Mary Cummins, Real Estate Appraiser, Real Estate Appraisal, Los Angeles, California, Mary Cummins.

Mary Cummins is a real estate appraiser in Los Angeles, California with 38+ years of experience. Cummins provides real estate appraisals for banks, lenders, mortgage brokers, Appraisal Management Companies (AMCs), lawyers, Courts, factors and private parties for lending, lawsuits, probate, estate planning, divorce and all types of litigation. Cummins provides 1004, 1073, 1025 and other form reports, narrative reports and historical appraisals besides real estate research and appraisal advice.

Showing posts with label nar. Show all posts

Wednesday, October 2, 2024

Chicago Urban League, Chicago Association of Realtors, Preparing for An Appraisal, Comments by Mary Cummins, Real Estate Appraiser

I attended Chicago Urban League, Chicago Association of Realtors Zoom webinar today on Preparing for an Appraisal. Good questions and answers. Below is the summary. My notes, comments below that. I'll post link to video if, when they release it.

"Preparing for An Appraisal.On October 2nd from 7:00-9:00 PM, join the Chicago Urban League's House and Wealth Committee for part one of a three-part virtual series. During the event, you will gain valuable insights into the appraisal process and learn how to advocate for fair valuations.

Learn from top experts in the real estate field on how to prepare for an appraisal and advocate for your property’s value. Whether you’re a Realtor, Realist, or a homeowner, this virtual event is packed with valuable insights.

Moderated by the Chicago Association of Realtors President Elect and Chair of the Chicago Urban League’s Housing and Wealth Committee, Lutalo McGee, our esteemed panelists include,

President Sanina Jones of the Dearborn Realtist Board (DRB),

President Erika Villegas of the Chicago Association of Realtors (CAR) and

Tiffany Jimenez of the National Association of Hispanic Real Estate Professionals (NAHREP) Chicago

Tom Schurer of Real Valuation Services

This 3 part series represents a joint effort of the CUL, CAR, DRB, NAHREP, NHS, RAINBOW PUSH AND NAACP- South Side to empower real estate professionals and consumers about the appraisal process and how best to advocate for home buyers and sellers to ensure they receive a fair valuation based on industry best practices."

Mary Cummins notes and comments on the meeting.

Question: Can I advocate for my value, for what I think it's worth?

Answer: Panelists said yes. Some said you can offer comps, contract. Appraiser said "Nobody knows a home better than the homeowner. It's a matter of pride."

Question: Why do consumers think they can't talk to the appraiser?

The panelists said you can and should talk to the appraiser about your value and what you think it's worth.

I sent in this comment: "Borrower can give comps, contract, list of improvements ....but can't try to influence the value. "1090.5. (a) No person with an interest in a real estate transaction involving an appraisal shall improperly influence or attempt to improperly influence, through coercion, extortion, or bribery, the development, reporting, result, or review of a real estate appraisal sought in connection with a mortgage loan."

My comment: It's a crime and you will be denied your loan if the appraiser feels you tried to influence their value. Don't say "I need $xxx,000 to get the loan," "the house is easily worth $xxx,000." Feel free to give list of similar homes of the same size, condition which have recently sold in the same area. Don't state a dollar value for fear appraiser may think you are trying to influence.

Question: Can I ask appraiser if they know the area, are competent?

Answer: Yes, but be nice and polite.

Question: Should I communicate with the appraiser in writing or on the phone?

Answer: Put things in writing so it will be included in the work file. Send it to them before the inspection. (My comment. Be polite and factual. Don't try to influence the dollar value).

Roberto Interiano, Lender, then read my comment and others agreed.

Question: Can I order my own appraisal if it doesn't have to do with a loan?

Yes, if you just want to know the value. The bank has to order their own appraiser for their appraisal for a loan.

Question: What should I have ready for the appraisal?

If you are selling, make sure your house is in show ready condition. Have any documents ready for inspection such as the survey, list of improvements.

