Paul James RAA

3906 Buena Vista Ave

Farmington, NM 87401
paul@...
phone 505-325-6651
fax 505-327-7168

for more information about me, see my web page: www.pjappraisals.com

for information about my Pocket Laser Targets go to:

http://tinyurl.com/2nv5sh


http://www.pjappraisals.com/CustomPage

----- Original Message -----

From: A. Gary Hovanian, SRA

To: Total2000UsersGroup@yahoogroups.com

Sent: Tuesday, November 24, 2009 12:34 PM

Subject: [WinTOTAL Group] Health Insurance

 

Hi all – hope you have a pleasant Thanksgiving.

My health insurance premium increased 14% - to nearly $500 per month (!)

I am hoping to find out if there is a more affordable option.

I am insured through Keizer as a 53 year old self employed individual – who joined the local Board of Realtors to get in “The Group”. (My wife is disabled so she has her own plan through the state). I have good coverage (I think) and a $30 or $35 co-pay.

The Appraisal Institute insurer turned me down decades ago – due to a bogus pre-existing condition that has zero impact on my life.   Am I alone in this situation? Are there more affordable options out there?

Thanks for your input.

Gary Hovanian, SRA

Long Beach, Calif.

__________ Information from ESET NOD32 Antivirus, version of virus signature database 4634 (20091124) __________

The message was checked by ESET NOD32 Antivirus.

http://www.eset.com

No virus found in this incoming message.
Checked by AVG - www.avg.com
Version: 8.5.425 / Virus Database: 270.14.80/2523 - Release Date: 11/24/09 07:46:00

----- Original Message -----

From: Don Pearsall

To: Total2000UsersGroup@yahoogroups.com

Sent: Tuesday, November 24, 2009 9:41 PM

Subject: RE: [WinTOTAL Group] Health Insurance

 

Sarah, you make great sense. I am 57, in excellent physical shape, don’t smoke, and have spent ZERO $ on doctor bills in the last 3 years. Even with all of that, the minimum monthly premium for me for just catastrophic coverage (no doctor visits, no prescriptions) was going to be over $800. That is absurd. I can’t and won’t pay it. The health insurance companies are incredibly profitable and their entire business plan is to collect premiums and prevent actual pay outs.

I don’t know what the final health insurance plan will be either, but almost anything is better than the current situation.

Don

Don Pearsall
Sound Appraisal
Seattle, WA USA
206-714-2004
FAX 425-642-8102
donpearsall@soundappraisal.com

http://www.soundappraisal.com

From: Total2000UsersGroup@yahoogroups.com [mailto:Total2000UsersGroup@yahoogroups.com] On Behalf Of Sarah Vetault
Sent: Tuesday, November 24, 2009 6:22 PM
To: Total2000UsersGroup@yahoogroups.com
Subject: Re: [WinTOTAL Group] Health Insurance

 

Gary,

If you're healthy, over 50, and don't have dependents to worry about, you might consider the revolutionary act of putting your money into savings instead of insurance premiums.

Here's my perspective: 

My health insurance was a group policy for small businesses, which includes self-employed individuals.  Last summer they announced my premium was going to go up by approximately 30% (combination of rate increase and age bracket change), to approximately $500/month.  The insurance would cover one annual doctor visit, part of a routine mammogram, some prescriptions, and not much else until I shelled out a ton of money.  There was a $2000 deductible.  The insurance would no longer cover procedures I need on a regular but infrequent basis, so those expenses wouldn't count toward the deductible.  I crunched the numbers and realized I would be paying approximately $9,000/year for me alone before they'd cover much of anything.  The problem was if I really got sick I wouldn't be able to keep working so I wouldn't be able to afford to continue the insurance, and I'd be uninsured almost immediately.  Hmmm.  I have several years to go until Medicare, assuming it's still available when I get there. 

