Showing posts with label competency. Show all posts
Showing posts with label competency. Show all posts

Monday, October 19, 2009

Rating Agencies - Code of Conduct?


Now, for something a little bit different. A break from the Home Valuation Code of Conduct. Over the weekend, there was an interesting story:


How Moody's sold its ratings -- and sold out investors



As the housing market collapsed in late 2007, Moody's Investors Service, whose investment ratings were widely trusted, responded by purging analysts and executives who warned of trouble and promoting those who helped Wall Street plunge the country into its worst financial crisis since the Great Depression.

A McClatchy investigation has found that Moody's punished executives who questioned why the company was risking its reputation by putting its profits ahead of providing trustworthy ratings for investment offerings.

Instead, Moody's promoted executives who headed its "structured finance" division, which assisted Wall Street in packaging loans into securities for sale to investors. It also stacked its compliance department with the people who awarded the highest ratings to pools of mortgages that soon were downgraded to junk. Such products have another name now: "toxic assets."

As Congress tackles the broadest proposed overhaul of financial regulation since the 1930s, however, lawmakers still aren't fully aware of what went wrong at the bond rating agencies, and so they may fail to address misaligned incentives such as granting stock options to mid-level employees, which can be an incentive to issue positive ratings rather than honest ones.

There's more

"This was a systematic and aggressive strategy to replace a culture that was very conservative, an accuracy-and-quality oriented (culture), a getting-the-rating-right kind of culture, with a culture that was supposed to be 'business-friendly,' but was consistently less likely to assign a rating that was tougher than our competitors," Froeba said.

After Froeba and others raised concerns that the methodology Moody's was using to rate investment offerings allowed the firm's profit interests to trump honest ratings, he and nine other outspoken critics in his group were "downsized" in December 2007.

and, towards the end of the article:

Others who worked at Moody's at the time described a culture of willful ignorance in which executives knew how far lending standards had fallen and that they were giving top ratings to risky products.

"I could see it coming at the tail end of 2006, but it was too late. You knew it was just insane," said one former Moody's manager. "They certainly weren't going to do anything to mess with the revenue machine."

Moody's wasn't alone in ignoring the mounting problems. It wasn't even first among competitors. The financial industry newsletter Asset-Backed Alert found that Standard & Poor's participated in 1,962 deals in 2006 involving pools of loans, while Moody's did 1,697. In 2005, Standard & Poor's did 1,754 deals to Moody's 1,120. Fitch was well behind both.

"S&P is deeply disappointed in the performance of its ratings on certain securities tied to the U.S. residential real estate market. As far back as April of 2005, S&P warned investors about increased risks in the residential mortgage market," said Edward Sweeney, a company spokesman. S&P revised criteria and demanded greater buffers against default risks before rating pools of mortgages, he said.

Still, S&P continued to give top ratings to products that analysts from all three ratings agencies knew were of increasingly poor quality. To guard against defaults, they threw more bad loans into the loan pools, telling investors they were reducing risk.

The ratings agencies were under no legal obligation since technically their job is only to give an opinion, protected as free speech, in the form of ratings.

"As an analyst, I wouldn't have known there was a compliance function. There was an attitude of carelessness, or careless ignorance of the law. I think it is a result of the mentality that what we do is just an opinion, and so the law doesn't apply to us," Kolchinsky said.

There's a video at the link for the Cliff's Notes version

Sunday, August 23, 2009

My Hometown Paper Discovers the HAVOC of the HVCC


For the past last four days, I've been attending the Florida Association of REALTORS Annual Convention and Trade Show. From the moment I walked into the building, the topic foremost on the minds of the friends and colleagues encountered was the Home Valuation Code of Conduct - HAVOC.

In the past week the story has been picked up by the Wall Street Journal and the New York Times. Today, on the front page of the Business Section of the August 23, 2009 St. Petersburg Times, James Thorner writes about the HAVOC resulting from the Home Valuation Code of Conduct (HVCC).




First, Jim offers up an example of a an experience similar to hundreds of others reported in papers and blogs across the country:

Builder Charlie Hannah thought he was being generous when he agreed to sell a new 5,000-square-foot home for $1.15 million in the Tree Tops neighborhood near Tampa's Westchase. But the appraiser returned an appraised value of $1 million on the lakeside house in June. Two months later, the sale remains in limbo and Hannah remains indignant.

Four other homes Hannah built in the same neighborhood recently sold for much more per square foot than the $1.15 million home. But the appraiser found a comparable home sale miles away in Odessa to justify what Hannah considers to be a low-ball valuation.

