June 16, 2016
Round Table Update - Issues for Appraisers
May 19, 2016
4-Hour CE Course
Effective back in January of 2013 Laws & Regulations became a requirement for 4-year license renewal - fulfill your requirement now! This class is required for your 4-year license renewal. With our ever changing real estate market it is more than important than ever to be knowledgeable. Now is the time to review the laws and regulations which govern appraisal practice-and learn what is new and changing.
Instructor -John Rusting: is a Certified Residential Real Estate Appraiser, FHA approved appraiser, former mortgage loan officer, commercial real estate lender and property/asset manager, His teaching experience includes being a Real Estate Instructor at the College of Marin, Contra Costa College and for the Acheson/McKissock Appraisal Schools. John is a director of the REAA North Bay Chapter, co-chair of the education committee and makes his home in the island city of Alameda.
(2016-2017) 7-HOUR National USPAP Update Course
Bruce Ford – Bruce brings over 24 years of experience as a major bank Staff Appraiser, AMC Senior reviewer and as an independent Fee Appraiser. Bruce is a California and Nevada Certified Residential Appraiser, in addition to being a Certified instructor for the CA. state Bureau of Real Estate Appraisers. As a Senior Review Appraiser, he personally spoke one-on-one with over 800 appraisers nationwide and has reviewed over 7000 residential reports from Maine to Hawaii during his tenure. Bruce provides a highly skilled level of valuations and consulting, in all types of residential real estate assignments, including probate, bankruptcy, pre-nuptial agreements, property tax appeals and yes, regular mortgage loans inside Sonoma, Marin and Napa counties.
Mark Lindsay – Certified Residential Appraiser, Marin County California My appraisal practice is for residential real estate. Assignments are for lending, litigation, divorce, estate planning, trusts and new construction. My favorite part of appraising is to work with other real estate professionals. I was panelist for Solar Power International 2009 and was an external reviewer for the Lawrence Berkeley Lab report “An analysis of the effects of Photovoltaic energy systems on residential selling prices in California” 2011.
How to Tell the Story of Value in Appraisal Reports
The February class was about being more effective at telling the story of the market in our appraisal reports. It's easy to get stuck in a rut of simply checking boxes. Are we really supporting the trends we say exist? For instance, we say values are "stable" or there is an oversupply of inventory in a market, but how do we really show that is true? Ryan talked through some ways to effectively see and support these trends, and he gave text he uses to do so (feel free to use and adapt as you see fit). Additionally, Ryan discussed some key aspects of value to watch as appraisers, and ways we can communicate these aspects to clients - whether in reports or in person. Ryan showed the way he creates and uses graphs in his reports with a 1004MC program. Ultimately, having more detailed and visual reports helps to support value conclusions, trends, and even adjustments.
Ryan Lundquist: is a Certified Appraiser and focuses on residential appraisals in the Sacramento area. His clients include home owners, real estate agents, governmental agencies, attorneys, and lenders. Ryan runs the Sacramento Appraisal Blog, which is a top-ranking appraisal blog in the United States. Ryan has been seen multiple times on CBS 13, quoted in the Sacramento Business Journal, Sacramento Bee, and various other publications. Ryan is the Chair of the Housing Opportunity Committee with the Sacramento Association of Realtors, and is also a board member of the Real Estate Appraisers Association of Sacramento. Ryan won the Affiliate of the Year award in 2014 from the Sacramento Association of Realtors.
Highest and Best Use Analysis
Highest and Best Use, Step #4 in the 8-Step Appraisal Process, is a necessary element for solving the value problem. For many typical residential assignments, concluding the as-improved H&BU is "as is" does not require a lot of analysis and the current Fannie/Freddie forms provide a simple check-box response for us to complete in our reports. However, H&BU analysis is more than a check box and the USPAP minimum requires more than a check-box response.
The class went through the process of developing a highest and best use analysis for typical and atypical residential assignments. Topics include:
- Legally permissible, physically possible, financially feasible, and maximally productive (exactly what is "maximally productive and how is it measured?"
- As-vacant and as-improved H&U analyses
- Can my as-vacant be different than my as-improved, and if so, what does that really mean?
- As-vacant options: Build now, build something else, don't build now and wait
- Is there excess land present?
