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

Mary Cummins, Real Estate Appraiser, Animal Advocates, Los Angeles, California
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Wednesday, June 16, 2021

Alleged racial discrimination case in Oakland, California, real estate appraisal, Saleem Shaheed, Sunnyside - by Mary Cummins

Saleem Shaheed, 9821 sunnyside, oakland, california, racial, discrimination, real estate, real estate appraiser, appraiser, appraisal, fha, mary cummins, los angeles, alameda, loan, lender,
Saleem Shaheed, 9821 sunnyside, oakland, california, racial, discrimination, real estate, real estate appraiser, appraiser, appraisal, fha, mary cummins, los angeles, alameda, loan, lender,

Here is another alleged case of discrimination in a real estate appraisal in Oakland, California. Saleem Shaheed purchased a Cape Cod Colonial home at 9821 Sunnyside for $430,000 Nov 26, 2019. It was listed at $475,000 for over a year and a half. It appeared to be a fixer home based on pics. At the time he got a $417,000 first loan which is a 96% loan to value ratio. He put down $23,000. Nov 2020 the home was appraised for $575K. Jan 2021 while applying for an FHA loan which has much stricter requirements for the home the value was $480K. Shaheed then ordered a third appraisal April 2021 which came in at $630,000. These values are as per Shaheed. 

Shaheed claims the second appraiser didn't give credit for the second bath. He also claims that appraiser clicked the box that said "no updates in last 15 years." Shaheed said that was incorrect because he added a new roof. A new roof is a maintenance item. It's not an update. The home per photos had roof damage and needed a new roof when he bought it, see photo below. An update, upgrade would be a fully remodeled new kitchen with new appliances and new bath of higher quality. It would include new electrical system and new plumbing. I would agree with the appraiser if the kitchen, bath were the same that I saw in the 2019 listing photos. The home does not have a legal second bath, see below. Shaheed complained, appraiser didn't change value and Shaheed filed a claim of discrimination against that appraiser's license. 

I'll first deal with the actual physical home in question. Address is 9821 Sunnyside St, Oakland, California 94603 in Alameda County parcel number 46-5463-8-2. On taxes and in public government documents it's listed as a 2 bedroom 1 bathroom home with 1,343 sf. Keep in mind Saleen Shaheed stated it's a 3 bed 1.5 bath home. An extra bedroom and bathroom makes a huge difference in value.

I got comments doubting the bed, bath count. Here is an ad for the house from 1967. It's a two bed, one bath home. "2 plus" means two legal bedrooms. 




The top image came from the MLS listing. It was listed at $475,000 from at least March 12, 2018 to November 26, 2019 with agent Jasmine on the MLS. It's listed as a 2 bed, 1 bath home with 1,343 sf. Then the agent made a video where she states it's 3 beds, 2 baths with 1,609 sf. Screen shot from the video below. The agent Jasmine Sunkara is a liar which is probably why she removed her website below. She listed the real bed, bath count and size on the MLS. Based on government records this home is legally 2 beds and 1 bath. That appears to be the main issue in this case. Saleem Shaheed bought a 2 bed, 1 bath home which he is now trying to pass off as a legal 3 bed, 1.5 bath home in order to get a higher valuation. The home is also across the street from an elementary school which negatively affects value compared to homes not next to an elementary school. 

Saleem Shaheed, 9821 sunnyside, oakland, california, racial, discrimination, real estate, real estate appraiser, appraiser, appraisal, fha, mary cummins, los angeles, alameda, loan, lender,

I looked at the pics of the bedrooms in the video. They are not all bedrooms. Below are the pics of the alleged bedrooms. Two top pics are of the same bedroom. 





A legal bedroom must have a real closet and not just an armoire or clothing rod on a wall if it's not a very old home which was built without one. A legal habitable room must be legal minimum height in order to be included in the total gross living area. While older homes with sloped walls on the sides are common the angled area where it slopes under six feet is not included in the gross living area. 

You'll notice the home is listed as 1.5 floors. It's not two stories. The second floor is not a full floor with full height wall to wall. Notice the dormer windows. Notice the angled, sloped walls in rooms. A legal room must have a heat source connected to the main part of the home and should have insulated walls and ceilings. Attics generally don't. Below is a pic of the side view of the home. You can see it's not a full two story home. The two bedrooms are on top on either side of the "2nd" floor. The main part of the first floor of the home is about 23' x 32' (762') based on Google measure minus average sized roof eaves. The 2nd fl could be about 581'. You can't add area of the stairs on the second floor. 2nd fl definitely not the same size as the first floor. The rear extended part of the home looks like an unpermitted enclosed porch maybe. The one car garage is on the other side of the home. 


I'm assuming the green room is also considered a bedroom. Notice the odd closet with a window in it. It almost looks like part of the second floor was an attic-like area that was converted. See the little low door that goes to a storage area. That area in there is probably angled. 

The last turquoise blue pic is not a bedroom. That is not a third bedroom. The walls are angled, roof is low and there is barely any walking floor space. I'm going off the video and listing. 

I saw only one pic of a bathroom in the video. It was just a close shot of a toilet and window so I'm assuming the bathroom is small. Just found a pic of the full bathroom. It's the main bathroom.



I don't know what the full or half bath looks like. As the extra bed is not legal I'm sure the extra half bath isn't legal either. The problem with non legal rooms built without permits and not to code is that Building and Safety could order them removed at any time if they are reported. If you are the bank you want to make sure the loan is covered by the value of the home. A legal 2 bed 1 bath home is worth less than a legal 3 bed 2 bath home even if they are the same size. A legal 2 bed 1 bath home is worth about the same as a 3 bed 2 bath home where the extra bed and bath are not legal. Anyone can report the owner today and he'll probably have to rip out the extra bed and bath. Please, don't report the guy. 