Question: Should I remove photos from my home?

Answer: Erika Villegas: Yes, remove religious and political items. Remove personal photos because the listing photos could end up on the internet. Remove photos of people because there have been media articles which show some didn't get the "proper value" because of photos of some people.

My comment: All real estate agents tell all sellers to remove personal items, clutter and make sure home is clean and presentable. This is especially important for listing photos, showings. There are a lot of media articles out there about people white/black washing their homes to remove any trace that the owner may be black, Latino... Some articles say the value went up because of, after white/black washing. That is probably not the cause of the value change. It's a false narrative caused by the media, politicians and others.

Lutalo McGee: What about removing personal photos?

Sanina Ellisa Jones: An appraisal is subjective. It's problematic and why appraisals come in lower in our (POC) economy, community. It's because of racism, redlining, discrimination from early 1900's. The maps said risk is equal to blacks. African Americans were marked red, hazardous. It's no longer legal but still subjectivity exists from that practice. Take down religious, political items. I shouldn't have to remove my face because the value could be lower. Homes are devalued based on who lives there. We shouldn't have to do it but we should do it for the value. Values shouldn't be based on photos.

My comment: Appraisers value the home and not the occupants. Home appraisal is a math formula. AVMs use the same formula but appraisers have all the data needed to ascertain value. We generally don't even know race, color of owner, borrower or of the comp homes that sold, are listed. It's a false narrative. That said I agree that you should remove personal items, photos, religious, political items for the listing photos, showings. Buyers want to imagine themselves in the home and not you. They want a blank slate. Homes look bigger without clutter. There are many articles about this online. Appraisers blur all photos that include people, religious items, political items, things such as gun collections, "personal" items... Even if you don't remove your photos, items, we will blur them.

Her definition of redlining is also incorrect. 70% property in HOLC map area D or red were owned by white people. While blacks, Latinos ... lived there whites owned most of the property. Whites were the main ones who had to pay higher interest rates to get the loans. Race wasn't included in all maps. Race was one of many, many factors included in the maps. We use all those same factors today except race. The factors i.e. property age, condition, value, predicted depreciation, income of residents, location near hazardous sites, freeways...are still used today. If you removed race from those maps, they were still just as accurate for risk. Race had NOTHING TO DO with the value or risk. 1935 HOLC program brought lots of money to those areas. Before this there were no loans or they were small and super expensive. Most areas in D zones are now totally refurbished and many are affluent areas. The HOLC program money actually helped. There is a lot of research which proves this but everyone likes to repeat the false stories. I remember when I first heard about redlining around 1983. I also believed that false shit until I did some research and educated myself. Here's an article I wrote about redlining citing the research.
https://mary--cummins.blogspot.com/2021/05/redlining-in-home-loan-financing-mary.html

Lutalo: Should people put an appraisal pkg together?

Sanina: The listing agent advocates for the home value. Have a CMA, floor plan, survey, size, neighborhood details, upgrades, remodel, energy features to show appraiser how listing agent determined the list price.

My comment: The listing agent should already have a property package. Appraisers are open to receiving data. A list of similar sold, listed comparables is good. List of improvements, floor plan if available, survey, energy features... A list of maintenance items is fine but appraisers assume properties are maintained. Maintaining your property doesn't give you extra value.

Appraiser Tom Schurer: Tell the appraiser if there are multiple offers. Let the appraiser know what's happening in the community, developments.

Lutalo McGee: What about new rehabs in area where there aren't any new rehabs sold.

Schurer: You make time adjustments on closed sales, use pending sales.

Lutalo: What do appraisers look at when determining value? What should homeowners do to their homes to prepare?

Schurer: Paint it. It gives a good clean feel. Kitchen, baths drive home values, school district, neighborhood. Nice curb appeal.