I discussed things with my doctor, who pointed out that I am 1. Healthy (I see him maybe once or twice a YEAR) and 2. OLD by insurance company standards.  When the insurance industry considers you OLD the premiums are exhorbitant.  Even if you don't feel old.  

I started asking questions.  Without insurance, my routine annual physical would cost  $125 plus the lab work.  A routine mammogram would cost  $125 plus the radiologist's fee (another $125-250).  And they said they'd discount it if I paid cash.  So far, we're up to... less than one month's insurance premium.   I found discount programs for prescriptions.  Deep discounts.  With prices very close to my old insurance copays.  Hmmm....

After crunching the numbers again I figured I can run up $15,000 in unexpected medical bills every three years and still be ahead.   I haven't run up $15,000 in unexpected medical bills in the last 50+ years, even with two surgeries and a nasty car accident.  I realize I'm not immune to expensive illnesses and injuries, but I'm not high-risk either.

I finally told the insurance company to take a hike.  It was one of the most freeing decisions I've ever made.  I'm putting the money I would have spent on premiums into a savings account.  In just a few months the balance seems HUGE.  If something does happen in a couple of years, I should have enough money to pay cash for a big chunk of the medical bills and maybe even get a discount.  And if nothing happens I have a nest egg to use for retirement.  What a concept!

I'm not sure what the final health insurance "reforms" are going to look like, but I figure I'll still be ahead even if I have to shell out a $1,000 penalty every year for being uninsured.  Just not as far ahead as I would be otherwise. 

I'm all for health insurance for major medical stuff, as long as the premiums are reasonable.  But when the premium for health insurance is more than I spend per month on FOOD, when it's more than I spend per month on TRANSPORTATION, when it's more than the payment and interest was on my MORTGAGE, things have gotten out of control.  Priorities need rearranging.  It's time to take control back and opt out of that fear-based system.

Just my $0.02.  Your mileage may vary.

Sarah Vetault
Tucson, AZ
www.ComplineGroup.com

When making your choices in life, do not forget to live.  -Samuel Johnson

 

----- Original Message -----

From: A. Gary Hovanian, SRA

To: Total2000UsersGroup@yahoogroups.com

Sent: Tuesday, November 24, 2009 12:34 PM

Subject: [WinTOTAL Group] Health Insurance

 

Hi all – hope you have a pleasant Thanksgiving.

My health insurance premium increased 14% - to nearly $500 per month (!)

I am hoping to find out if there is a more affordable option.

I am insured through Keizer as a 53 year old self employed individual – who joined the local Board of Realtors to get in “The Group”. (My wife is disabled so she has her own plan through the state). I have good coverage (I think) and a $30 or $35 co-pay.

The Appraisal Institute insurer turned me down decades ago – due to a bogus pre-existing condition that has zero impact on my life.   Am I alone in this situation? Are there more affordable options out there?

Thanks for your input.

Gary Hovanian, SRA

Long Beach, Calif.

__________ Information from ESET NOD32 Antivirus, version of virus signature database 4634 (20091124) __________

The message was checked by ESET NOD32 Antivirus.

http://www.eset.com

----- Original Message -----

From: Paul James

To: Total2000UsersGroup@yahoogroups.com

Sent: Tuesday, November 24, 2009 9:00 PM

Subject: RE: [WinTOTAL Group] Health Insurance

 

Sarah

Be thankful you are healthy. Rene' & I are both uninsurable.

We are covered from her work, but maybe not for long.

Between the 2 of us, more that $500K has been spent in the past 20 months.

PJ

 

Paul James RAA

3906 Buena Vista Ave

Farmington, NM 87401
paul@pjappraisals.com
phone 505-325-6651
fax 505-327-7168

for more information about me, see my web page: www.pjappraisals.com

for information about my Pocket Laser Targets go to:

http://tinyurl.com/2nv5sh


http://www.pjappraisals.com/CustomPage

 

---

From: Total2000UsersGroup@yahoogroups.com [mailto:Total2000UsersGroup@yahoogroups.com] On Behalf Of Sarah Vetault
Sent: Tuesday, November 24, 2009 7:22 PM
To: Total2000UsersGroup@yahoogroups.com
Subject: Re: [WinTOTAL Group] Health Insurance

Gary,

 

If you're healthy, over 50, and don't have dependents to worry about, you might consider the revolutionary act of putting your money into savings instead of insurance premiums.