Although I live and work in the Tampa Bay Area of Florida, my appraisal practice is limited to Pinellas County. The example cited is from across the bay in Hillsborough County. It's not possible for me to comment with any credibility about the allegations made by Charlie Hannah.

However, Thorner goes on to describe a couple of situations of which I have firsthand knowledge:

Since the new rules took effect, the law of unintended consequences has upended real estate deals. St. Petersburg Realtor Nancy Riley blames sloppy appraisals. She had a buyer for a sixth floor Feather Sound condo overlooking the water and golf course. Both parties agreed to the $200,000 purchase price.

But the lender, using an appraisal management company, got an out-of-county appraiser. The disappointed buyer and seller learned the condo appraised at only $157,000. As two of his comps, the appraiser used a unit in a former assisted living facility and a single story condo without a view.

Riley tried to challenge the appraiser's findings — which included wrong photos attached to the wrong properties — but got a cold shoulder from the bank. She's still trying to salvage the deal."I sent them two pages of things wrong with the appraisal. They refused to listen," Riley said. "I got one or two snippy responses."

Along with this one:

Mortgage refinancing — the centerpiece of the government's antiforeclosure efforts - has also suffered. Gregoire noted a case involving a house in upscale Tierra Verde. The home owner sought a reverse mortgage to pull cash from the home. Taking into account the recent depreciation, the home owner estimated the 2,000-square-foot home at $400,000. The initial quick-hit appraisal, using a $10 computer-generated valuation that isn't as good at distinguishing some of the nuances of real estate valuations like the differences between nearby neighborhoods, delivered a market price of $252,000.

When a real appraiser went to work on the house after driving up from Fort Myers, he, too, concluded the house was worth $252,000. Gregoire assumes the appraiser shoe-horned in comparable sales to make his numbers match the computer-generated price.

"That happens with appraisers who lack geographic confidence,'' Gregoire said. "I've been doing appraisals 30 years, but I don't go outside of Pinellas County. The most important thing is to know neighborhoods and submarkets.''

NOTE: The term I used in the interview was "GEOGRAPHIC COMPETENCE", but you all should get the drift.

Copies of the appraisal reports described in the two examples above are part of ever increasing pile of evidence sitting on the floor within two feet of my desk. The Feather Sound "appraisal" is a jewel. To some readers, it might look fine; the Comparable Sales are all relatively recent, two are less than 1/4 mile from the subject and the third is only 3/4 of a mile away. Unfortunately, for the seller and the buyer, only one of the Comparable Sales is an example of an acceptable substitute property and could could come close to being considered competitive with the subject.

The "appraiser" includes quite a bit of boilerplate claiming an oversupply of listings and declining prices in the development. Although a case could be made there is an imbalance between supply and demand for all housing in the Feather Sound area, the case is less supportable when condominiums only are considered in the analysis. As of the effective date of the appraisal, according to the Suncoast Multiple Listing Service, there were 89 active listings in Feather Sound. Eighteen of these (20%) are either under contract or pending sale. In the twelve months prior to the effective date of the appraisal, there have been 56 sales in Feather Sound reported by the Suncoast Multiple Listing Service. Both the average time and median time on the market for sold listings is close to three months; 96 days and 92 days respectively. Absorption rates have increased from about four units a month over the last half of 2008 and first quarter of 2009 to about 7 units a month in the second quarter of 2009.

If the analysis is limited to condominium parcels only, as of the effective date of the appraisal, the Suncoast Multiple Listing Service reports 56 active listings in Feather Sound. Fourteen of these (25%) are either under contract or pending sale. In the twelve months prior to the effective date of the appraisal there have been 30 sales of Feather Sound condominium units reported by the Suncoast Multiple Listing Service. Both the average time and median time on the market for sold condominium units is close to three months; 100 days and 80 days respectively. Absorption rates have increased from about 2 units per month over the last half of 2008 and first quarter of 2009 to nearly 4 units (3.7) units per month in the second quarter of 2009.

Although the appraisal report indicated prices are in decline, analysis of the sales data did not support such a conclusion, at least for the two quarters prior to the effective date of the appraisal. If all residential Feather Sound sales reported by the Suncoast Multiple Listing Service are considered, the median sales price over the last three months is about $155,000. This compares with a median price of $120,000 for the first quarter of 2009 and about $167,750 for the last half of 2008.

Although the market analysis was contrived and two of the pictures of Comparable Sales were of units that did not match the address or the description of the sales in the Sales Comparison Analysis, the bank loved the appraisal report!