My comment: If your home desperately needs a paint job, do it. Just don't expect 100% return on investment. Appraisers look mainly at location, size, bed/bath count, kitchen/bath condition in that order. Don't add a new kitchen/bath for an appraisal. You won't get 100% return on investment in terms of value. It's good to do it anyway if most homes have renovated kitchens, baths and you can enjoy it while you live there.

Question: What if appraiser asks for Tidewater?

Answer: Schurer: It means the appraiser needs help. They can't get value needed. They ask agent for help. Reconsideration Of Value ROV process. The new program looks good. Should be done by end of October and we can talk about it.

My comment: Tidewater: If the VA appraiser believes that the actual home value will be lower than the listing price, they will invoke tidewater. This is simply a heads up that gives the listing agent 48 hours to support the listing price. The agent will then provide similar sold comparables which support the list or contract price. I've found most of the time someone enlists Tidewater, contract/list price was over market value.

Question: How do we navigate AI.

Answer: Schurer: AI will change our world and real estate. RE is a people business. We laughed at early AVM like Zillow. It's real good these days. My future will be reconciling data sets, not giving opinion of value. I will just say why a dataset is wrong for the value of a home (how would he know if he didn't appraise it?) We will still need our smart human brains. Play along. Don't be afraid.

My comment: AI, AVMs are only as good as the data they have. GIGO, Garbage In Garbage Out. AVMs only work with newer, median size, median priced homes in average to good C3 condition. They don't work on older custom homes in fair/vastly improved condition with no view/views on irregular lots... We will still need appraisers for those types of homes.

CEO Urban League Karen Freeman Wilson: We need to know historical context, how the past affects the present. We need to know how to eliminate barriers to home ownership.

My comment: Totally agree.

The next webinar in the series will be with appraiser Chris Posey. Posey will teach us how to read an appraisal report and spot red flags. My coment: Chris Posey is very experienced and knowledgeable. He'll be giving great advice.

Thursday, August 1, 2024

Appraisal Institute AI, National Association of Realtors NAR Zoom Webinar on NAR Settlement

amy frink, mary cummins, woody fincham, jared preisler, beth graham,national association of realtors,appraisal institute,ai, nar, nar settlement, commission, concession

"The NAR Settlement: What appraisers need to know and watch for

On August 17, 2024, REALTOR® MLSs (multiple listing services) will be required to make practice changes in accordance with the National Association of Realtor (NAR) settlement, including (1): prohibiting offers of compensation on the MLS (though such offers “could [be] pursue[d] off-MLS through negotiation”).

MLS participants working with buyers must enter into written agreements with their buyers before the buyer tours a home.

What does all this mean for appraisers, the data they collect from MLSs, and the verification and reporting of that data? The unfortunate answer is that all the implications of these changes are not completely clear yet. However, our panelists are here to help make sense of what is known now and what you might be able to expect.

Panelists will discuss:

What are concessions and why they are not commissions

How are MLS Forms and policies changing in local markets and how to understand these changes

Obtaining data to verify sales in light of MLS changes

How to reflect changes in data collection in your report

What to look for in and what to ask your MLS going forward"

My notes which are super brief as I was a little busy.

Buyers and buyers agents should have been using existing buyer commission and representation contracts before the settlement. Now they are mandatory.

Sales concession vs repair cost. Sales concessions are rate buy downs, closing costs payments, anything related to finance, escrow. They are not repair costs to the property.

Homes prices and commissions will not be going down because of NAR settlement. It basically just makes things more confusing with more paperwork.

Commissions have not been 6% in many, many years. They are 1-3% since homes prices have doubled in value. The idea that the NAR Settlement will reduce commissions and home prices is false. It won't.

A few slides. Presentation was recorded. I'll post the link if it's public. I suggest watching the one hour Zoom presentation.

The slides below are in reverse order. Sorry.