 

Here's my perspective: 

 

My health insurance was a group policy for small businesses, which includes self-employed individuals.  Last summer they announced my premium was going to go up by approximately 30% (combination of rate increase and age bracket change), to approximately $500/month.  The insurance would cover one annual doctor visit, part of a routine mammogram, some prescriptions, and not much else until I shelled out a ton of money.  There was a $2000 deductible.  The insurance would no longer cover procedures I need on a regular but infrequent basis, so those expenses wouldn't count toward the deductible.  I crunched the numbers and realized I would be paying approximately $9,000/year for me alone before they'd cover much of anything.  The problem was if I really got sick I wouldn't be able to keep working so I wouldn't be able to afford to continue the insurance, and I'd be uninsured almost immediately.  Hmmm.  I have several years to go until Medicare, assuming it's still available when I get there. 

 

I discussed things with my doctor, who pointed out that I am 1. Healthy (I see him maybe once or twice a YEAR) and 2. OLD by insurance company standards.  When the insurance industry considers you OLD the premiums are exhorbitant.  Even if you don't feel old.  

 

I started asking questions.  Without insurance, my routine annual physical would cost  $125 plus the lab work.  A routine mammogram would cost  $125 plus the radiologist's fee (another $125-250).  And they said they'd discount it if I paid cash.  So far, we're up to... less than one month's insurance premium.   I found discount programs for prescriptions.  Deep discounts.  With prices very close to my old insurance copays.  Hmmm....

 

After crunching the numbers again I figured I can run up $15,000 in unexpected medical bills every three years and still be ahead.   I haven't run up $15,000 in unexpected medical bills in the last 50+ years, even with two surgeries and a nasty car accident.  I realize I'm not immune to expensive illnesses and injuries, but I'm not high-risk either.

 

I finally told the insurance company to take a hike.  It was one of the most freeing decisions I've ever made.  I'm putting the money I would have spent on premiums into a savings account.  In just a few months the balance seems HUGE.  If something does happen in a couple of years, I should have enough money to pay cash for a big chunk of the medical bills and maybe even get a discount.  And if nothing happens I have a nest egg to use for retirement.  What a concept!

 

I'm not sure what the final health insurance "reforms" are going to look like, but I figure I'll still be ahead even if I have to shell out a $1,000 penalty every year for being uninsured.  Just not as far ahead as I would be otherwise. 

 

I'm all for health insurance for major medical stuff, as long as the premiums are reasonable.  But when the premium for health insurance is more than I spend per month on FOOD, when it's more than I spend per month on TRANSPORTATION, when it's more than the payment and interest was on my MORTGAGE, things have gotten out of control.  Priorities need rearranging.  It's time to take control back and opt out of that fear-based system.

 

Just my $0.02.  Your mileage may vary.

 

 

 

Sarah Vetault
Tucson, AZ
www.ComplineGroup.com

 

When making your choices in life, do not forget to live.  -Samuel Johnson

 

 

 

 

 

 

 

 

 

----- Original Message -----

From: A. Gary Hovanian, SRA

To: Total2000UsersGroup@yahoogroups.com

Sent: Tuesday, November 24, 2009 12:34 PM

Subject: [WinTOTAL Group] Health Insurance

 

Hi all – hope you have a pleasant Thanksgiving.

My health insurance premium increased 14% - to nearly $500 per month (!)

I am hoping to find out if there is a more affordable option.

I am insured through Keizer as a 53 year old self employed individual – who joined the local Board of Realtors to get in “The Group”. (My wife is disabled so she has her own plan through the state). I have good coverage (I think) and a $30 or $35 co-pay.