- As-improved options: Remodel, renovate, bulldoze, or retain as is
- H&BU tells us who the likely buyer will be and what that buyer will do with the property
- H&BU tells us what are the best sales to use as comparables
- What are the basic elements that need to be included in the report's H&BU summary?
- "Is 'checking the box' sufficient to meet my reporting requirements?" (for results communicated in an Appraisal Report format, the answer is "no"!)
Denis DeSaix: is the Principal and Chief Appraiser at Metrocal Appraisal with over 20 years of appraisal and consulting experience. Mr. DeSaix's areas of expertise include complex appraisals, estate and portfolio valuations, consulting and expert witness services for the general public, attorneys, CPAs and mortgage lenders, review appraisals for banks and mortgage lenders, and forensic review work for attorneys and lenders. Denis is a designated member (SRA) of the Appraisal Institute. Denis DeSaix has been qualified as an expert witness for court testimony and has offered expert testimony for real property tax appeal hearings. He holds a Bachelor of Science Degree in Finance, and is proud to have served as a United States Marine. Denis is also an REAA-EB Chapter Past-President.
No Meeting in December - See you next year!
ROUND TABLE UPDATE – ISSUES FOR APPRAISERS
2-4 Unit Appraisals will be offered for continuing education credit at the next chapter meeting on October 15th. This class will be instructed by REAA-NB members John Rusting and Robert Borgognoni. Learn the ins and outs of appraising 2-4 unit properties; what lenders are looking for on 2-4 unit appraisals; and key points to consider while filling out the FNMA 1025 form. Instruction will also cover rent surveys, comparable selection, processing adjustments, and implementing a comparative unit analysis. This class is a must for appraisers who already complete 2-4 unit appraisals and for those who want to take on income property assignments.
John Rusting is currently the NB Chapter President and has been involved with REAA since 2007, both as a North Bay chapter director and co-chair of the Education Committee. John has a strong background as a former commercial banker and staff/review appraiser for California Bank and Trust. Additionally, John has been an adjunct faculty member in Real Estate at both College of Marin and Contra Costa College for over a decade.
Robert has over 30 years of appraisal experience. In his capacity as a Certified General Appraiser, he has focused primarily on commercial real estate and also prepares review appraisals on all types of real estate. Robert instructs Advanced Real Estate Appraisal II at the College of Marin. He is a former REAA-NB board member and currently serves on the corporate board.
Architecture Styles for Appraisers
In September, the North Bay Chapter of the REAA hosted a lecture by Architect, Mr. James Dixon, on Victorian and Edwardian Residential Architectural Styles & Residential Architectural Styles 1920-Now -Timeline of different styles and construction types -Characteristics of each style -How to identify the different styles -When and why styles changes in Victorian & Edwardian periods -what is genuine and what has been altered or damaged through remodeling and renovation -What an appraiser should know about the differences between housing styles different periods -Complexity and valuation considerations among different styles. Mr. Dixon has spoken to the North Bay group before and members are always treated to an extremely knowledgeable and witty talk on San Francisco architecture and history. Stay tuned for our October class on 2-4 Residential Appraising.
FHA Appraisal Criteria
Round Table - Anatomy of an Appraisal Report
7 Hour 2014-2015 USPAP Update
Residential Sales Contract Analysis & Seller Concessions.
The North Bay Chapter of the REAA was rivited by the presentation of "Land Valuation-Understanding the Development Approach", persented in February by Sonoma County's own Mr. "Tux" Tuxhorn. His knowledge of the land development procedures & considerations kept the attendees with addtional questions well after the allowed time. Mr. Tuxhorn showed the audience his expertise in the incremental steps in the development process, the stagering time frames that are likely for each phase of the development process, and what questions must be asked of local jurisdictions to determine if development of a parcel is legal and if it is feasible? From the additional costs that have been applied due to today's complex environmental regulations to the length of time for each of these processes to come to fruition, surprised even the most seasoned appraisers in the crowd. Mr. Tuxhorn was truly an expert in this field and this chapter encourages all to ask their chapters to have Mr. Tuxhorn come to explain the development process.