In every day appraising we see unpermitted additions especially in areas with more affordable homes. We generally note whether or not they were built to code and built in a workmanlike manner. We also mention if they pose a health and safety hazard and include photos. Some lenders allow the appraiser to count them as beds, baths and some do not. One thing to consider is if you were offered a legal 3 bed, 2 bath home and a legal 2 bed, 1 bath home with unpermitted extra bed and bath, which home would you choose for the same price? You'd choose the legal one because someone could report the unpermitted rooms and you'd have to remove them. Clearly the home with legal beds, baths is worth more. 

Just for a wide range of values below are the three main robot appraisal values. The values are based on a mathematical formula which is the same as what real estate appraisers use. We search homes +/- 15% legal gross living area within a half a mile from the subject sold within the last 3 months or max six months if there are no recent comparable homes sold. We then choose the most similar comparables based on size, bed/bath count, amenities, condition, view... 

Everyone knows garbage in, garbage out (GIGO) with computer software. Flawed, or nonsense (garbage) input data produces nonsense output. That's what we have here with our robot values. The first two went by the false MLS information stating it's 3 bed, 2 bath. The last one is based on the tax data and is 2 bed, 1 bath. The difference today between a 3 bed, 2 bath home and a 2 bed, 1 bath home is about $130,000. These values are as of June 15, 2021 which is later than any of the appraisals. There are eight months between the first and third appraisal. I'm sure the value increased significantly in the last eight months. 

Zestimate/Trulia $666K range $619K - $764K 3+2 1343 sf

Redfn $669K 3 + 1.5 1370 sf

Real AVM $533K range $469,216 - $597,184 shows as 2 bed + 1 1343

Back to the three appraisals, i.e. November 2020 $575K, January 2021 $480K FHA appraisal, April 2021 $630,000. Shaheed has a problem with the six month old $480K appraisal which was for an FHA loan. FHA loans are very restrictive on the type and condition of homes on which they will lend. They would count legal beds, baths. The FHA appraiser did not give credit to the second bath which could be proper based on condition, permits. There can be no health, safety issues or major code violations. A regular loan might allow an appraiser to consider unpermitted beds, baths. I obviously have not seen the home. I don't know the condition or if it's changed. Shaheed states he added a new roof and redid the kids' bedrooms. The roof is a maintenance issue. Redoing bedrooms doesn't add that much value to the home. The pics of the alleged bedrooms are pretty funky. 

There is one issue most homeowners don't understand. Most underwriters, lenders will not allow the final appraised value to be higher than the highest recent sales price of a similar home in the area. It's possible there were no recent higher sales of a similar 2 bed, 1 bath home when the 2nd appraisal came in at $480,000. There are few homes on the market so there aren't that many sales. Maybe most homes in the area are newer legal 3 bed, 2 bath homes. It's also very possible that there were some recent higher sales of 3 bed, 2 bath homes when the 1st and 3rd appraisals were done. I haven't seen the appraisals. 

Based on the legal bed, bath count the second appraisal would have been within the range of value for the home at that time for an FHA appraisal. Based on 3 beds, 2 baths the first and third appraisals would have been within the range of value for the home at the time of those appraisals. That would appear to be an 8% appreciation within eight months between appraisals one and three. That sounds about right for the market. Home values have been rising quickly in that area. Cheaper areas such as Oakland have seen a larger increase. People can't afford the nicer areas so they are moving to Oakland where homes are more affordable. That is quickly driving the price up sky high. Because I haven't seen the home I can't get more specific about the value of the home. I can say there are issues with the home that would cause a wider range of values, namely the legal bed, bath count and condition. 

A last issue is that most loans are declined due to credit worthiness of the borrower, their income, assets, debts and not the appraisal. It's up to the lender to approve the loan as a package comprised of the borrower and the collateral. The appraiser has no say in the loan approval. If the last appraisal was done April 2021, any loan should have closed by now. Shaheed stated he still doesn't have a loan. Shaheed said the value of the last appraisal was "good" so one can only surmise that the borrower is the issue. If he goes ahead with the loan now, he now may have to have the appraisal updated. 

*Disclaimer. I haven't seen any of the appraisals. I do review appraisals for banks. I am not appraising this home. I haven't seen this home in person. 

**All real estate appraisals completed on the 1004 form state the appraisal is only for the use of the client. The client is the AMC or lender. The appraisal cannot be used for any other purpose by other parties. The borrower is not the client or owner of the appraisal. The purpose of the appraisal is to make sure there is sufficient equity in the property to cover the loan balance and costs to foreclose the property by the lender. The borrower is entitled to look at the appraisal. The borrower cannot use the appraisal for their own use. 

Below is the video tour of the home. Agent removed one version of it within an hour of me posting the article. I saved a copy.
 

Below is the original article.


Original real estate agent's website which was removed.


Jasmine Sunkara 916.501.3393 #calbre#01855557 #NMLS#112033

Photo of roof before sale. It needed a new roof. 

Photo of living room. You can see water damage to the wall most likely from the roof damage.


Kitchen.




Government city, county, state property record for subject. 


I just checked permits. There was no permit to add a bedroom or bathroom. There were two permits the current owner pulled to add solar but it was never completed. There was no permit for a new roof. You need a permit to replace the roof. They need to make sure people use roofing material and application methods which are up to code and fire proof. 