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

Mary Cummins

Wednesday, March 20, 2024

NAR Sitzer-Burnett Settlement FAQ, National Association of Realtors, by Mary Cummins real estate appraiser

nar,national association of realtors,mary cummins, real estate appraiser, real estate appraisal, los angeles, california, realtor, settlement, commission, buyer,seller

Notice I just received from NAR on the National Association of Realtors Sitzer-Burnett settlement. Key points: It takes effect mid July 2024. Sellers can't offer buyer commission in MLS offerings. They can still offer buyer concessions in MLS but buyer commissions must be negotiated off MLS. Put it in the contract. Buyers must have agreements with buyer agents before showing properties.

My comment. Don't expect total price or total commission amount to go down. They've always been negotiable. Sellers can pay a one time fee of $500 just for an agent to list the home in MLS. They can pay to stage a home, professional photos, sign, flyers, CMA, BPO... separately. Or they can pay a commission which was generally 5-6% of home sales price split 50/50 buyer/seller agents. With full commission sellers agents show the home, do open houses, speak with buyers, present offers, take photos, make flyers... and help negotiate the best price and terms. If the listing expires, agent eats their invested costs. Most sellers paid 5% offering 2.5% to buyer's agent. There may be some buyers agents who will write, present, negotiate an offer, order escrow, check documents, help with inspections...for a fee but most want 2.5%. The seller will be keeping price the same. They won't be getting an extra 2.5-3% to keep. It will end up on the buyer side in one way or another as a cost. Buyers most likely won't be paying the buyer's agent commission along with down payment. That would be stupid and expensive as it's already incorporated into the price. Buyers will just add it to the offer, contract, escrow in price then loan funds it. We'll see how this shakes out after a year but I think it's just an MLS technicality for now.

#NAR #NARsettlement #marycummins #realestateappraiser #realestatecommission #realestate #commission https://forms.themls.com/forms/NAR-Settlement-FAQ.pdf

"NAR Settlement FAQ
Understanding Broker Commission Changes

Q1: What is the NAR agreement regarding home seller class action lawsuits? A1: The NAR has reached a proposed settlement agreement to resolve litigation related to claims brought on behalf of home sellers regarding broker commissions. This agreement aims to end disputes against NAR, over one million NAR members, state and local REALTOR® associations, association-owned Multiple Listing Services (MLSs), and certain qualifying brokerages.

Q2: What prompted the need for this agreement? A2: The Sitzer-Burnett verdict and subsequent similar cases raised concerns about real estate practices and consumer compensation in the industry. NAR has been working to address these concerns and provide a resolution for its members and the broader industry.

Q3: What are the main goals of this proposed settlement? A3: The settlement aims to secure a release of liability for as many NAR members, associations, and MLSs as possible, and to maintain consumer choice regarding real estate services and compensation.

Q4: What are the significant changes proposed by this settlement? A4: In the proposed settlement, NAR agreed to put in place several practice changes, including: ● Prohibiting offers of compensation on the MLS. Offers of compensation could continue to be an option consumers can pursue off-MLS through negotiation and consultation with real estate professionals. This rule will not prevent sellers from offering buyer concessions on an MLS (for example – concessions for buyer closing costs). ● Additionally, NAR has agreed to require MLS participants working with buyers to enter into written representation agreements with their buyers before touring a home.

Q5: What is the timeline for implementing these changes? A5: The new rules regarding offers of compensation and written agreements are set to go into effect in mid-July 2024.

Q6: What are the next steps in the settlement process? A6: The settlement is subject to court approval, which is expected to take several months or more. Interested parties may raise objections during this process. NAR will provide updates as the settlement process unfolds.

Q7: How does NAR justify settling these claims? A7: While NAR continues to deny any wrongdoing, settling the lawsuits aims to provide closure for over one million NAR members and other parties involved. Exploring other legal options like appeals or reorganization could have prolonged uncertainty for members and consumers.

Q8: What is the MLS's role in the real estate market moving forward? A8: Despite these changes, the MLS will remain a vital resource, providing accurate and timely information for professionals and consumers alike. It will continue to serve as the foundation upon which housing decisions are made, offering clarity and insight into the market.