January treated our members to education, fanfare, and Lunch. In the announcement/meeting portion of the day we gave a big "Thank You" to our outgoing President, Curt Thor. Curt was the catalyst in pulling together the Sonoma Appraiser’s Group and the Marin Appraiser’s Group into a single entity in 2007. His desire for “Something more” was the drive that led this group to the Sacramento Appraiser’s Group known as the REAA. By Joining forces with Sacramento, the genesis of this state-wide organization was born. From there came the East Bay, Central Valley, and Victor Valley Chapters as well as a traveling school for continuing education. Without Mr. Thor’s involvement and foresight to bring appraisers together into something bigger in the North Bay, this organization would not be what it is today. In the past 8 years, Curt has led the North Bay Chapter as its President and the entire REAA organization as Corporate President, director, and motivator to help become one of the largest Appraisal Organizations in California. We at the North Bay Chapter, and the entire REAA organization owe Curt Thor a debt of gratitude for having the passion of wanting something better for our industry. Curt was honored on January 15, 2015 with a plaque of Recognition, a Lifetime Membership in the REAA, and a gift for his time and efforts. Representatives from the Sacramento and the East Bay Chapters were in attendance. Curt will continue on the Chapter Board for the North Bay in his new term as director. (Photo shown – Lou Kestel – NB Secretary, Alanya Blake – NB Activities Chairperson, Curt Thor – NB Past President, John Rusting – Current NB President)
We also welcomed John Rusting, long time board member who has stepped up to become our new Chapter President at North Bay. John has been involved with REAA since 2007, as a North Bay chapter director and co-chair of the Education Committee. He came from a strong background as a former commercial banker, staff and review appraiser for California Bank and Trust. John also served as an adjunct faculty member at both College of Marin and Contra Costa College, since 2003. John also maintains a residential real estate appraisal practice in the East Bay and makes his home in the island city of Alameda. We welcome John and know that his leadership will guide this organization into the next phase.
Mr. Ken Hunsinger, from Sacramento’s REAA Chapter, taught our monthly class entitled “FHA Update”. With Ms. Corina Rollins making the introduction, Mr. Hunsinger reviewed not just changes to FHA Requirements but also the basics including how to become an FHA Approved Appraiser, what are your responsibilities as an FHA Approved Appraiser, and how to handle FHA Repair and Inspection Requirements. Ken is a Certified General Real Estate Appraiser, A Real Estate Broker, An FHA approved appraiser, an AQB Certified USPAP Instructor approved by the Appraisal Foundation, as well as a Past President of The Real Estate Appraisers Association (REAA). Ken’s jovial nature, light humor, and concise discussion made this class a hit with our members.
Lunch was provided as a free benefit to our membership from the North Bay Chapter – Catering was provided by Tommy’s Salsa! In Novato, CA.
Next month, February 19th, 2015, will be North Bay’s class entitled “Methods of Valuing Land”.
Wrapping up the North Bay Chapter's Year in Style with the November meeting: Our roundtable format class on Emerging Appraisal Issues featured some truly interesting topics: What is Competency?, Rental Market, What is a Hazardous Zone?, and our out-going Secretary James Eastman put on a very informative section on Tenants-In-Common...nice going James! Along with this class, the North Bay Chapter had a bylaw vote and an election for board members. We welcome our new board members Mariateresa Canosa & Lou Kestel and welcome back our re-elected board members, Pete Lenzi, Leslie Luckey, Ron Marcelle, Corina Rollins, and our President Curt Thor. We'd like to congratulate the winner of our drawing for the Samsung Galaxy S Tablet - Robert Shimetz! Lunch was provided by Tommy Salsa! Restaurant from Novato. The REAA North Bay would also like to thank the wonderful staff of the Community Center at Lucchesi Park in Petaluma who always make us feel welcome.
As this was the last class of the year...it's time to renew! Click Here and renew your membership for next year and don't miss the organization's January meeting. Keep checking back for information on next year's schedule.
Any questions regarding our chapter or organization, please email the chapter at email@example.com .
Corina Rollins instructed North Bay's September class entitiled "What is Value and How to Measure it" - As appraisers we are continually measuring value but do we really stop to think about what we mean by value? Do we really stop to ask what kind of value are we considering? This 2 hour class dug deeper into the concept(s) surrounding value and explained the intrinsic and extrinsic factors that affect it. Corina spoke about the famous "DUST" (desirability, utility, scarcity, transferability) as well as what it really means when we say "Market Value". What is value in use? business value? liquidation value? insurable value? - and what is it that we REALLY conclude when we complete an appraisal even if we do call it Market Value. All was revealed. For those that missed this course, sign up for our October course on "Data Acquisition".