The Appraisal Institute insurer turned me down decades ago – due to a bogus pre-existing condition that has zero impact on my life.   Am I alone in this situation? Are there more affordable options out there?

Thanks for your input.

Gary Hovanian, SRA

Long Beach, Calif.

__________ Information from ESET NOD32 Antivirus, version of virus signature database 4634 (20091124) __________

The message was checked by ESET NOD32 Antivirus.

http://www.eset.com

No virus found in this incoming message.
Checked by AVG - www.avg.com
Version: 8.5.425 / Virus Database: 270.14.80/2523 - Release Date: 11/24/09 07:46:00

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Checked by AVG - www.avg.com
Version: 8.5.425 / Virus Database: 270.14.81/2524 - Release Date: 11/24/09
19:37:00

Hi, all.

I am working on a non-lending appraisal on a vacant two-family in an area where
multi-family properties are just beginning to be converted back into single
family homes due to both the shortage of single family's in this price range,
the over-supply of two-family homes and the lack of renters in the area. The
subject has already had all of the door handles and a couple of doors removed
between floors, which furthers the case that its being shown as a single family
as well. PSF for single family far exceeds multi-family and the cost of
conversion to single for the subject is nominal. There are at least two other
conversion comps that were MF's that are now SF's and another is pending that is
being offered as SF.

The rub is that there are two distinct kitchens, heat systems and electric
meters and two units are clearly present (though one is more like an ADU).

1) Is it sufficient to develop the H&BU in my workfile and discuss my findings
in a single family report?
2) Since it is a non-lender assignment and the buyer only needs a reporting of
value, what abbreviated form should I use?
3) Should I stick with the 2-4 Family form and just compare single and
multi-family properties in the grid?

Thanks.


Brent
On Call
Maine

Dear Ladies and Gentlemen,

    Happy Thanksgiving from the Corcoran Family.

    God bless and good luck in all your endeavors!

Sincerely,
George L. Corcoran




--- In Total2000UsersGroup@yahoogroups.com, "Floyd" <ftillery@...> wrote:
>
> I agree with all that you said, but I had to fight to get full fees.
>
> Floyd
>
>   _____
>
> From: Total2000UsersGroup@yahoogroups.com
> [mailto:Total2000UsersGroup@yahoogroups.com] On Behalf Of Lee
> Sent: Monday, November 23, 2009 3:25 PM
> To: Total2000UsersGroup@yahoogroups.com
> Subject: RE: [WinTOTAL Group] Order Acknowledgement Problem
>
>
>
>
>
> Floyd:
>
> As far as RELS is concerned, the fees and quality of work you receive will
> be largely based on which part of the country you're in. In sparsely
> populated areas like you live and work in, with little competition, RELS
> will pay a "full" fees. In highly competitive areas like here in So Cal,
> fees are nowhere near "full" fees.
>
> Of course, some might say "full" fees in California are anything above $200
> It' or more.
> It's a sad state of affairs. :-(
>
> Leland Hill
>
> Certified General Real Estate Appraiser
>
> Associate Member, Appraisal Institute
>
> (714) 897-3334
>
> From: Total2000UsersGroup@yahoogroups.com
> [mailto:Total2000UsersGroup@yahoogroups.com] On Behalf Of Floyd Tillery
> Sent: Sunday, November 22, 2009 2:58 PM
> To: Total2000UsersGroup@yahoogroups.com
> Subject: RE: [WinTOTAL Group] Order Acknowledgement Problem
>
>
>
> Rels is one of my best customers.  I always get full fee, almost never have
> UW issues and best of all, I get paid within days of completing assignments.
>
> Floyd Tillery
>
>   _____
>
>
>
>
> __________ Information from ESET NOD32 Antivirus, version of virus signature
> database 4631 (20091123) __________
>
> The message was checked by ESET NOD32 Antivirus.
>
> http://www.eset.com
>
>
>
> __________ Information from ESET NOD32 Antivirus, version of virus signature
> database 4631 (20091123) __________
>
>
> The message was checked by ESET NOD32 Antivirus.
>
>
> http://www.eset.com
>

 

Wow, that is great……Thanks for sharing Don.