08/12/2020
Permit Inactive
SE2000661
Solar Electric Panels
9821 SUNNYSIDE ST, Oakland CA 94603
Install roof-mounted 3.30 kW PV solar system with 10 modules.
08/12/2020
Permit Inactive
RE2001806
Residential Electrical - Alteration
9821 SUNNYSIDE ST, Oakland CA 94603
Install 13.5 kWh Energy Storage system, 225 amp Main service panel, load center, and backup gateway.

2019 the sewer and sidewalk were repaired. 

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

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Thursday, June 10, 2021

Race and Racism in Real Estate Appraisals - Mary Cummins, Real Estate Appraiser, Appraisal, Los Angeles, California

Mary Cummins, real estate appraiser, appraisal, Los Angeles, California, racism in real estate, race, racism, diversity, discrimination
Mary Cummins, real estate appraiser, appraisal, Los Angeles, California, racism in real estate, race, racism, diversity, discrimination

I just read an article about racism in the real estate appraisal industry. I'm not going to link to it because it's so misleading. The author who is not an appraiser or in the industry stated that because most real estate appraisers are white per one poll that means the real estate appraisal industry is "racist" against Black people. According to the same Appraisal Institute poll they cited most real estate appraisers are male, i.e. 77% vs. 21% female, when females make up 50.8% of the population. Does that mean all male real estate appraisers are misogynists who will appraise women's homes for less than men's homes? Obviously not. That's as ridiculous as the article I just read.

A very important thing to note is the disclaimer in the Appraisal Institute race chart, i.e. "U.S. appraiser population statistics were derived from the ASC National Registry as of Dec. 31, 2018. Additional demographic statistics were derived from Appraisal Institute studies conducted in 2016-2019 that were comprised of randomly selected AI and non-AI real estate valuation professionals. In Q1 2019, the Appraisal Institute invited 15,600 valuation professionals, resulting in 750 responses."

Appraisers in the ASC National Registry are only "State certified and licensed appraisers who are eligible to perform appraisals in federally related transactions." We're talking a small subset of all appraisers in the US. This is not all appraisers in the US. The results don't reflect the racial diversity of all appraisers in the US. It probably represents more successful, wealthier appraisers who are generally white men.

Appraisers in the Appraisal Institute are a even smaller subset of long time, wealthy, successful appraisers. The reason is because it costs a lot of money to become an AI appraiser. We're talking at least $15,000. It costs $370 just to join the group without even being an AI appraiser. These people are even more wealthy than ASC appraisers. They're more likely to be white men.

The appraisers they questioned for their poll on races of appraisers is clearly biased. They only asked wealthier appraisers. We do know that wealth correlates positively with the male sex and being "white." That means poorer people, women, Blacks, Latinos, new immigrants....were most likely excluded. Of course the results would show that most appraisers are white men. 

Below is a chart of race % of nation per US census, real estate appraisers per appraisal institute and real estate agents. 



Let's get to the AI race numbers anyway. Per the Appraisal Institute based on answers to a question on "race," the responses were as follows for licensed real estate appraisers: 

Hispanic/Latino 4.3%
American Indian/Alaska Native .4
Asian 1.1
Black or African American 1.3
Caucasian or White 85.4
Multiracial .7
Prefer not to say 5.1
Other 1.7
Total 100%

Per the US most recent US Census, the responses were as follows. Keep in mind that this represents ALL people including babies, children, retired people, disabled, incarcerated, criminals convicted of finance crimes, people in comas... people who can't be appraisers. It does not represent all the people who could physically, legally, technically be real estate appraisers. Such a subset would more likely be white men based on wealth and income.

Hispanic/Latino, alone, percent 18.5%
American Indian/Alaska Native 1.3
Asian 5.9
Black or African American, alone, percent 13.4
Caucasian or White, alone, percent 76.3
Multiracial, percent 2.8
White alone, not Hispanic or Latino, 60.1
No prefer not to say category
No other category

Total = over 100% because of multiracial and multiple categories

We're not really comparing apples to apples here because of multiple categories including "prefer not to say" and the fact that it includes all people in the US. The population sample of appraisers was also highly skewed because of the limited appraisers they questioned. There still could be more white real estate appraisers than in the general population. In this instance someone tried to state that means appraisers are racist against Black people. Oddly enough people haven't said the same thing about real estate agents. I only see articles about appraisers. Let's look at those numbers and see how they compare. 

White  74.2%
Hispanic or Latino 12.3%
Asian 6.4%
Black or African American  5.0%
Unknown 1.8%
American Indian and Alaska Native 0.3%

Those numbers look pretty similar. They also look pretty similar to the population as a whole. There are more white people in the US than Latinos, Blacks, Asians. Does this automatically mean all white people are racists against Blacks? Of course not. The racial makeup of a population does not mean one race is racist against another specific race. There are also fewer Latinos, Asians, American Indians... They are not the ones specifically complaining today. 

Don't get me wrong. Racism definitely exists in the US. It's a huge problem. More Black people are murdered by police. More Black people are in jail. More Black people are falsely convicted of crimes. There definitely are appraisers who are racist just like in all other professions. My issue here is articles stating that because most appraisers are white similar to the US population as a whole means they definitely are racist toward Black people and intentionally low balling their appraisals. 

Based on experience the real reason people right now are yelling racism in real estate appraisals is because buyers are not getting their loans approved for purchases and are unable to make up the difference in cash. The same goes with refinances. Properties are not just selling over list. They are going under contract over the price of the highest sales in the area for similar homes. Appraisers can't appraise a home for higher than the highest similar closed sale. A similar home is +/- 15% size, within last three months, within a 1/2 mile radius, with same condition/upgrades, amenities (e.g. pool, 2 garages)... The appraiser must use the "most similar" comparables. We must bracket size and amenities. The lender made that requirement. Not the appraiser. We are just following orders and a mathematical formula. Buyers are being forced to make up any difference between the contract and the maximum loan allowed in cash. Black, white, brown ... people are all having their appraisals come in lower than they desired. It's not race specific. In 2019 Fannie Mae stated home appraisals came in low 8% of the time. Today it's over 20% of the time. This affects everyone.