The Tierra Verde Appraisal was just as "good" as the Feather Sound Appraisal Report. It was completed by an appraiser after being assigned by RELS, the AMC often associated with Wells Fargo Bank, N.A. , the same institution accused of rigging the appraisal process in a scheme to boost profits at the expense of homeowners and independent appraisers.

RELS has the audacity to use this on their website:

"Quality appraisals — and rapid turn times"

Right!

Tuesday, August 18, 2009

WSJ - Unintended Consequences of HVCC


The Wall Street Journal has another article about the real estate market, appraisers and the Home Valuation Code of Conduct (HVCC). It's an interesting take with more tales of woe with a couple of interesting observations.








Reappraising Home Appraisers

After being blamed for helping to inflate home values during the housing boom, the appraisal business is again coming under fire. Squeezed by a drop in fees, some appraisers are compensating by driving long distances to handle more assignments.

Their wanderings are raising questions about whether they know enough about the neighborhoods to accurately assess the value of homes—which has implications for both home buyers and owners.

Bob Blake, a flight-test engineer who lives in Palm Beach Gardens, Fla., was shocked when an appraiser who traveled 44 miles from Port St. Lucie, Fla., valued his home at $228,000 in late May. Mr. Blake's mortgage broker, Skip McDonough, protested to the appraisal-management company, Nations Valuation Services Inc., that the appraiser had failed to look at comparable homes. Eventually, Nations sent another appraiser, who valued the home at $295,000. The dispute delayed Mr. Blake's refinancing by more than six weeks.

A spokesman for Nations Valuation declined to discuss the details of the appraisals but said, "We feel we handled it properly."


NOTE: Nations Valuation Service has posted their "commitment" to the HVCC. However, Appraiser Active does not find a "self-certification" or seal. Dang!

The WSJ goes on to give their interpretation of why appraisals are completed for a mortgage finance transaction:

Appraisals are supposed to shield home buyers from paying too much and lenders from overestimating the value of collateral. If appraisals come in too high, buyers may overpay, making defaults more likely. If they are too low, it becomes hard to sell or refinance homes. Many real-estate agents and builders say that the pendulum has swung too far toward caution, and that lowball appraisals threaten to snuff out any recovery in the housing market.
It's a nice interpretation, but a common misconception. The regulatory scheme for real estate appraisers adopted by the United States Congress in 1989 was in response to the collapse of the Savings and Loan industry. The purpose of the federal legislation is to protect federally regulated financial institutions, not individual home purchasers or borrowers.

Appraisals are completed for the benefit of the client and intended users. Rarely, in the case of an appraisal completed for a real estate purchase or refinance transaction, is the borrower named as an intended user.

The debate over appraisals is inflamed by a natural tension: Real-estate agents and mortgage brokers, who need to complete transactions to collect their fees, are unhappy when an appraiser nixes the sale price. But it also suggests that there may be unintended consequences to an attempt by New York Attorney General Andrew Cuomo to reform the appraisal business.
....
"Many appraisers are struggling to survive on the fees paid by the AMCs," says Bill Garber, a spokesman for the Appraisal Institute, a trade group based in Chicago. Appraisers are being asked to work faster even as their fees are cut, and that conflicts with the goal of getting reliable appraisals, he says.

Appraisal-management companies deny they are squeezing appraisers too hard. A spokesman for banking giant Wells Fargo & Co., which owns an AMC, says it "has invested substantial time and resources in the quality control of the valuation process to, among other things, ensure that individual appraisers have relevant knowledge of the markets and properties they review." A spokeswoman for Mr. Cuomo says the new code is working well and helping protect appraisers from pressure to inflate estimates.

The pile of appraisals generated by AMC Independent Contractor appraisers accumulating on the floor by my desk proves otherwise. The complaints about non-geographic competent appraisers pouring in to regulatory agencies provides even more evidence that the non-regulated, Big Bank Owned AMCs and Andrew Cuomo are blowing smoke.

In fact, within my collection is an "appraisal" generated by an individual contracted by RELS, the Wells Fargo affiliated AMC. Along with the "appraisal", the borrower provided a copy of the Automated Valuation Model (AVM) generated value estimate produced by RELS. The AVM was crap, and the "appraisal" mysteriously provided an opinion of value that mirrored the AVM estimate. The Wells Fargo claim that "that individual appraisers have relevant knowledge of the markets and properties they review."? The property was in Pinellas County, Florida. The "appraiser" is based in Ft. Myers, Florida. That's 120 miles away!