 

 

Jeff North

Kansas City, MO

 

From: Total2000UsersGroup@yahoogroups.com [mailto:Total2000UsersGroup@yahoogroups.com] On Behalf Of Don Lee
Sent: Wednesday, November 25, 2009 10:13 AM
To: WTUG
Subject: [WinTOTAL Group] VERY FUNNY Gotta get them to write my resume!!! - Thanksgiving Humor

 

 

 

Don M. Lee, IFA

Lee appraisals

Belleville, IL 62223

Ph. 618 397-1082

Fax 618 397-1092

lee@compu-type.net

 

It just all depends on how you look at some  things... Judy Wallman, a professional  genealogy researcher in southern   California , was doing some personal  work on her own family tree. She discovered that Congressman Harry Reid's  great-great uncle, Remus Reid, was hanged for horse stealing and train  robbery in   Montana in 1889. Both Judy and Harry  Reid share this common ancestor. The only known photograph of Remus  shows him standing on the gallows  in   Montana territory:   On the  back of the picture Judy obtained during her research is this inscription:  'Remus Reid, horse thief, sent to Montana Territorial Prison 1885, escaped  1887, robbed the Montana Flyer six times. Caught by Pinkerton detectives,  convicted and hanged in 1889.' So Judy recently e-mailed  Congressman Harry Reid for information about their great-great uncle.   Harry Reid:   Believe it or not, Harry Reid's staff sent back the  following biographical sketch for her genealogy research:   "Remus Reid was a famous  cowboy in the   Montana   Territory . His business empire grew  to include acquisition of valuable equestrian assets and intimate dealings  with the   Montana railroad. Beginning in 1883, he  devoted several years of his life to government service, finally taking  leave to resume his dealings with the railroad. In 1887, he was a key  player in a vital investigation run by the renowned Pinkerton Detective  Agency. In 1889, Remus passed away during an important civic function held  in his honor when the platform upon which he was standing  collapsed." NOW THAT's how it's done, Folks!   That's real POLITICAL SPIN       Hotmail: Trusted email with powerful SPAM protection. Sign up now.

 

No virus found in this incoming message.
Checked by AVG - www.avg.com
Version: 8.5.425 / Virus Database: 270.14.80/2523 - Release Date: 11/24/09 07:46:00

No virus found in this incoming message.
Checked by AVG - www.avg.com
Version: 8.5.425 / Virus Database: 270.14.80/2523 - Release Date: 11/25/09 07:31:00

Hello from a lurker......

I would like to say just how much this forum has meant to me over the years that
I have been a member. I rarely post, but I read every digest that I get, and I
always glean good information from each one.

At this time to give thanks, I thank you all for your words and wisdom and wish
you all a Happy Thanksgiving holiday.

---------------------------------------
Vince Kleinknecht
Certified Residential Appraiser
Serving East Central Ohio
On The Web - www.Kleinknecht.net
E-mail - Vince@...
P: 740-607-7570 F: 740-617-4093
---------------------------------------

>> Dear Ladies and Gentlemen,

Happy Thanksgiving from the Corcoran Family.

God bless and good luck in all your endeavors!

Sincerely,
George L. Corcoran <<

The last few years have brought with them many changes for me, professionally and personally. I think the same can be said for most, if not all of you. For me, thanksgiving marks the beginning of the holiday season, a time when we can reflect on the year we are leaving and consider the possibilities of the year we are about to enter, surrounded by the spirit of friends and family.

Thanksgiving is so appropriately named. Throughout the holiday season, I hope we'll take the time to consider all that we have to be thankful for, despite the challenges that we face or the obstacles we have overcome this year, to enter next year with a renewed sense of purpose and a rekindled spirit.