Buyers, homeowners don't seem to understand the purpose of a real estate appraisal in the home buying process. If you want to pay 100% cash for a property, you don't need an appraisal. Pay whatever you like. If you want to make a down payment and have a loan, you need an appraisal to get the loan. The real estate appraiser works for the lender and not the seller, buyer or borrower. The lender is willing to loan a certain loan to value ratio (amount of loan / value of property) on property for a borrower with good credit, steady job, assets, cash, investments and a down payment. The purpose is to make sure that if the owner can't make the loan payment for whatever reason that the lender can foreclose and sell the property for enough money to cover the loan balance and all costs. 

The real estate agent is involved in the same transaction yet people aren't calling them racist. The racial makeup of real estate agents is about the same as appraisers. They are going after the appraiser even though it's the lender who is denying the loan. They could pay the difference in cash but they either can't or don't want to. They would call the lender racist but there is no one individual that represents the lender. It's easier to attack the appraiser who has a name and a face so that is what they're doing. 

If Black people want more Black appraisers to feel better represented, they need to become appraisers. If they are having a problem finding a mentor to get their hours, Black appraisers should form an organization to mentor and support Black trainees. Then Black people should only hire Black appraisers to support them financially. The problem finding a mentor has nothing to do with color. It has to do with the difficult trainee process. One article blamed the problem on white people which is totally false. ALL trainees have the same problem finding a mentor. I actually wanted to start a program to help new appraisers and mentor Latinos and Black people. When I found out how much time, money and hassles it would cost me, I changed my mind. Here's an article I wrote about the mentorship issues. 

FWIW I'm Latino and speak Spanish. I appraise properties in lower priced Black, Latino areas. I understand the issues as they relate to value. 

If your loan is denied because of an appraisal value, here's an article I wrote on how to appeal the appraisal. 

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

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Difficulties becoming a real estate appraiser trainee in California by Mary Cummins, Real Estate Appraiser, Los Angeles, California


New real estate appraisers trying to get their 1,000 to 1,500 hours of experience are having major problems finding licensed real estate appraisers willing to train them. One ex trainee (who is now an appraiser for BetterMortgage*) said it's probably because of racism, fear of losing business to trainees or appraisers are just assholes. It's none of those things. You could be Jesus Christ himself and still no appraiser would want to train you. I will explain the problem with the trainee program and why appraisers don't want trainees. Then I'll offer some solutions. 

It takes a lot of time, money and headaches to have a trainee when there is no benefit whatsoever to the appraiser. Nothing to gain and everything to lose. The trainee has to sign the report (in addition to the appraiser) and/or be a part of the entire appraisal process in order to get credit hours. The trainee also has to have access to the work file or actually possess the work  file (photos of interiors of homes, loan documents with SSN's, passport/drivers license numbers and sometimes even copies, birth dates, place of birth, full names, addresses, banking information, list of all clients, all emails, all past appraisals of the appraiser...) This causes your E&O insurance to go up by 50%. (Basic coverage $1,000,000 $680/yr, $340/yr more for a trainee). It also opens you up to more legal liability and concerns about cyber security. 

I just heard a story about a trainee who sued a mentor for big workers compensation and other damages. The mentor was driving the car and stopped at a light when they were rear ended through no fault of the mentor driver. The trainee sued the mentor and not the driver that ran into them! Why would anyone sign up for that when there is nothing to gain with a trainee? All one person shops would have to purchase a ton more insurance.

The appraisals will take a lot longer to complete with a trainee. This means the appraiser makes less money while they are training the person. 

The client doesn't want another person in their private home taking photos of their possessions, their security system, safes, valuables, location of master bedroom, location of children's rooms, entrances or being around their family. Google "home inspector" and "Elmo doll." The certified appraiser passes many advanced background checks to have their licenses, be on appraisal panels and work for clients. The trainee doesn't have the same background checks. 

The appraiser has to have the trainee in the car and office training them. Most appraisers work out of their home. There goes the appraiser's privacy and schedule. Can't pick up the kids between comp photos with a trainee in the car.

The appraiser has to pay extra for appraisal software with a trainee because they have to sign the report. That could be at least $1,000 per year for software if they sign the report. The appraiser also has to pay more for MLS access and other online comparable sources. That could be $600 per year. Even car insurance goes up with a trainee in the car. It all adds up. 

The trainee can never do an inspection or sign an appraisal by themselves. No AMC or bank would ever allow that. The client paid top dollar and hired a licensed, certified experienced appraiser and not a trainee. The work assignments clearly state that only the appraiser in the order can do the appraisal. The lender, mortgage broker can't sell the loan if a trainee was involved in the appraisal. No one would buy the loan then the lender can't make more loans and make money. 

Having a trainee costs the appraiser money. "As of January 1, 2015 Trainees and supervisors must now take a four-hour course on the responsibilities and requirements of each role. The course must be completed by trainees before receiving their Trainee (AT) credential and by supervisors prior to beginning supervision." The class costs $100.  

When the trainee submits their log to become a full appraiser they will be audited by BREA. The mentor will also be audited. They audit the trainee's hours log and ask for some of the appraisals completed by the trainee and mentor. 