Here's more:

Sometimes appraisers are called on to express opinions on the values of faraway homes without even seeing them. LandSafe, an appraisal unit of Bank of America Corp., in May assigned Jane Price, an appraiser in Dallas, to review another appraiser's estimate of a home in Cathedral City, Calif. Ms. Price didn't visit the neighborhood in question, but her review cited nearby homes she used to determine comparable value.
I'll bet Ms. Price has no idea where in tarnation Cathedral City, California is, and that she does not have a license or certification to appraise in California. How does this protect the federally regulated financial institutions, never mind Fannie Mae and Feddie Mac. Is it any wonder the GSEs are in their current mess?

Go ahead and read the whole thing. By the way, it's 1320 miles from Dallas to Cathedral City.

Friday, June 12, 2009

Competency Wins ONE!!


The story below sent to me by a Pennsylvania State-Certified Residential Appraiser.

The HVCC strikes again.

Got a frantic call yesterday morning. Could I do a rush purchase appraisal at XXXX and have the report back by Monday? I pull it up on MLS - lakefront, $500,000 sale price. I tell them yes - but it means giving up a planned weekend and my fee would be lotsa beaver pelts - complex rush assignment.

I figured they'd scream and walk away. Not so - got the order - check came this morning. So I call the Realtor's office to set appointment - the person at the appointment desk says the Realtor wants to know where I am from. I laughed and told her and said "why? Is she worried about competency?" She fell all over herself apologizing, I said no offense - if she isn't she should be thanks to the HVCC.

A few minutes later the Realtor calls back, all apologetic. Yes, she was worried about competency. She hopes I took no offense. It seems I am the second appraiser to try to get an appointment. The first one, she refused to give him access to the property. The reason? The appraiser was coming from a town 4 1/2 hours away. When he tried to set the appointment, he told the Realtor she would have to meet him there because he didn't have a lockbox key. Oh - and could she provide him all the sales she used to do her CMA and he should use to do the report? Oh, and could she provide assessment records for the subject and all sales? Oh, and did she have a map of XXXXX?

The Realtor blew a gasket, asked him if he'd like her to write the report for him and just give it to him to sign, too? Then she refused entry and called the lender and raised bloody h***. Her stance is she has a fiduciary duty to the seller, her office has a fiduciary duty to the buyer - and that includes not letting an appraiser complete the assignment who is not competent to do so. Not once was value mentioned - what WAS mentioned was "knowing the market, understanding just what is involved with these lakefront properties, understanding the motivations of buyers and sellers at this particular guard gated lakeside community".

It seems I got the job, despite fee, because said lender is friendly with a LO from a good client (with whom I can now have no contact thanks to HVCC). The lender called him and asked him if he knew someone local, competent to complete an assignment involving a waterfront residence. He gave them my name and phone number and warned them I wouldn't come cheap, but I was worth the money. Well, well.

So - now I wonder - what idiot appraiser is willing to drive 4 1/2 hours one way and be in really over his rubbers for probably less than full fee And how come whoever ordered the appraisal didn't check out the appraiser's competency to perform such an appraisal?? 4 1/2 hours away - yeah, right - sure he's competent to appraise in this area - especially considering he didn't know where the property was, didn't know it was lakefront, had no idea it was guard gated with a chunk of change initiation fee (often used as a bargaining chip and concession), doesn't have MLS or assessment records access and expected the Realtor to do his work for him.

What we have here is a Realtor who stood up for her seller and another agent's buyer to ensure competency. Good for her - I hope more will do so. Until these AMC's stop shopping for fee and turn time, until they are regulated, until they select appraisers based on quality, knowledge, competency and experience in a given market, the HVCC will continue to damage the real estate market - and especially the consumer.

Three cheers for a gutsy Realtor - may there be many more like her!

From a southern Pennsylvania Appraiser and offered by Appraiser Active with no comment. We'll leave that to you.

Questions-Professional and Geographic Competency


Over the last few weeks, dozens of Realtors, Borrowers and Sellers have contacted me and Appraiser Active relating horror stories about appraisers with an apparent lack of Professional or Geographic Competency. Their tales disclose appraisers from over 100 miles away accepting and completing assignments, appraisers with no access to the local Multiple Listing Service doing the same, and appraisers routinely using short sales and properties marketed as "pre-foreclosures" as Comparable Sales.

Although such stories are not new, they are becoming much more prevalent since the implementation of the Home Valuation Code of Conduct (HVCC). Appraisers are bound by something called the Uniform Standards of Professional Appraisal Practice (USPAP). Within the USPAP are a number of Rules and Standards; among them the Competency Rule.

