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

Mary Cummins, Real Estate Appraiser, Animal Advocates, Los Angeles, California
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Monday, May 9, 2022

California Balcony Bills SB 721, SB 326 Inspections Due January 2025, by Mary Cummins Real Estate Appraiser

balcony bill, sb 721, mary cummins, real estate, appraiser, los angeles, california, repair, inspection, 2025, permit, building, safety,Wikipedia. 

The California Balcony Bill SB 721 passed in 2018. All building owners of three multifamily units or more with balconies or decks must be inspected by a professional by January 1, 2025. Subsequent inspections will be every six years. Any repairs must be made by a professional with permits. The purpose of the bill is to prevent a balcony or deck collapse which can and has killed people. 

SB 721, Hill. Building standards: decks and balconies: inspection.

Existing law provides authority for an enforcement agency to enter and inspect any buildings or premises whenever necessary to secure compliance with or prevent a violation of the building standards published in the California Building Standards Code and other rules and regulations that the enforcement agency has the power to enforce.

This bill would require an inspection of exterior elevated elements and associated waterproofing elements, as defined, including decks and balconies, for buildings with 3 or more multifamily dwelling units by a licensed architect, licensed civil or structural engineer, a building contractor holding specified licenses, or an individual certified as a building inspector or building official, as specified. The bill would require the inspections, including any necessary testing, to be completed by January 1, 2025, with certain exceptions, and would require subsequent inspections every 6 years, except as specified. The bill would require the inspection report to contain specified items and would require that a copy of the inspection report be presented to the owner of the building within 45 days of the completion of the inspection and would require copies of the reports to be maintained in the building owner’s records for 2 inspection cycles, as specified. The bill would require that if the inspection reveals conditions that pose an immediate hazard to the safety of the occupants, the inspection report be delivered to the owner of the building within 15 days and emergency repairs be undertaken, as specified, with notice given to the local enforcement agency. The nonemergency repairs made under these provisions would be required to be completed within 120 days, unless an extension is granted by the local authorities. The bill would authorize local enforcement agencies to recover enforcement costs associated with these requirements. The bill would require the local enforcement agency to send a 30-day corrective notice to the owner of the building if repairs are not completed on time and would provide for specified civil penalties and liens against the property for the owner of the building who fails to comply with these provisions. The bill would exclude a common interest development, as defined, from these provisions. The bill would require any building subject to these provisions that is proposed for conversion to condominiums to be sold to the public after January 1, 2019, to have the required inspection conducted prior to the first close of escrow of a separate interest in the project, and would require the inspection report and written confirmation by the inspector that any recommended repairs or replacements have been completed to be submitted to, among others, the Department of Real Estate and included in certain required statements and reports, as specified. The bill would authorize a local governing entity to enact stricter requirements than those imposed by these provisions.

Link to actual bill with full text.

https://leginfo.legislature.ca.gov/faces/billTextClient.xhtml?bill_id=201720180SB721

SB 326 Bill

This bill mandates that HOA's hire a competent inspector to inspect the common areas of a multi-family project at least once every nine years. This includes load bearing structures such as balconies, decks, stairs, elevated walkways including a sufficient sampling of units by January 1, 2025. If there are repairs to be made, they must be made. 

https://leginfo.legislature.ca.gov/faces/billNavClient.xhtml?bill_id=201920200SB326

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 DISCLAIMER: https://mary--cummins.blogspot.com/p/disclaimer-privacy-policy-for-blogs-by.html

Tuesday, May 3, 2022

NFHA Continues their Money Shakedown on the Real Estate Industry by Mary Cummins


This is getting out of hand. A company can't limit their service by price range because it affects POC disproportionately? Nonprofit NFHA money shakedown continues. The Courts have ruled that entities cannot be found responsible for factors they don't control. Research has shown a correlation between POC and socio-economic factors. RedFin did not select the criteria based on race, color, ethnicity ... but price range. Will higher priced product brands soon be forced to market to and sell goods at a loss? The only solution I see is getting rid of RedFn salaried real estate agents. Make them work on commission split that covers RedFn's costs and let them choose their own deals. 

"Redfin’s ‘minimum price limit’ slashed real estate services in non-white neighborhoods—and now the company is paying a $4 million settlement. For prospective homebuyers, the online search portal and real estate brokerage Redfin is a go-to resource. Listings in more than 100 housing markets in the United States and Canada can be browsed easily, and a monthly average of more than 47 million users did so in 2021, according to the company’s annual report.