Q9: What is the outlook for the MLS and its members amidst these changes? A9: While NAR’s announcement marks the beginning of a period of change, we are prepared to respond and adapt. The MLS will remain a cornerstone of the real estate market, facilitating transactions and ensuring its continued functionality. The MLS will uphold its mission to make the real estate market work. It will continue to provide essential information and support transactions, fostering transparency and competitiveness in the housing market.

Additional Resources: See NAR’s full announcement March 15, 2024 NAR Provides FAQs and Resources Regarding Settlement March 19, 2024

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

Mary Cummins

Sunday, March 17, 2024

Old Inglewood Board of Realtors MLS Listing Pages, Flyers by Mary Cummins Real Estate Appraiser

inglewood board of realtors, nar, national board of realtors, mary cummins, real estate, real estate appraiser, real estate appraisal, mls, flyers, los angeles, california, inglewood

I was walking down the street and found these on the sidewalk. I followed the literal paper trail to a trash can full of Inglewood Board of Realtors MLS listing sheets from 1950-1990. Anyone need some historical Inglewood comps? :-D I took a huge bag full of them for historical reference.They now fill a large shoe box. They're also from the Southwest Branch of the Los Angeles Board of Realtors. Click image to see larger.

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

Mary Cummins

Wednesday, January 19, 2022

PAVE Task Force Report Coming February 2022, by Mary Cummins Real Estate Appraiser

False and misleading. "The Interagency Task Force on Property Appraisal and Valuation Equity. An equitable path toward addressing the persistent misvaluation and undervaluation of properties experienced by families and communities of color." pave, task force, mary cummins, real estate appraiser, los angeles, california,

The image above came from the PAVE Task Force website at https://pave.hud.gov . Their statement "the persistent misvaluation and undervaluation of properties experienced by families and communities of color" is very misleading. "Misvaluation" and "undervaluation" have not been proven. There hasn't even been any independent research on the issues. Andre Perry's non peer reviewed, non published personal paper has been shown to have major statistical flaws intentionally made by Andre Perry for his agenda in promoting his book for money. Fannie Mae's research showed there was no major difference in appraisal gap based on the race of the borrower.

Per the National Association of Realtors (NAR) the Task Force report is coming out February 2022. It will be interesting to read the final report. With statements like the above they clearly have an agenda. If you remember, this was Joe Biden's campaign platform. Here's an article I wrote about Joe Biden's false statements about appraisals and appraisers. Team Biden basically invented a problem that didn't exist so they could promise to fix it just so they could get the vote of POC. I'm a Democrat. I understand politics and campaigning but this is just plain wrong to vilify people and a profession for your own agenda.

Here's an article I wrote about the purpose of the Task Force. It lists all the members of the Task Force. Again I'd like to note that James Park of the Appraisal Subcommittee (ASC) is the only Appraiser on the Task Force. He doesn't represent Appraisers but the ASC.

There are some things which should be changed such as the requirements to become an appraiser. The apprentice mentor program is not working. It's too difficult for apprentices and mentors.

It will be interesting to see the final report. I predict it will basically suggest regulations and actions which are similar to our current regulations but worded as if they are new.

Mary Cummins

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

Wednesday, October 2, 2024

Chicago Urban League, Chicago Association of Realtors, Preparing for An Appraisal, Comments by Mary Cummins, Real Estate Appraiser

Thursday, August 1, 2024

Appraisal Institute AI, National Association of Realtors NAR Zoom Webinar on NAR Settlement

Wednesday, March 20, 2024

NAR Sitzer-Burnett Settlement FAQ, National Association of Realtors, by Mary Cummins real estate appraiser

Sunday, March 17, 2024

Old Inglewood Board of Realtors MLS Listing Pages, Flyers by Mary Cummins Real Estate Appraiser

Wednesday, January 19, 2022

PAVE Task Force Report Coming February 2022, by Mary Cummins Real Estate Appraiser