While I'm sure an appraiser would first train a trainee on a fake appraisal assignment the trainee must do their actual hours on real appraisals for real government backed loans. They can't get hours on practice or fake appraisals. The licensed appraiser must work with them side by side on the entire appraisal process and report. 

Some trainees falsely think they will eventually be doing free work for the appraiser. They think they'll do appraisals totally on their own eventually and the appraiser will make more money so they're an asset. That can never happen per the law or clients' orders. Appraisers don't get anything from trainees. They cost them money.

While they are talking about making changes reducing requirements, classes, experience hours, there probably won't be a great need for new appraisers as the rush will be over. Another thing to consider is when a trainee completes all their hours and get their final license, they still won't get any lender work until they have three years of experience. It takes experience to get experience so the new appraiser is stuck again. The government would have to force lenders to use newbie appraisers and I'm sure they'd push back on that. You really do need experience.

I have a couple of suggestions. The only trainees I've seen find a mentor are relatives of real estate appraisers or very good friends. Jim Park of the Appraisal SubCommittee stated this is why most appraisers have been white males and continue to be white males. I agree. That said currently you should find a relative or very good friend who would be willing to help you out. If you just call up an appraiser from a Google search whom you don't know, don't expect a call back. If you were the appraiser, would you want a trainee after what you just read? No.

My other suggestion is to petition the government to allow trainees after so many hours to do the property inspection, take the comp pics and write up the reports by themselves. Obviously the licensed appraiser still has to review and sign it as the supervisory appraiser. That would help appraisers save time and maybe eventually make more money or not lose money. Lenders would have to be forced to accept a government mandate if they are government backed loans. Nothing the government can do with other types of loans.

Find an organization or person willing to give money to an appraiser to train trainees. Some appraisers might be willing to train people if they were paid. Otherwise you're basically asking an appraiser to give you free education on their dime. Trade schools charge money as do universities with hands on work experience. Pay an appraiser to be the mentor for a class of say ten appraisers. Income from the appraiser's actual assignments would be secondary to income from mentoring. 

If POC want more representation in the appraisal field, they should form appraisal organizations for POC and do that. Offer grants for education, licensing fees for new appraisers. Recruit members who will agree to train and mentor trainees. I actually wanted to do this for Latino and Black people. When I did my research and figured out the time, cost and headaches involved (At least $3,000 not including lost income from the time involved) I changed my mind. If I were wealthy or semi-retired, I would start such an organization. I just don't have the time or money today. 

If you want to verify any of this information, take a look at some online real estate appraiser forums and Facebook groups. You'll see no one wants trainees and why. The only ones I see are relatives of appraisers. FWIW I am not looking for a trainee. 

*Jillian White is the "Chief Appraiser" for BetterMortgage. She is the appraiser behind the article about real estate appraisers not wanting to be mentors because they are racist, jealous, lazy, hate women... Jillian admitted she lied and pretended to be a man to get an interview to be a trainee. "As a Black woman, White is a rarity in the appraisal industry. She shared her experience of having to change her name to "Jay" on her resume just to land a job interview to be an appraiser trainee-a requirement to be licensed in the field. "When I showed up for a job interview, things changed. All of his enthusiasm was gone and instead of conducting an interview, he just kept telling me 'You're overqualified,' and 'I don't know why you want to become an appraiser.' The interview was very short because he never even invited me to sit," she said." The person was probably not happy that she lied about who she was. If someone lies about something as obvious as that, you know they lie about everything. No one wants a liar working for, with them. You could never trust the person ever.

It should be noted that now that Jillian White is an appraiser herself she is not mentoring anyone. Hypocrite? She is also promoting the unproven idea that white appraisers intentionally low-ball all black homeowners' appraisals because they are all racist. The company she works for BetterMortgage promotes the same unproven idea in order to attract minority clients to make money. They specifically state this in marketing material. BetterMortgage's CEO Vishal Garg (Forbes article about his fraud, failure and bankruptcy) has a history of stating they will do the best job for the lowest rate then they go bankrupt and rip off investors. There are a few other mortgage companies who are using the same racism scare to get business including New American Dream funding.

UPDATE: Jillian White stated September 2021 that BetterMortgage does not allow trainees to work on their appraisals. Jillian agreed to work for a company that doesn't allow trainees and doesn't help trainees. Who is she to complain about appraisers not trainees? She has no trainees. She also stated while she still has her license in New York she no longer works as an appraiser. It appears she does diversity PR and media for BetterMortgage. She promotes the idea that all appraisers and all people who buy real estate are racists. The only sane thing she said at the recent meeting is that appraisers should not get away from the sales comparison method of appraising because then values become more opinion than based on facts. That is true. 

From a May 2021 forum transcript run by a non government non profit group in which Jillian White spoke. She claims this incident "informed" all real estate decisions in her career. As a real estate appraiser, agent she knows better.