North Bay's August class featured John Rusting instructing the course "Federal & State Laws & Regulations". Admittingly, a tough draw of the cards for anyone to teach. John's thorough grasp of the topic and coherent delivery kept the class moving through this mandatory 4 hour course. John's expert knowledge of the laws & regs in our ever changing real estate market made for a comprehensive review of the subject which governs our appraisal practice.
John Rusting is a Certified Residential Real Estate Appraiser, FHA approved appraiser, former mortgage loan officer, commercial real estate lender and property/asset manager, His teaching experience includes being a Real Estate Instructor at the College of Marin, Contra Costa College and for the Acheson/McKissock Appraisal Schools. John is a director of the REAA North Bay Chapter, co-chair of the education committee and makes his home in the island city of Alameda.
The always well received "round table" was the format of this month's class on: "Defining and Understanding Neighborhoods". It was a lively discussion at every table that emcompassed, Urban, Suburban, Rural, and Transistional neighborhoods. What defines a neighborhood? How utilities, roadways, school districts, and even the subject itself can influence neighborhoods were discussed in this well attended class. What makes a boundary? How locational perspective changes within varying urban/suburban areas. If you missed the class...that is unfortunate, but look ahead to our next class in August. "Federal & State Laws & Regulations", a mandatory course for upcoming license renewals.
The North Bay Chapter of the REAA hosted with Appraisal Foundation this month with Mr. John Brennan speaking. Mr. Brennan discussed the fast approaching January 1, 2015 requirements when new educational standards will go into affect for Real Estate Appraisal students. He discussed what they mean, not just for new appraisal candidates but also for those of us training new entrants into our profession? Other news included current projects at the Foundation - the growing body of knowledge from the Best Practices Board - How to be heard by the Foundation, how our opinions DO count - and a Matrix developed by the Foundation to assist States in understanding the kinds of disciplinary problems they will encounter and how to handle them. This was a "Don't Miss" course!
Russell Berkowitz, Structural Engineer and Senior Associate at Forell/ Elsesser Engineers was the April speaker at this month’s REAA-North Bay Chapter meetings. Mr. Berkowitz had members intrigued by his knowledge, visual graphics and descriptions of seismic engineering and the past severe earthquakes that he had studied. His real life knowledge and experiences with the aftermath of the Loma-Prieta, Northridge, and ChristChurch quakes in New Zealand riveted the class and elicited a multitude of questions.
Members were educated on the types of earthquakes we are vulnerable to in the Bay Area. The definition of "magnitude", explaining that a higher magnitude does not always equate to higher damage. Factors of proximities to faults and how soil types can affect the damage outcome of a quake were also discussed. Speaking to a group of mostly residential appraisers, Mr. Berkowitz illustrated the past and current improvements of residential architecture to withstand quakes and diminish loss of life. He further explained the base structural requirements of the California building code and the state requirements that will be implemented in the coming years. His visual presentations included why structures fail and the current implementations of corrective measures, how these corrective measures translate to the improved stability of a structure during an earthquake and additional graphics explaining the different phases of a quake and how these phases can allow for early warning systems to be developed.
For any other REAA Chapters, Mr. Berkowitz is a highly recommended speaker with extensive knowledge of this topic and a presentation that will keep members engaged.
A big meeting for the REAA-North Bay in the month of March, we held our 2014-2015 7 Hour National USPAP Update Course instructed by Corina D. Rollins. Corina always adds interaction and Q&As to make a day of USPAP more enjoyable and well worth the time. This class covered the Changes to the USPAP which include clarifications of Definitions, Revisions to the Preamble, Clarification of Certifications in our Reports, Clarification of elements in the Competency Rule, BIG Revisions to the Reporting Options in Standards Rules 2, 8, and 10, and the retirement of Standard Rules 4 & 5. With these changes, the attendees were also informed of the modifications and revisions needed to bring both the USPAP (including the Statements) and the Advisory Opinions, into conformity with the changes that have been made. Attendees were also treated to breakfast snacks and coffee as well as a buffet lunch catered by Sonoma Catering which included Roast Beef, Ham, and Turkey sandwiches on fresh gourmet rolls, fresh greens and pasta salad, dessert and drinks as part of the class fee.
