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

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

Saturday, May 15, 2021

Se habla Español. We speak Spanish. Mary Cummins Real Estate Appraiser Appraisal Los Angeles California

Se habla Español. We speak Spanish. Mary Cummins Real Estate Appraiser Appraisal Los Angeles California Se habla Español. We speak Spanish. Mary Cummins Real Estate Appraiser Appraisal Los Angeles California
Se habla Español. We speak Spanish.
My grandmother Maria "Mary" Rivera Cummins was born in Mexico City, Mexico. She was a real estate broker and lender. She also bought and sold trust deeds in Los Angles, California. My "Nana" raised me and my sister. That is why I speak Spanish with my family and in my profession.
Mi abuela María Rivera Cummins nació en la Ciudad de México, México. Ella era agente inmobiliaria y prestamista. También compró y vendió escrituras de fideicomiso en Los Angles, California. Mi "Nana" nos crió a mí ya mi hermana. Por eso hablo español con mi familia y en mi profesión.
Below is a helpful English/Spanish GLOSSARY OF REAL ESTATE INDUSTRY TERMS - TÉRMINOS DE LA
INDUSTRIA INMOBILIARIA from National Association of Hispanic Real Estate Professionals (NAHREP) and REMAX.

Se habla Español. We speak Spanish. Mary Cummins Real Estate Appraiser Appraisal Los Angeles California Se habla Español. We speak Spanish. Mary Cummins Real Estate Appraiser Appraisal Los Angeles California



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

Discrimination in Real Estate Appraisals - Fair Housing Act - Mary Cummins Real Estate Appraiser Appraisal Los Angeles California

Mary Cummins real estate appraiser appraisal Los Angeles California Fair Housing Act anti-discrimination Mary Cummins real estate appraiser appraisal Los Angeles California Fair Housing Act anti-discrimination

Title VIII of the Civil Rights Act of 1968 is commonly referred to as the Fair Housing Act of 1968. Since 1968 its protections have been expanded significantly by amendment. The Office of Fair Housing and Equal Opportunity within the U.S. Department of Housing and Urban Development is charged with administering and enforcing this law.
The Civil Rights Act of 1968 prohibited the following forms of housing discrimination:
Refusal to sell or rent a dwelling to any person because of their race, color, religion or national origin. Discrimination on the basis of sex was added in 1974, and people with disabilities and families with children were added to the list of protected classes in 1988.
Discrimination against a person in the terms, conditions or privilege of the sale or rental of a dwelling.
Advertising the sale or rental of a dwelling indicating preference of discrimination based on race, color, religion or national origin. This provision was also amended to include sex, disability, and having children.
Coercing, threatening, intimidating, or interfering with a person's enjoyment or exercise of housing rights based on discriminatory reasons or retaliating against a person or organization that aids or encourages the exercise or enjoyment of [fair housing] rights.
Neglecting maintenance and repairs of the units rented by people based on race, religion, sex, or any other discriminatory demographic.
Restricting access to services and amenities on the basis of the renter's race, gender, religion, or nationality.
In 2012, the United States Department of Housing and Urban Development's Office of Fair Housing and Equal Opportunity issued a regulation prohibiting LGBT discrimination in federally assisted housing programs. The Supreme Court ruled in 2020 that discrimination on the basis of "sex" includes discrimination on the basis of sexual orientation and gender identity. It was not until February 2021 that Housing and Urban Development issued a rule change under President Joe Biden to implement this decision. In addition, many states, cities and towns have passed laws prohibiting discrimination in housing based on sexual orientation and gender identity.
Types of allowed discrimination
Only certain kinds of discrimination are covered by fair housing laws. Landlords are not required by law to rent to any tenant who applies for a property. Landlords can select tenants based on objective business criteria, such as the applicant's ability to pay the rent and take care of the property. Landlords can lawfully discriminate against tenants with bad credit histories or low incomes, and (except in some areas) do not have to rent to tenants who will be receiving Section 8 vouchers. Landlords must be consistent in the screening, treat tenants who are inside and outside the protected classes in the same manner, and should document any legitimate business reason for not renting to a prospective tenant. As of 2010, no federal protection against discrimination based on sexual orientation or gender identity is provided, but protections exist in some localities.
The United States Department of Housing and Urban Development has stated that buyers and renters may discriminate and may request real estate agents representing them to limit home searches to parameters that are discriminatory. The primary purpose of the Fair Housing Act is to protect the buyer's (and renter's) right to seek a dwelling anywhere they choose. It protects the buyer's right to discriminate by prohibiting certain discriminatory acts by sellers, landlords, and real estate agents.

