuments located in Victoria Park.

La Fayette Square, Los Angeles, Mary Cummins, real estate appraiser, California, licensed, certified, historical homes, oxford square, wellington square, victoria park, windsor square, real estate appraisal
La Fayette Square, Los Angeles, Mary Cummins, real estate appraiser, California, licensed, certified, historical homes, oxford square, wellington square, victoria park, windsor square, real estate appraisal

Victoria Park is bounded by Pico Boulevard on the north, the rear lot lines of Victoria Avenue on the east, Venice Boulevard on the south and West Boulevard on the west. It is bisected by Victoria Park Drive. It is 2.5 miles (4.02 km) south of Hollywood and 3.5 miles (4.83 km) west of downtown Los Angeles. Century City is five miles (8.05 km) to the west along Pico Boulevard. The West Adams Heritage Association considers Victoria Park to be part of Historic West Adams. Lafayette Square and Wellington Square are just to the south. Windsor Square and Hancock Park are to the north.

The platted but undeveloped tract was owned and offered for sale by a syndicate composed of Josias J. (Jerry) Andrews, David Barry, S.R. Barry, J.A. Bowden, E.P. Clark, H.P. Hoffman, E.G. Howard, M.P. Gilbert, Isaac Kennedy, Charles Lloyd, E.N. Mathis, J.W. Willcox, M.H. Sherman, M.O. Tremaine, B.S. Tyler, F.M. Tyler and W.E. Tyler.

Established "as a "desirable residence tract for desirable people", the subdivision was limited to "high-class homes" that would be built for no less than $4,000. It would be "lighted by handsome stone and wrought-iron electroliers, twelve to fourteen feet high, with five large electric lights on each".

The Victoria Park neighborhood design is based on the ideas of Frederick Law Olmsted, who felt that "circular shapes broke up the linear look of most urban areas". The area was intended to be upscale; for example, the streetlights were custom-designed and registered with the city as the "Victoria Park Fixture."

Many of the homes were built between 1910 and 1915 and serve as fine architectural examples of the American Arts and Crafts Movement.

Mary Cummins of Cummins Real Estate is a certified residential licensed appraiser in Los Angeles, California. Mary Cummins is licensed by the California Bureau of Real Estate appraisers and has over 35 years of experience.


Mary Cummins, Mary K. Cummins, Mary Katherine Cummins, Mary, Cummins, #marycummins #animaladvocates #losangeles #california #wildlife #wildliferehabilitation #wildliferehabilitator #realestate #realestateappraiser #realestateappraisal #lawsuit real estate, appraiser, appraisal, instructor, teacher, Los Angeles, Santa Monica, Beverly Hills, Pasadena, Brentwood, Bel Air, California, licensed, permitted, certified, single family, condo, condominium, pud, hud, fannie mae, freddie mac, fha, uspap, certified, residential, certified resident, apartment building, multi-family, commercial, industrial, expert witness, civil, criminal, orea, dre, brea insurance, bonded, experienced, bilingual, spanish, english, form, 1004, 2055, 1073, land, raw, acreage, vacant, insurance, cost, income approach, market analysis, comparative, theory, appraisal theory, cost approach, sales, matched pairs, plot, plat, map, diagram, photo, photographs, photography, rear, front, street, subject, comparable, sold, listed, active, pending, expired, cancelled, listing, mls, multiple listing service, claw, themls, historical appraisal, facebook, linkedin

Wednesday, March 2, 2016

Elton John, David Furnish buy 9904 Kip Dr, Beverly Hills, California 90210 - Mary Cummins, real estate appraiser

Elton John, David Furnish buy 9904 Kip Drive, Beverly Hills, California 90210, Bel Air, Holmby hills, home, house, mansion
Elton John and his husband David Funish purchase ten bedroom mansion in Beverly Hills post office October 2015. John and Furnish purchased the home for $32,670,000. It was originally listed at $43,000,000. It was also offered for lease for $195,000 per month.

"A long private drive leads to this nearly twenty acre estate, beautifully landscaped for maximum privacy and security just minutes to the Beverly Hills Hotel. Over 30,000 square feet of living space, designed by KAA Associates provide for large scale entertaining and world class art collections. All principle rooms face acres of gardens and grounds with spectacular views of canyon and city lights as background. Main house comprises of 10 bedrooms, 22 baths, formal living room, formal dining room, gourmet kitchen with breakfast room, library, two family rooms and professional screening room. Luxurious amenities include garage for eight cars, elevator , wine cellar, gym, game room. Separate staff quarters with three bedrooms and full kitchen, mosaic-tiled pool with stunning pool house and a hidden tennis court."