"I like to start with a story. This is a story about Gwen and Dennis Skinner who live in Long Island. This is a picture of the exterior of their home over on the left, and a picture of the interior of their home during the holidays on the right hand side. And the thing to know about their house is they purchased it in 1998, and in 2003, they decided that they wanted to move. And so at that point in time, the average marketing time for that particular area was roughly 30 days. And what was unique to that area was that all the houses are exactly the same. Same floor plan, for I think, you know hundreds of them.
And so it would stand to reason that their house when they put it on the market would sell
within the normal marketing time. However, the home sat on the market for 30 days, then
60 days, and then 90 days, 120 days, and it finally sold at around the 140-day mark.
So there are a few things to know about the property. The main one being that it was right
next to a six-lane highway, so when you're in the backyard, you can actually hear noise
from the highway and so that certainly could have contributed to the extended days on
market. Also there are a couple of price decreases as well, which suggests that perhaps it was
overpriced but there was an tidbit the information that leads me to question that was around
the highway or overpriced. And that's because the real estate agent for Gwen and Dennis said hey, I think I know why the property isn't selling. If you make these changes, I think you'll have success in getting a buyer. And so they took that agent's advice and shortly thereafter, they were able to accept an
offer on the property, and close the sale. So you're probably wondering what is it that the real estate agent said to it? What was his tidbit of advice, and it was to remove this picture from the wall. So this is a picture of me during my college graduation, and the reason why my photograph was hanging on the wall of Gwen and Dennis Skinner is because they are my aunt and uncle. They have quite a few nieces and nephews. They are very proud of all of us and our pictures are prominently displayed all throughout their home. However, their agent told them that they believed the reason why the property wasn't
moving and wasn't selling is because prospective homeowners didn't feel comfortable
buying a home after a Black family and they were advised to start packing early.
And once they showed the house that was empty, miraculously, they got an accepted offer.
So we don't know for certain exactly what happened in this case, the extended days on the
market of my aunt and uncle's property. However, it certainly informed all future real estate
decisions that I made throughout my career."

The fact that the property was located next to a busy six lane highway, was overpriced chasing the market down and needed to be decluttered/staged is what actually affected the ability to sell the property. If you don't price a home within 5% of market value, it will sit and be worth less every day as people wonder what's wrong with it. All real estate agents tell ALL people to remove personal photos and most personal items from the home when you offer it for sale. Buyers want to imagine themselves in your home so give them a clean slate. Properties within 500' of a major highway have dangerous levels of air and noise pollution besides being a loud, messy nuisance. Soot from cars end up on the inside of your home daily if you open the windows. Jillian was also an agent besides an appraiser and knows all of this yet still states these things. I have also been a broker, appraiser. 

Requirements for a real estate appraiser trainee in California to get their hours to become a licensed appraiser from brea.ca.gov. 

A trainee needs 1000 to 1500 hours over six to 12 months of actual appraisal experience. They must be real appraisals on real government backed loan transactions. They can't be practice appraisals. Each appraisal takes me about three hours with inspection though large, complex properties take more time. If traffic is bad, it could take a while to drive and photograph the comparable properties. 1500/3 is 500 appraisals if the trainee does all the work with the appraiser. That would be 37 40 hour weeks theoretically. It would most likely happen over a year or so.

"Earning Acceptable Experience as a Trainee Appraiser

General

To earn acceptable hours of experience, a Trainee Appraiser must work under the direct technical supervision of a Certified Residential or Certified General licensed appraiser in good standing who meets the Supervisory Appraiser criteria outlined previously in this handbook. The Supervisory Appraiser must be licensed at the appropriate level for the type of property being appraised. In addition, a Trainee Appraiser may work for more than one Supervisory Appraiser. For hours to be included on the Log of Appraisal Experience (REA 3004 sample log here), the Trainee Appraiser must either:

Sign the appraisal report as the appraiser; or
Be identified by name and Bureau license number with the extent of the real property appraisal assistance clearly and conspicuously described in the report.
In addition, work experience and the appraisal report must fully conform to both the requirements of USPAP and Title 10, Chapter 6.5, California Code of Regulations (commencing with Section 3500).

Trainee Appraiser's Duties

Trainees must:

Maintain custody of the work file, or make appropriate work file retention, access and retrieval arrangements with the party having custody of the work file in accordance with the Record Keeping Rule of USPAP. Since the Bureau will examine work samples when a Trainee wishes to upgrade his or her license, all appraisals included on the log must be available for review by the Bureau regardless of USPAP minimum retention requirements; and
Maintain an appraisal log. A separate Log of Appraisal Experience (REA 3004) must be maintained for each Supervisory Appraiser.

Supervisory Appraiser's Duties

The Supervisory Appraiser must do all of the following:

Personally inspect the property with the Trainee Appraiser until the Supervisory Appraiser determines the Trainee Appraiser is competent to make unsupervised inspections, in accordance with the Competency Rule of USPAP for the type of property being appraised.
Review the Trainee Appraiser's appraisal report.
Accept responsibility for the appraisal report by signing and certifying that the report is in compliance with USPAP.
Review and initial each page of the Trainee Appraiser's Log of Appraisal Experience (REA 3004) to verify that the work was completed under his/her supervision.
Sign the certification of the Log of Appraisal Experience (REA 3004) current as of the date the certification was signed.
Maintain records of the appraisals in accordance with USPAP.
Include the Trainee Appraiser's name and Bureau license number (if licensed) and identification of assistance in appraisal report."


03/282022 Just received the below email from BREA. 

"From the California Bureau of Real Estate Appraisers

The Bureau of Real Estate Appraisers (BREA) continues to see a significant increase in Supervisors failing to adhere to the stated scope of work and certifications in appraisal reports with respect to property inspections.  Specifically, Supervisors signing form-type reports, such as the Uniform Residential Appraisal Report (URAR), on the left-hand side certifying they completed a complete visual inspection of the interior and exterior areas of the subject property when the trainee was the only one who inspected the subject property.

Therefore, BREA is advising all Supervising Appraisers, Trainee Appraisers, and unlicensed trainee appraisers to do the following:

Ensure your appraisal complies with the scope of work stated in the report, and
Read and understand the certifications you are attesting to when signing an appraisal report. 

Even though state regulation and the Appraiser Qualification Board (AQB) minimum criteria permit competent trainees to make unsupervised inspections of the subject property when they are competent to do so, the agreed-upon scope of work and/or pre-printed certifications may not. The supervisor must be aware of and follow the assignment’s agreed-upon scope of work and report certifications before allowing their trainee to inspect without them. Failure to do so delays licensure of the trainee and may result in BREA action against the supervisor and/or trainee.