Mary Cummins real estate appraiser appraisal Los Angeles California Fair Housing Act anti-discrimination Mary Cummins real estate appraiser appraisal Los Angeles California Fair Housing Act anti-discrimination



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

Thursday, May 6, 2021

Homeowner claims discrimination in home appraisal by appraiser - Carlette Duffy, Indianapolis, Indiana

Carlette Duffy, Carlette Marie Duffy, discrimination, 1329 fall creek parkway east, indianapolis, indiana, appraisal, appraiser, real estate

Racism and discrimination in any form should never be allowed. Anyone who discriminates against someone in business especially real estate should be punished according to law. It's a violation of the Fair Housing Act to discriminate in real estate and housing. In the most recent alleged discrimination case and public government complaint Carlette Duffy says she was discriminated against in an appraisal for a cash out refinance of a home at 1329 Fall Creek Pkwy E Dr, Indianapolis, Indiana.
A previous owner who built the home was violently murdered in the home then it burned down in 2015. The land was listed for $15,000 ("This property includes a home that has been destroyed by fire & is being sold 'as-is' as an improved lot, demolition to be (sic) responsibiliy of the buyer.") then someone bought the land for $10,000 then told Building and Safety they were just "remodeling the breezeway" of the legal 3 bed, 1 bath 960 sf home (per plans apx 35' x 27' GLA (13' x 19' is breezeway which is open is not livable, 24' x 18' not attached to GLA of home or built with permits per building and safety)). The property is only 960 sf per the tax roll and Building and Safety. There is a 240 sf enclosed area which is not considered livable. If there is an addition or second bath, it's not to permit or legal. She would have to remove it if she were reported. They rebuilt the interior of the burned home and fixed some fire damage. That person then listed the home for $110,000 as 3 bed, 2 bath 1,400 sf and sold it to Carlette Marie Duffy for about $100,000 July 2017. Based on the comps at the time and history of the home it appears she over paid for the home. I have not personally seen or inspected the home.
2020 Carlette Duffy decides to refinance her home to take money out. You need perfect credit and tons of equity to take cash out of a home. You also need a good income. Carlette's income is online because she works for the government as the Reentry Director for the Office of Public Health. Carlette Duffy filed for Chapter 13 bankruptcy in 2009 (Duffy, Carlette Marie (db) 1:2009bk06962, Carlette Marie Duffy, Indiana Southern Bankruptcy Court 05/18/2009, 01/29/2013). Carlette missed making her payments and defaulted so she converted it to Chapter 7 and dumped her home on the bank in 2013 well after the great recession. As prices were rising that means she took all equity out of the home then couldn't pay back the loan. She was also unemployed with student debts and other permanent liens besides credit card debt and two cars.
Per the complaint March 2020 Carlette Duffy applied for a loan and an appraiser came out to the house. That appraiser appraised it at $125,000 per Carlette. Carlette wanted more cash out so demanded another appraiser. The second appraiser appraised it at $110,000. Carlette who is not an appraiser thought her home was worth $187,000. Again, she over paid for the home in 2017 at $100,000. It had new interiors per the MLS so no upgrades were needed.
Real estate appraisal is a math formula. That is why software programs can and do appraise homes. Below are the three most commonly used appraising programs. Their values for the property as of May 5, 2021 were Zestimate $108,000, Redfn $99,994 and Realtytrac $115,000. This is over a year after the appraisals. Homes have appreciated in the meantime so the robot appraisals could have been lower in March 2020. The blind software programs appraised the home for about what the first two appraisers appraised the home last year. There is no way a software program can be racist or discriminate as it doesn't see the people or even the home. Carlette is still not happy with those values so she complains and probably threatens to sue the lender.
This is when we must mention that Carlette Duffy sued a past employer for racial discrimination 1:2009cv00611 DUFFY v. INDIANA JUVENILE JUSTICE TASK FORCE et al. Carlette lost that lawsuit, appealed and lost again in 2011. The Court ruled she had absolutely no basis to claim discrimination based on the facts. Carlette has evictions, collections, other lawsuits on her civil record which she lost. She also was convicted of "CONSPIRACY/DEALING IN COCAINE OR NARCOTIC DRUG" case # 49G20-9701-CF-012251 in 1998 and sentenced to five years in prison in Indiana. Carlette said her record was expunged but I still see it in the courts so I don't know if it was.
A third appraiser goes out and allegedly appraises the home for $259,000. I have not seen any of these appraisals, don't know the appraisers and am not appraising the home. Based on some comps I ran $259,000 appears very high. I pulled permits and see no legal additions or upgrades to the home since 2016 when it was "remodeled." I personally feel the $259,000 appraisal was too high. The subject is in Flanner House Homes Project on the very edge almost the last house. I think the third appraiser probably used comps from the historical district in the inner core. If you pull comps from Flanner House Homes the value should be closer to the first two appraisals and the robot appraisals.
I'll keep an eye on this complaint and will be sure to post the final outcome. FHCCI should have ordered a new or review appraisal of the three appraisals before filing the complaint. I think the complaint would have ended right there. We shall see. Below is the article and some pics of the home in 2016 and the plans.