But in certain markets, search results had a big caveat. Redfin would show the listings, but due to what it called a “minimum price limit,” the company declined to make the full range of its services available—including real estate agents, professional photos, and promotion. That disproportionately affected homes in non-white areas.

“That policy resulted in Redfin predominantly not providing services in Black and Latino areas and predominantly offering services in white areas,” says Morgan Williams, general counsel of the National Fair Housing Alliance. For example, in the majority-minority city of Chicago, the minimum price threshold was set at $400,000, while in neighboring DuPage County, the threshold was just $275,000. In the majority-Black city of Detroit, the minimum price was $700,000, while outside city borders that limit was just $250,000. Redfin defended this policy, arguing that limiting its activities by price is the only fair way for the company to operate profitably.

Redfin objects to the characterization of its minimum price limit as redlining. “Describing a price-based policy as redlining is sensationalistic and wrong because Redfin serves all neighborhoods in the metro areas where we operate,” a company spokesperson tells Fast Company. “We do not make service determinations based on race or the demographics of the neighborhood. Home price is the only fair and objective way to make that determination because home price determines the fees we earn.”

Read the rest at the link. 

https://www.fastcompany.com/90747572/redfin-to-pay-4-million-to-settle-lawsuit-over-digital-redlining

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 DISCLAIMER: https://mary--cummins.blogspot.com/p/disclaimer-privacy-policy-for-blogs-by.html

Monday, May 2, 2022

Appraisal Foundation Appoints Jillian White to Board of Trustees in Political Move, by Mary Cummins

April 30, 2022 The Appraisal Foundation (TAF) appointed Jillian White, Shelly Tanaka and Meredith Meauwly to the Board of Trustees. They also welcomed back the Appraisal Institute as a sponsor. 

TAF is authorized by Congress as the source of appraiser standards and appraiser qualifications. TAF had been taking a lot of political heat recently because their Board lacks diversity because it's mainly older white men. While I applaud TAF for starting to diversify their Board I personally feel one of these appointments was in response to political pressure. That one appointment is Jillian White.

White is an ex appraiser who was recently named the "Head of Better+" March 2022 per her LinkedIn announcement. Better+ is Better's affiliate businesses of Better Mortgage. Better has been in the news for mass firings, lawsuits and major financial problems. Better Mortgage will most likely soon be out of business as the mortgage market shrinks as a result of the rise in interest rates and overall failure by Better's CEO Vishal Garg. 

Jillian White was a real estate appraiser and real estate agent. "In 2016, Ms. White joined Better, a digital mortgage provider, as the Chief Valuation Officer." "In 2018, she was named the Head of Collateral." During Jillian White's time at Better she has been promoting the false narrative of the "racist white appraiser." She has done this by quoting false and misleading data. Jillian White has cited debunked Andre Perry's paper and Freddie Mac's note repeatedly. Andre Perry's paper was not published or peer reviewed research. It has since been proven to be false and misleading by very well known researchers at American Enterprise Institute (AEI).  AEI also debunked the Freddie Mac note. Tobias Peter was invited by the government to speak at the recent House Committee of Financial Services about this issue and this misleading data.

Promoting the false "racist white appraiser" narrative promotes racism and hatred of others. White an Appraisal Institute appraiser is stoking the flames of hate and racism toward appraisers, white people and the industry as a whole. The Appraisal Institute AI recently stated they would enforce a zero tolerance of racism and hate speech among their members because of hateful racist behavior by appraiser Dave LaVigne. White has promoted the false "racist white appraiser" narrative through her many presentations and articles about blacks "being forced to" "white wash" their homes. Here are a few of those articles, "Why some homeowners of color erase themselves," "Black appraisers call out racial bias," and "Better Website: Keep an eye out for personal bias." 

White went so far as to state “In the case of my family, our home was forever changed after that. A lot of the pictures never made it back on the wall." Who forced them not to return the pictures after the sale or appraisal? Every real estate agent knows and tells ALL of their clients REGARDLESS OF COLOR OR RACE to remove personal photos and items from their home when they sell their home to INCREASE THE SALES PRICE. It has nothing to do with race, color, religion... I did this when I sold my own home and I'm not black. As an agent I suggested all clients do the same.

Below is a still from one of her many public presentations where she points out the family photos, heirlooms and certificates she was "forced" to remove because of "racist white appraisers." This wasn't even for an appraisal but a basic home showing and sale of relatives' homes.  