This email has been approved for distribution by BREA executive staff."

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

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Tuesday, May 25, 2021

Mary Cummins recognized by Los Angeles Business Journal in Women's Leadership Award

Mary Cummins, Los Angeles Business Journal, nominee, Women's Leadership Awards, los angeles, california, real estate, appraiser, appraisal
Mary Cummins, Los Angeles Business Journal, nominee, Women's Leadership Awards, los angeles, california, real estate, appraiser, appraisal

May 25, 2021 - LOS ANGELES, Calif. - Today Mary Cummins was nominated by the Los Angeles Business Journal for the Women's Leadership Awards. All 2021 nominees will be highlighted within the June 21st edition of the Business Journal, with finalists and winners featured in the June 28th edition.

“As a 35-year industry veteran, Cummins is a well known real estate appraiser, broker in the Los Angeles real estate industry. She is a leader who provides real estate education and insight not just here in Los Angeles but across the country.”

The Los Angeles Business Journal’s annual Women’s Leadership Series and Awards is a free three-part virtual event series. Featured panelists will be covering topics of ongoing importance, from leading through change and mentorship to the road to entrepreneurship and navigating today’s work-life balance demands. Finalists and winners will be announced during the final series on June 23rd, 2021.

About Mary Cummins

Cummins has been a real estate appraiser, broker in Los Angeles for over 35 years. Cummins also provides expert witness litigation services besides writing articles about many important real estate issues that affect the market every day. 

Contacts

Mary Cummins
Los Angeles, California 90015
www.MaryCummins.com


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

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Location: Los Angeles, CA, USA

Tuesday, May 18, 2021

Redlining in home loan financing - Mary Cummins, Real Estate Appraiser, Los Angeles, California


UPDATE: 08/12/2023 AEI just posted an op-ed about redlining. It stated only 20% of people living in redlined areas at the time were black owners. I previously stated most who owned property in redlined areas were white. Now we know it was 80% which proves my point with research. Whites were primarily negatively affected by redlining because whites owned the property. This proves that blacks were not the target or "victim" of redlining.

This also shows that blacks and others were pushed into these areas because they were cheaper to rent. That is why they were drawn to those areas. No one corralled them into these areas. Poor whites, Latinos, newer immigrants were also in these same areas for the same reasons. Redlining did not cause the areas to deteriorate.

“Our results suggest that racial bias in the construction of the HOLC maps can explain at most 4 to 20 percent of the observed concentration of Black households in the lowest-rated zones. Instead, our results suggest that the majority of Black households were located in such zones because decades of disadvantage and discrimination had already pushed them into the core of economically distressed neighborhoods prior to the federal government’s involvement in mortgage markets.”

Redlining did not keep black people from owning homes. "However, there was a robust growth of black home ownership during the postwar era; continuously increasing from 21% in 1940 to 54% by 1980."

Another point is the condition of the homes in primarily black owned areas. They previously were middle class white areas which experienced deterioration and decline which is a natural real estate cycle. This made the properties cheaper and blacks and others were more easily able to afford to rent them. Some even owned them. Redlining didn't cause this. It's just a real estate cycle which happens all over the world. Blacks, Latinos ended up reaping the benefit of buying the depreciated homes when the areas went through the revitalization stage and greatly increased in value. They sold the properties at a large profit.

"Unlike the Oliver-Shapiro assertion that “their homes and communities deteriorated and lost value,” many of these black neighborhoods were previously upper-middle class ones. This filtering down housing process provided a financial foundation for many black families. And when the professional classes chose to repopulate some of these neighborhoods, black homeowners, including Washington DC’s Shaw district, reaped the gains from further housing appreciation."

Another interesting point is the wealth gap between whites and blacks. It's not caused by the median or average family wealth differences. It's mainly caused by the upper class wealth. I would bet that most of the overall wealth gap is driven by the 5% most wealthy people who are white. If you removed people worth over $5,000,000, the wealth gap would shrink immensely. It's probably the billionaires driving most of the wealth gap.

"The left-wing blogger Matt Bruenig found that if black households in the lower half of their distribution had their wealth raised to be exactly the same as white households in their lower half, the overall racial wealth gap would be reduced by just 3 percent. As a result, he concluded, “What this shows is that 97 percent of the overall racial wealth gap is driven by households above the median of each racial group.” Indeed, over two-thirds of racial gap reflects the differences in assets held by the top ten percent of households in each group. Class, not race is the major driver of wealth inequality. "

Another reason for the wealth gap is the difference in family structure. Couples have more money than single people.

"To be sure, racial disparities in home ownership rates persist. But a significant share can be explained by family structure. In 2022, overall black homeownership was 44 percent; but for married couples it was 64 percent, virtually the same as the overall white homeownership rate. "


ORIGINAL: Redlining - Definition: To refuse (a loan or insurance) to someone because they live in an area deemed to be a poor financial risk.
The National Housing Act of 1934 created the Federal Housing Administration FHA to help revive the US economy after the Great Depression. The purpose of the FHA was to provide affordable loans so people could buy homes. Private lenders would make the loans and the federal government would insure them for losses. The new loans would have lower down payments, smaller monthly payments and were more affordable.
President Roosevelt's New Deal created the Home Owners Loan Corporation to help process the home loans. "To facilitate private investment through the FHA, the HOLC, and the Federal Home Loan Board Bank (FHLBB), the federal government crafted a national set of standards for assessing mortgage risk. Through its 1935 City Survey Program, the HOLC gathered data about neighborhoods from approximately 239 cities and compiled the results into a rating system ranging from A to D. Communities with A ratings represented the best investments for homeowners and banks alike; B, neighborhoods that were still desirable, C, those in decline, and D, areas considered hazardous. "A" communities generally had access to better amenities such as better schools, parks, shopping, transportation and were therefore more desirable. "D" communities generally were located near less desirable features such as industrial properties and they had fewer and lower quality amenities." To visually capture these rankings, the HOLC then turned these ratings into color-coded maps, using green for A, blue for B, yellow for C, and red for D – the origin of the term “redlining.”