Elton John, David Furnish buy 9904 Kip Drive, Beverly Hills, California 90210, Bel Air, Holmby hills, home, house, mansion

Elton John, David Furnish buy 9904 Kip Drive, Beverly Hills, California 90210, Bel Air, Holmby hills, home, house, mansion

Elton John, David Furnish buy 9904 Kip Drive, Beverly Hills, California 90210, Bel Air, Holmby hills, home, house, mansion

Elton John, David Furnish buy 9904 Kip Drive, Beverly Hills, California 90210, Bel Air, Holmby hills, home, house, mansion
I just check records. The house has not yet legally sold. There has been no transfer in ownership. Home was actually built in 2001, not 2011.

Elton John, David Furnish buy 9904 Kip Drive, Beverly Hills, California 90210, Bel Air, Holmby hills, home, house, mansion


Mary Cummins of Animal Advocates is a wildlife rehabilitator licensed by the California Department of Fish and GameMary Cummins is also a licensed real estate appraiser in Los Angeles, California.

Mary Cummins, Mary K. Cummins, Mary Katherine Cummins, Mary Cummins-Cobb, Mary, Cummins, Cobb, real estate, appraiser, appraisal, instructor, teacher, Los Angeles, Santa Monica, Beverly Hills, Pasadena, Brentwood, Bel Air, California, licensed, permitted, single family, condo, pud, hud, fannie mae, freddie mac, uspap, certified, residential, certified resident, apartment building, multi-family, commercial, industrial, expert witness, civil, criminal, orea, dre, insurance, bonded, experienced, bilingual, spanish, english, form, 1004, 2055, land, raw, acreage, vacant, insurance, cost, income approach, market analysis, comparative, theory, appraisal theory, cost approach, sales, matched pairs, plot, plat, map, diagram, photo, photographs, photography, rear, front, street, subject, comparable, sold, listed, active, pending, expired, cancelled, listing, mls, multiple listing service, claw, themls,

Mary Cummins of Animal Advocates is a wildlife rehabilitator licensed by the
Mary Cummins of Animal Advocates is a wildlife rehabilitator licensed by the California Department of Fish and Game and the USDA. Mary Cummins is also a licensed real estate appraiser in Los Angeles, California.


Google+ Mary Cummins, Mary K. Cummins, Mary Katherine Cummins, Mary Cummins-Cobb, Mary, Cummins, Cobb, wildlife, wild, animal, rescue, wildlife rehabilitation, wildlife rehabilitator, fish, game, los angeles, california, united states, squirrel, raccoon, fox, skunk, opossum, coyote, bobcat, manual, instructor, speaker, humane, nuisance, control, pest, trap, exclude, deter, green, non-profit, nonprofit, non, profit, ill, injured, orphaned, exhibit, exhibitor, usda, united states department of agriculture, hsus, humane society, peta, ndart, humane academy, humane officer, animal legal defense fund, animal cruelty, investigation, peace officer, animal, cruelty, abuse, neglect #marycummins #animaladvocates #losangeles #california #wildlife #wildliferehabilitation #wildliferehabilitator #realestate #realestateappraiser #realestateappraisal #lawsuit

Using Google maps to get rough building floor plans, sketches, dimension - Mary Cummins real estate appraiser appraisal

Google maps building, home footprint, floor plan, measure, mary cummins, real estate, appraiser, los angeles, california

UPDATE: 10/08/2021 I just noticed in Alamode Total they now have "Trace mode" over satellite image maps in the Total Sketch program. This is what I was doing back before 2016 with properties you were not allowed to inspect physically. Some people gave me some shit about using this technique and now software companies are doing the exact same thing. Again, I only use this when I can't physically measure the property in person such as foreclosure where you are not allowed to set foot on the property. Keep in mind not all the Google, Bing, other satellite map images are up to date. Check the map date down on the bottom of the map. There could be new additions or subtractions, i.e. demolition/removal of structures. 




ORIGINAL 03/02/2016: Sometimes you may need a rough estimate of a buildings footprint. Google maps has an easy way to get a rough estimate.