Jillian White stated in the Better website, "96.5% of all real estate appraisers are white." This is not accurate though it's true most appraisers are white just like real estate agents. "Oddly" people aren't complaining about the lack of diverse real estate agents. Even the general population of the US is over 76% white. People are actually complaining about appraisal gap which is more likely in a quickly appreciating market. They're falsely claiming the cause of appraisal gap is racism because of the change in political climate caused by the murder of George Floyd. 

"The country is in a time of racial reckoning, heightened by a summer of protests against systemic racism and police brutality following the death of George Floyd in police custody." Floyd's death "sparked the largest racial justice protests in the United States since the Civil Rights Movement." "According to data from various sources, the Black Lives Matter movement is now the largest movement in US history." While racism exists and must be banished from our nation the pendulum has now swung to the extreme side. In this new light anything and everything is automatically "racist" today before even looking at the facts. Every appraisal gap is now "racism."

American Enterprise Institute AEI actually did research to see if racial bias affects real estate appraisal values. Their conclusion was NO, it's not common or systemic. 99% of the time we appraisers don't know the race, color, sex, religion of the owners of the properties we appraise and use as comparative sales. 

Jillian White even stated to the media that racist white appraisers are the reason there are few black real estate appraisers. White states white appraisers refuse to have black trainees because they're racist. The actual problem is the trainee process and not "racist white appraisers." Appraisers don't want trainees of any color because they have nothing to gain and everything to lose. Hypocritical Jillian White doesn't even have trainees of any color. 

White stated “This idea that we’re (real estate appraisers) just strictly reporting on the facts, that isn’t true, because if that were true you wouldn’t need appraisers." This shows that White either doesn't understand real estate appraising or she's lying to the public for her own agenda. All Appraisers know Automated Valuation Methods AVMs (robots, algorithms) can't and don't accurately appraise real estate. AVMs don't see views, specific location, upgrades, condition, elevation, lot type... All these facts must be viewed and appraised by a human real estate appraiser. We don't currently have exact view, lot type, degree of remodel ... UAD codes to input into the form. The human appraisers see and report the facts such as type and degree of view, condition, upgrades... Should White even be a real estate appraiser if she doesn't understand the basics of appraising? Should White with these racist ideas, clear discrimination and bias be a real estate appraiser? If a white appraiser were to state these same things but about black, Latino appraisers, they'd instantly be cancelled. In fact AI stated they want to take action against racist appraiser Dave LaVigne because of racist language. Perhaps they should take action against White. White has stated these racist things in her professional capacity. 

Jillian White was a real estate appraiser and agent just like me. We are numbers, math and statistics people. White knows these things she stated are false yet she promotes them for Better mortgage as a form of "diversity" marketing and exposure in the media. That appears to be her real job at the company as she mainly attends meetings to promote these falsities to the public and government agencies. Now that Better is soon going out of business White continues to promote this false narrative at government meetings and presentations to promote herself for a future job after Better goes out of business.

The purpose of promoting the false "racist white appraiser" narrative was to promote Better as "diverse and non-racist." Better had promised to train, hire and use diverse appraisers but they have not done this. This was in fact Jillian White's original job at which she failed. Instead Better fired 900 people December 2021. 2022 they fired 3,000 more. Currently they're asking people to just plain quit.

Better began failing during a huge run up in refinances. Any idiot company could have been successful during this time yet Better was failing last year. March 8, 2022 Better fired 3,000 more people. The CEO of Better's main goal is to go public and cash out. That appears to be his MO based on his last finance company myrichuncle which went bankrupt. 

There is a saying in large companies. When they appoint a lawyer or lower level employee as the head of the company or of a major department it's going out of business. The person was hired to ride the company into bankruptcy. High ranking employees have already been fleeing the company in 2019 and it's increased recently. Considering that Vishal Garg's last finance company went bankrupt then was sued for fraud by investors that appears to be the future of Better. 

White's main recent activity has been speaking at government meetings about "racist white appraisers." She has been the face of discrimination in real estate appraisals in the media. While she has an appraiser's license this is most likely the reason she was appointed to the TAF Board. TAF has given into political pressure to appoint this specific person. By doing so TAF is basically supporting the false narrative of the "racist white appraiser" which is beyond disappointing. I personally feel TAF is doing this just to quiet pressure from Maxine Waters and others who are calling for the end of TAF. While TAF would benefit from diversity I don't believe getting rid of TAF is the best course of action. 

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 DISCLAIMER: https://mary--cummins.blogspot.com/p/disclaimer-privacy-policy-for-blogs-by.html