Many researchers have stated the HOLC maps were more a consequence of existing ordinary and discriminatory lending practices as opposed to being a cause for them. Still, the spatial isolation could make it a self-fulfilling prophecy over time. Many have stated the ratings were just a description of the current state of the real estate cycle for each neighborhood. A "D" area could be revitalized, redeveloped into a "B" area. If that area improved with the addition of more public transportation, parks, schools, shopping, it could become an "A" area. This is what has happened in downtown Los Angeles and other areas such as Boyle Heights which some refer to as gentrification. Areas which were in a then D zone are now a B zone. The reverse has also happened. Some areas which were B are now D. Real estate risk constantly changes.

Others have shown how the HOLC grades were more a function of factors such as housing condition, residential density, and housing type, as opposed to solely ethnic and racial composition. If the ethnic and racial compositions were not included in the maps, it would not have affected their accuracy in determining loan risk. Over time some of these ratings became more associated with race and immigration status than unbiased risk. The term "red zone" ended up having a connotation of POC, immigrants living in poor areas. Generally poorer people, people of color and immigrants lived in the C, D areas because it was less expensive. Over time the redlining caused less investment in C, D areas and more in A, B areas causing a greater divide between the areas. As people were pushed out of more expensive A, B areas and into C, D areas, those areas became A, B areas.

It must be noted that the actual HOLC maps never stated "D is a black area" or "D is an immigrant area." There were worksheets prepared by individuals which were used to determine the risk of each specific area. Those worksheets included many factors and descriptions including the following from top to bottom (see worksheet for an area of Los Angeles below), population, class and occupation, nationalities, income, sometimes "negro" %, building type, size, age, condition, owner/tenant % occupancy, home price bracket, sales demand, predicted price trend, sales demand, new construction, rate of sale of new construction, overhang of HOLC properties, description and characteristic of area. It's important to note that the maps only covered 239 cities. We have 108,000 cities in the US. The entire US was never mapped. Only .2% of cities were mapped, 1/5th of 1%. It's clearly impossible for the mapping of only .2% to affect all cities today.

Today in real estate appraisal and analysis we use all of the above factors except race and nationality. It's a violation of the Fair Housing Act to consider or mention race or nationality because it would be discrimination. All of the other factors are good indicators of value and trends. Now the US Census does include race and whether or not someone is "foreign born." The census has nothing to do with real estate sales or loans. It's a population study.

That said the areas ended up correlating with higher populations of POC, immigrants and poor people based on affordability. There is a direct correlation between income and POC. Whites make more than Latinos and Blacks. People with more money buy more expensive homes in more expensive areas. If the government wants to correct the wealth gap, they need to fix the income gap. Appraisers can't do it. If one were to note today property in the four distinct phases or life cycles of real estate, one would probably find a higher percentage of POC, immigrants and poor people in those same areas because hazardous, run down, less desirable areas have lower rent and less expensive homes to buy. In some areas, it's all poor white people. The correlation is income and wealth. People buy or rent what they can afford based on their income. Wealth is tied to income. Race correlates with income. The correlation is NOT race = home valuation. The causation is income.
The Fair Housing Act of 1968 made redlining due to race illegal. It became "unlawful to discriminate in the terms, conditions, or privileges of sale of a dwelling because of race or national origin." A bank could no longer refuse to make loans in certain areas based on those specific factors. Banks can only refuse loans based on the credit, credit history, income, assets, debts, expenses of the buyer, borrower. Those were the only factors that ever mattered in relation to risk anyway.

I am using this example below because it specifically mentions race, nationalities. Not all of the worksheets noted it. It was up to the individual filling in the form. The race, nationality had no effect on the rating. It was just reporting. They could have omitted it and ratings would have been the same. We know that race, immigrant status, being poor correlated with the lower C and D ratings because they correlated with lower income, lower net financial worth, lower credit ratings which affects affordability. This is not to say one caused the other. This is just to aid in the explanation of what "redlining" was.


Another important thing to consider is most people in the "redlined" areas were renters. Generally these areas are 80% tenants. The people who owned the property were mainly white. White property owners were the ones being denied loans or charged more for the loans. POC property owners were in the minority but they were also denied loans or charged more. And again this is only for government backed loans. People still got loans on the properties from sub prime lenders. We still have sub prime lenders today who do riskier loans. Those riskier loans are for riskier borrows or properties. A risky borrower has little cash, poor credit, lots of debt, shorter confirmed work history, undocumented work history, little income showing on tax returns, income only from retirement funds or investment property... A risky property is located in a wildfire area, higher risk flood zone, lava zone, tornado zone, next to river/ocean/lake, landslide area, on an earthquake fault, condo development with a major lawsuit, condo development with insufficient repair funds, older property, property not in average condition, property that needs seismic word, property with tenants that refuse to move, property that is behind on property taxes... Notice all these risk factors have nothing to do with race or color. These are just loan risk factors. Any safe bank would consider all of these risk factors especially if they are offering and reselling government backed loans.

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

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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

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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.


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