Happy Thanksgiving to all …

Patrick Egger

Las Vegas, NV

--- In Total2000UsersGroup@yahoogroups.com, "Tillman Smith" <tsmith83@...> wrote:
>
> It has been a pleasure reading all of your posts and I wish everyone a very happy thanksgiving.
>
> Tillman Smith
> M&S Realty and Appraisal Company
> 117 Harding St.
> Chapin, SC 29036
> EMail tsmith83@...
>
>
> [Non-text portions of this message have been removed]
>

Now Jeff don't let a little thing like it may not be true get in the way. 
Truth, justice, fairness when have they been a factor in government.  Go ahead &
send it so they can enjoy it also after all isn't the point of the political
spin more important.

Anyway it really is a good story true or not and thanks for the post.

James SoCal
Belmont Shore, CA

--- In Total2000

Message truncated to reduce the size.  See earlier posts for the main item.

 

The last few years have brought with them many changes for me, professionally and personally. I think the same can be said for most, if not all of you. For me, thanksgiving marks the beginning of the holiday season, a time when we can reflect on the year we are leaving and consider the possibilities of the year we are about to enter, surrounded by the spirit of friends and family.

Thanksgiving is so appropriately named. Throughout the holiday season, I hope we'll take the time to consider all that we have to be thankful for, despite the challenges that we face or the obstacles we have overcome this year, to enter next year with a renewed sense of purpose and a rekindled spirit.

Happy Thanksgiving to all …

Patrick Egger

Las Vegas, NV

 

 

--- In Total2000UsersGroup@yahoogroups.com, "Tillman Smith" <tsmith83@...> wrote:
>
> It has been a pleasure reading all of your posts and I wish everyone a very happy thanksgiving.
>
> Tillman Smith
> M&S Realty and Appraisal Company
> 117 Harding St.
> Chapin, SC 29036
> EMail tsmith83@...
>
>
> [Non-text portions of this message have been removed]
>

James,

Like my great uncle Pat who was a heavy drinker used to say, "Jeff don't
ever let the truth get in the way of a good story".


Jeff North
Kansas City, MO


-----Original Message-----
From: Total2000UsersGroup@yahoogroups.com
[mailto:Total2000UsersGroup@yahoogroups.com] On Behalf Of james_so_cal
Sent: Wednesday, November 25, 2009 4:28 PM
To: Total2000UsersGroup@yahoogroups.com
Subject: Re: [WinTOTAL Group] VERY FUNNY Gotta get them to write my
resume!!! - Thanksgiving Humor

Now Jeff don't let a little thing like it may not be true get in the way.
Truth, justice, fairness when have they been a factor in government.  Go
ahead & send it so they can enjoy it also after all isn't the point of the
political spin more important.

Anyway it really is a good story true or not and thanks for the post.

James SoCal
Belmont Shore, CA

--- In Total2000

Message truncated to reduce the size.  See earlier posts for the main item.





------------------------------------

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Thanks for the responses so far; they have been very helpful. The client is
itself capable of self-financing but also has the ability to leverage their
funds with conventional financing so they can be both lender or borrower, but
the appraisal is not for that. The appraisal is a pre-cursor to their bid on a
property they've identified. They are allowed to bid no more than 99% of the
appraised value. They have identified intentions of converting primarily
multi-family properties that they have in their sights into SF's as they have
recognized the reversionary trend back to SF's due to the shortage (at the lower
end of the market).

My charting literally shows a break-even in PSF for the market segment of this
subject with both the similar segment of SF's and the overall market
(coincidence), so I went with current use as MF. The complex issue is that they
are initially benefited with the MF appraisal as it allows a comparison of both
the "one-unit" and multi-comparisons to be displayed. In knowing the intended
use and cost to convert could bring greater value, it makes for an interesting
discussion in the addenda between "current use" and "intended use" with
comparisons to one and two units in the grid.  As I expect more orders in the
future and as I've now discoved three other conversions in the immediate
vicinity, I've stuck with the GP MF form to be safe, though I anticipate
transitioning to the GP form for SF as the data becomes more reliable and I see
follow through on their intended use.