Mike Kennedy, a New York State Certified Residential Appraiser, suggests Real Estate Agents, Appraisers, and Loan Originators should supply owners and borrowers (and their Listing Agents) with a "flash card" to phone interview ANY Appraiser contacting them for access PRIOR to setting an appointment to help determine the competency level of the appraiser.

Here's his list of questions, with a couple of minor modifications:


  • what license do you hold, what is the number?
  • when did you first obtain your license?
  • are you a licensed or certified appraiser, or are you a trainee appraiser?
  • where are you from?
  • when was the last time you appraised a property in my neighborhood?
  • do you know any of the local long term Realtors or Agents in this area?
  • after visiting the property how long will it be until the report is delivered to the lender?
  • do you have any idea approximately how much my home is worth? ballpark? (you may not get an answer to this question)
  • do you have access to the local Multiple Listing Service? Does my Assessor know you? (my Assessor-County Property Appraiser knows me, but only because I ran against her in the last election. This answer to this question is important in locations where the Assessor is THE source of property and sales data)
  • please give me a general physical description to enable me to recognize you at the appointment

The appraiser's answers will help you gauge his/her Competency to accept and complete the assignment. If the Lender does not insist on Professional and Geographic Competency, the borrower should. After all, they are entitled to a copy of the appraisal report and will be responsible for repaying the loan.

Here is reprint of the COMPETENCY RULE from the 2008-2009 Edition of the Uniform Standards of Professional Appraisal Practice. My emphasis on the points that may be of interest.

COMPETENCY RULE

Prior to accepting an assignment or entering into an agreement to perform any assignment, an appraiser must properly identify the problem to be addressed and have the knowledge and experience to complete the assignment competently; or alternatively, must:

  1. disclose the lack of knowledge and/or experience to the client before accepting the
    assignment;
  2. take all steps necessary or appropriate to complete the assignment competently; and
  3. describe the lack of knowledge and/or experience and the steps taken to complete the
    assignment competently in the report.

Comment: Competency applies to factors such as, but not limited to, an appraiser’s familiarity with a specific type of property, a market, a geographic area, or an analytical method. If such a factor is necessary for an appraiser to develop credible assignment results, the appraiser is responsible for having the competency to address that factor or for following the steps outlined above to satisfy this COMPETENCY RULE.

The background and experience of appraisers varies widely, and a lack of knowledge or experience can lead to inaccurate or inappropriate appraisal practice. The COMPETENCY RULE requires an appraiser to have both the knowledge and the experience required to perform a specific appraisal service competently.

The COMPETENCY RULE requires recognition of, and compliance with, laws and regulations that apply to the appraiser or to the assignment.

If an appraiser is offered the opportunity to perform an appraisal service but lacks the necessary knowledge or experience to complete it competently, the appraiser must disclose his or her lack of knowledge or experience to the client before accepting the assignment and then take the necessary or appropriate steps to complete the appraisal service competently. This may be accomplished in various ways, including, but not limited to, personal study by the appraiser, association with an appraiser reasonably believed to have the necessary knowledge or experience, or retention of others who possess the required knowledge or experience.

In an assignment where geographic competency is necessary, an appraiser preparing an appraisal in an unfamiliar location must spend sufficient time to understand the nuances of the local market and the supply and demand factors relating to the specific property type and the location involved. Such understanding will not be imparted solely from a consideration of specific data such as demographics, costs, sales, and rentals. The necessary understanding of local market conditions provides the bridge between a sale and a comparable sale or a rental and a comparable rental. If an appraiser is not in a position to spend the necessary amount of time in a market area to obtain this understanding, affiliation with a qualified local appraiser may be the appropriate response to ensure development of credible assignment results.

Although this Rule requires an appraiser to identify the problem and disclose any deficiency in competence prior to accepting an assignment, facts or conditions uncovered during the course of an assignment could cause an appraiser to discover that he or she lacks the required knowledge or experience to complete the assignment competently. At the point of such discovery, the appraiser is obligated to notify the client and comply with items 2 and 3 of this Rule.

USPAP 2008–2009 Edition
©The Appraisal Foundation

Thanks to Michael Kennedy for the list of questions. Here's Mike's contact information if you would like to take advantage of his expertise:


Michael E. Kennedy
New York Certified Residential Appraiser

Owner - KENNEDY APPRAISAL COMPANY

LEGAL, FORENSIC REVIEW, AND MORTGAGE APPRAISERS EXCLUSIVELY SERVING
ROCKLAND & ORANGE COUNTIES IN THE SOUTHERN HUDSON VALLEY NY SINCE 1993

email MEK2@frontiernet.net

phone/fax (845)782-1996