#carletteduffy #discrimination #realestate #appraiser #appraisal #indianapolis #indiana #home #bias #racial Carlette Duffy, Carlette Marie Duffy, discrimination, 1329 fall creek parkway east, indianapolis, indiana, appraisal, appraiser, real estate









Below is a photo of the appraisal which Carlette Duffy showed on the news. That makes this is a public document. Because Carlette Duffy contacted the media about this appraisal and her home these items are now issues of public concern. I am commenting about issues of public concern about a public person. 


Below are the tax records for the home. It is legally a six room, three bedroom, one bath house. 





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

Wednesday, April 21, 2021

How to submit a Reconsideration of Value, Appraisal Appeal to a lender - Mary Cummins, Real Estate Appraiser Los Angeles, California

Mary Cummins, Real Estate Appraiser, Los Angeles, California, Reconsideration of Value ROV Appraisal Appeal

I've seen some recent posts about real estate agents offering to help people get their home appraisal value changed. 99.999% of these are scams. Anyone can submit a Reconsideration Of Value (ROV) or appraisal appeal at no cost. This is how you do it.

If you think the value should be different, find three nearby homes which were recently sold that are VERY similar to the subject which weren't used in the appraisal. These must be recorded sales within about 1/2 mile radius, last three months and +/- 15% difference in legal gross living area. They must have similar views, amenities, upgrades, condition, parking, bedroom/bathroom count...
They can't just be listed as sales on the MLS as many of those are fake. You need the deed record number and when it was recorded. You also need the "legal" gross living area. You can't include patios,  basements, garages, unpermitted addition...what is listed in the MLS. You need what is on the legal tax record for size. The reason is unpermitted additions could be ordered removed by Building and Safety.
Submit those three sales to the lender along with a note stating why you feel they are better comparables than the ones used in the report. For instance, the subject has a new kitchen, bathroom, full ocean view and a pool while the comps used in the report do not or were not adjusted for the differences. 

The lender will give that to the AMC who will give it to the appraiser to reconsider the value. The appraiser will include those comparables in an updated report if the appraiser believes they are more comparable to the subject. If they are not comparable, the appraiser will specifically state why they aren't comparable, i.e. comp more than two miles from subject, comp 30% larger than subject, comp has full view and pool while subject does not. 

The AMC will also review the ROV. If there is a legitimate discrepancy and the appraiser won't adjust, a new appraisal or a review appraisal may be ordered. 

There are some agents out there illegally offering to increase the appraised value by sending a threatening letter to the appraiser. They are requesting 20% of the increase in the appraised value as their fee. This is illegal as it's based on value. It's also illegal as the agent isn't an appraiser. Sending a meritless threatening legal letter is also illegal. Getting involved with an unethical agent like that will not get you the house. The seller will just sell it to someone else. #realestateappraisal #reconsiderationofvalue #appraisalappeal #realestateappraiser #marycummins #appraisal #realestate #lender #AMC

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