Brent
On Call
Maine

--- In Total2000UsersGroup@yahoogroups.com, "Jeffrey D. North" <jdnorth@...>
wrote:
>
> Ben,
>
>
>
> Question - Since Brent's client is non lender wouldn't some of his questions
> be directed to the client? Obviously the H & BU he must determine and
> explain regardless of the clients need but as far as  weather to appraise it
> as a SFR or Multi Family wouldn't the clients intended use of the property
> be the primary influence , once again since it is a non lender assignment?
>
>
>
> Brent, I think you need to consult with your client to determine your scope
> of work which should dictate the most adequate form. One obstacle I believe
> you may have to contend with is if your client intends on converting it back
> to SFR do they want an "as is" value or a value based on "as repaired" or
> "as converted".
>
>
>
> If the client informed me that they intended on converting it to SFR I would
> probably use the old 1004.  I recommend that you consult with your client
> for a clear understanding of their need and then prepare a thorough scope of
> work.
>
>
>
> Jeff North
>
> Kansas City, MO
>
>
>
>
>
>
>
>
>
> From: Total2000UsersGroup@yahoogroups.com
> [mailto:Total2000UsersGroup@yahoogroups.com] On Behalf Of Ben Baggett
> Sent: Wednesday, November 25, 2009 8:57 AM
> To: Jack Smith
> Subject: [WinTOTAL Group] Re:What Form when H&BU Change from Multi- to
> Single
>
>
>
>
>
>
>
>
> Brent,
>
>
>
> For many non-mortgage assignments I still use the old 1004 in many cases.
>
>
>
> It gives you room to briefly explain your H&BU decision.
>
>
>
> You can make a simple sentence statements like "The subject neighborhood
> life cycle is transitional. Original use primarily SFR, moved to MFR
> conversions, and presently transitioning back to SFR. Thus, H&BU considered
> SFR as supported by PSF & Cost to cure estimates for converting back to
> SFR."
>
>
>
> In an addendum you do need a CYA statement of some sort.
>
>
>
> Remember, most forms are summary forms, and none have adequate room for
> comprehensive comments. However, I have found reports that state things
> repetitively do flow in a very consistent manner.
>
>
>
> Example: Simply state in the "Neighborhood" section that the neighborhood is
> transitional. in the "Site" section make a simple comment about H&BU (like
> part of that above). In the "Improvement" section comment on cost to cure of
> converting back to single family. In the "Sales Comparison Comments" section
> state that "x" comps are of converted MFR back to SFR. Make sure in the
> "Sales history" you report the historic sales prices of your MFR to SFR
> comps. I always put the last sales date and sales price. You do have to look
> it so why not put in the blanks?. Then in the "Reconciliation" section make
> on simple comment (sentence) that ties this all together. I always make a
> correlation statement. It usually begins with "Correlate to C#1 due to X and
> Y...".
>
>
>
> As you can see each section contains a logical and consistent  progression
> ending with a final correlation comment. This report flow should have been
> what you were taught in "Appraisal Report Writing." It is what I was taught
> 20+ years ago. If you present all your reports, in this manner, you will
> have little if any future trouble. Also, if you use this type of flow you
> also will "highly-likely" (a term I'm using more & more these days), meet or
> exceed any USPAP standards. Remember it is not the form that was developed
> to meet USPAP requirements, it is what you the appraiser put in the form
> that is the measure of whether you meet those "minimum" standards. Think of
> it this way, if you were buying a new house, would you want to live in a
> house that JUST meets building codes? I wouldn't, I want my house to be
> built to exceed "Minimum" codes. Shouldn't our appraisal reports "exceed"
> minimum USPAP requirements? I indent for all my reports to exceed the
> minimums. This is a profession it needs professionals, not money-making
> schemers. Today's appraisers are on one side or the other. There is no
> middle ground, really never has been.
>
>
>
> Hope this helps.
>
>
>
> Ben Baggett
>
> Nashville, TN
>