  • Type in the address of the property you are interested in. 
  • Zoom in on the map until the building footprint shows up. This is street view, not satellite. You can do it with satellite. I use both.
  • Right click on the corner of the structure. A drop down menu pops up. Select "measure distance."
  • A black circle shows up at that corner. 
  • Normal click your mouse on the next corner so you can measure that wall distance.
  • The sf of that wall shows up. In this instance it's 23 ft (see below).
  • You can work your way around the building to get a rough estimate of the foot print, floor plan. I find Google maps will show the structure slightly larger than it is. 

Google maps building, home footprint, floor plan, measure, mary cummins, real estate, appraiser, los angeles, california

This is not for appraising homes. It can be used if it's a foreclosure and you're not allowed on the property, you can't physically inspect the property, your client allows it and you properly disclaim it in the report and you include it as a limiting condition and/or assumption i.e. report assumes measurement from Google maps is correct. Be sure to note the date of the map. If someone recently remodeled or added to the property, the map will not be up to date. Some maps are a year or two old so they will not include any recent additions or demolition/removal of additions.

This is good for measuring street widths which you need for commercial appraisals. If you are doing a physical inspection of a property, you need to get out there and measure the street width. This is only for remote desktop appraisals using assumptions.

If you use this on buildings, you will be including depth of the roof overhang/eaves, covered porches, covered patios, breezeways, sheds, carports and garages all of which are not included in gross living area. Average eave is two feet. Eave of an old Craftsman home can be three to four feet for shade. That is on each side including front/back (see photo below). Again, this is just to estimate areas. Do not use this in a regular full appraisal. 




If you look at the satellite view, you should be able to tell if a covered area is a patio, garage, shed, porch... see below. GAR is garage, Pat is patio, ADU is Accessory Dwelling Unit. If you use Google Pro and zoom in 3D at an angle, you can see under the patio, under the porch, the front of the garage to see the garage doors, carport, a front door to the ADU...


***Disclaimer. This is just to estimate areas. Do not use this in a regular full inspection appraisal. I never use this in real estate appraisals. This is just for estimating. 

Mary Cummins of Animal Advocates is a wildlife rehabilitator licensed by the California Department of Fish and GameMary Cummins is also a licensed real estate appraiser in Los Angeles, California.

Mary Cummins, Mary K. Cummins, Mary Katherine Cummins, Mary Cummins-Cobb, Mary, Cummins, Cobb, real estate, appraiser, appraisal, instructor, teacher, Los Angeles, Santa Monica, Beverly Hills, Pasadena, Brentwood, Bel Air, California, licensed, permitted, single family, condo, pud, hud, fannie mae, freddie mac, uspap, certified, residential, certified resident, apartment building, multi-family, commercial, industrial, expert witness, civil, criminal, orea, dre, insurance, bonded, experienced, bilingual, spanish, english, form, 1004, 2055, land, raw, acreage, vacant, insurance, cost, income approach, market analysis, comparative, theory, appraisal theory, cost approach, sales, matched pairs, plot, plat, map, diagram, photo, photographs, photography, rear, front, street, subject, comparable, sold, listed, active, pending, expired, cancelled, listing, mls, multiple listing service, claw, themls,

Mary Cummins of Animal Advocates is a wildlife rehabilitator licensed by the
Mary Cummins of Animal Advocates is a wildlife rehabilitator licensed by the California Department of Fish and Game and the USDA. Mary Cummins is also a licensed real estate appraiser in Los Angeles, California.


Google+ Mary Cummins, Mary K. Cummins, Mary Katherine Cummins, Mary Cummins-Cobb, Mary, Cummins, Cobb, wildlife, wild, animal, rescue, wildlife rehabilitation, wildlife rehabilitator, fish, game, los angeles, california, united states, squirrel, raccoon, fox, skunk, opossum, coyote, bobcat, manual, instructor, speaker, humane, nuisance, control, pest, trap, exclude, deter, green, non-profit, nonprofit, non, profit, ill, injured, orphaned, exhibit, exhibitor, usda, united states department of agriculture, hsus, humane society, peta, ndart, humane academy, humane officer, animal legal defense fund, animal cruelty, investigation, peace officer, animal, cruelty, abuse, neglect #marycummins #animaladvocates #losangeles #california #wildlife #wildliferehabilitation #wildliferehabilitator #realestate #realestateappraiser #realestateappraisal #lawsuit