Mike,

I was just reading the FHA Mortgagee Letter 2009-46 B and discovered something
very interesting. Under the heading, "Loan Approval", item VI on page 13, "Site
Condominiums" are covered.  It says, "Appraisal data is collected and reported
on Fannie Mae form 1004, in accordance with Valuation Protocols, Appendix D of
HUD Handbook 4150.2."

"Site Condominiums" are defined on page 2 as, "... single family totally
detached dwellings (no shared garages or any other attached buildings)
encumbered by a declaration of condominium covenants or condominium form of
ownership."

Again, this is an FHA requirement but I still find it very odd since form 1004
is really not suited to appraisal of a condominium.

By the way, anyone doing FHA appraisals should review this letter closely. 
Specifically, one should review "Environmental Review Reqirements" on page 3...

...the lender must avoid or determine that there are mitigants to address the
following conditions before completing its review process:

1. The project is located in a Special Flood Hazard Area designated on a Federal
Emergency Management Agency flood map.
2. Potential noise issues, where the property is located within 1000 feet of a
highway, freeway, or heavily traveled road, within 3000 feet of a railroad, or
within one mile of an airport or five miles of a military airfield.
3. The property has an unobstructed view, or is located within 2000 feet, of any
facility handling or storing explosive or fire-prone materials.
4. The property is located within 3000 feet of a dump or landfill, or of a site
on an EPA Superfund (NPL) list or equivalent state list, or a Phase I
Environmental Site Assessment indicates the presence of a Recognized
Environmental Condition or recommends further (Phase II) assessment for the
presence of contaminants that could affect the site.
5. The property has any hazards or adverse conditions listed in Section 1.f. of
the Builder's Certification, including, but not limited to, high ground water
levels, unstable soils, or earth fill.
6. The project is located in a wetland designated on National Wetlands Inventory
maps or designated by State or local authorities.
7. The project is on the National Register of Historic Places or is within a
historic district listed on the Register.
8. The appraiser or DE lender is aware of any other condition that could
adversely affect the health or safety of the residents of the project.

James Shoe
Laguna Niguel, CA

--- In Total2000UsersGroup@yahoogroups.com, "Mike Lawton" <valleyappraisal@...>
wrote:
>
>
>
> I have a client that I completed a 1073 for on a detached condo.  Client now
> says they want it on a 1004 because it is a site condo. Can I do that
> without it being misleading?  I guess I can put all the condo data in an
> addendum.  Any thoughts?
>
> Thanks,
>
>
>
> Mike Lawton
>
> Valley Appraisal
>
> Valley Center, CA
>
> mike@...
>
> www.vcappraisal.com
>

 

At the age of 80, my mother is writing a book of poetry.  She sent this along in celebration of Thanksgiving.  (for those who can view the image at the bottom, it’s one of her paintings dating back to 1988.)

____________

 

 

Hi everyone, this is a Breakfast Exercise in Gratitude              November 18, 2009

 

I’m grateful for

Water, friends, smiles

Color, body, snow, ice

And telescopes

And all the other scopes out scoping about.

 

I’m grateful for

The Internet, healers, and pianos

And for the people who play them.

 

Radio, paperbacks and sunlight

What is light anyway?

 

I don’t want to forget animals, puddles, and paint.

What an amazing invention paint is.

 

I like words, imagination and fire.

What is fire? Where and how does it occur naturally?

Does it have to have something to burn?

 

I’m grateful for my home, my family, this coming feast,

My parents, my teachers, endless ideas,

The sciences, the arts and you my dears.

 

 

Charles Baker, SRA