Instructor Corina D. Rollins has been a practicing real estate appraiser since 1978. She is also a licensed real estate broker and a certified Instructor of the Uniform Standards of Professional Appraisal Practice. She has a lifetime teaching credential in real estate and has taught at the Junior College level for over 28 years. She is also a sitting member of Assessment Appeals Board #1 in Marin County. We, at the REAA would like to thank Ms. Rollins for taking the time to instruct this class to our members.
For the month of February, REAA North Bay proudly presented "2014 Current Enforcement/Fraud Issues" with REAA Member and BREA Representative John Hassler along with BREA Chief of Enforcement Elizabeth Seaters.
Elizabeth Seaters is the Chief of Enforcement for the California Office of Real Estate Appraisers. Ms. Seaters has been with the department for over thirteen years, hired originally as a Property Appraiser Investigator. She has represented the California Bureau of Real Estate Appraisers as a presenter and speaker at numerous appraisal seminars, sharing her knowledge and passion for improving the industry.
Ms. Seaters is also a Certified Residential Appraiser, with over twenty years experience in the real estate appraisal profession. She has worked both as a staff and fee appraiser, as well as manager of the appraisal review department for a major lender. Elizabeth holds an A.A. with honors in Business Administration from the Cosumnes River College, California.
Mr. Hassler began appraising in 1984 under the tutelage of his father W. Dennis Hassler, SRA with a focus on Marin and Sonoma Counties. John mostly appraised 1-4 residential properties and smaller commercial properties (warehouse/office/retail/mixed use). Licensed in 1992 at the certified residential level in CA, John obtained a CA agents license in 1991 (upgraded to broker in 1995). Mr. Hassler then opened a shop of his own in 1993 with 90% emphasis on appraisal and 10% sales. 1996, Mr. Hassler became president of the Marin County Appraisers Association (subsequently folded into REAA). He served as a committee member for the local 7,000+ member MLS (BAREIS) from 1999 to 2010, and was elected to their board of directors in 2011 (currently serving a second two-year term).
Mr. Hassler is now employed as an appraiser investigator with the BREA since December 2010 and promoted to Supervising Property Appraiser Investigator in 2013.
Along with fresh bagels and coffee, the North Bay Chapter of the REAA presented as their January 2014 Class, "TECHNOLOGY IN APPRAISING". Taught by Mr. Marv Downey, this class was designed for the appraiser's small business technical operations. Topics included: choosing the best hardware, software programs, data sources, and services; the rapid advances in technology in the "post-PC" world; and how to integrate systems for the most efficient and cost effective solutions. For those thinking of upgrading: Return on investment was analyzed for various systems, components and options in terms of price, features, performance as well as how to plan a realistic transition was discuss. Also, various anit-virus and malware packages, manage backups and data transfer, and creating and managing a regular maintenance plan were also discussed
Mr. Marv Downey has been working with appraisers and their technology since 1980 and is experienced with full range of offices - mixed commercial/residential, large office residential-only, small office residential-only, and sole practitioners. He was a featured speaker at the Appraisal Institute's Fall Conference in San Francisco. He is the founder and owner of Market Value Systems, a technology consulting and Services Company specializing in PC and network solutions for small professional service firms and home businesses in the greater San Francisco Bay Area.
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The North Bay Chapter of REAA presented "Residential Case Studies" for a 3 hour continuing education course on November 21, 2013 at the Lucchesi Center in Petaluma. Four unique case studies were presented for review and analysis to illustrate the complexity of appraisal assignment types.
Unusual and Weird Property Aspects
Accurately describing features and attributes are key to the analysis. According to Pete Lenzi, who presented the session " one of the keys to reliable and credible valuations is the careful inspection of the subject and the comparables with emphasis on careful ". Important in the analysis is the differentiation of typical vs atypical, amenities, external influences and detrimental conditions. Final advice, keep in mind USPAP standards as well as client guidelines to support well documented appraisal.
Super Luxury Property
Curt Thor presented this session based on his years of experience with multimillion dollar property. He noted one of the more important aspects in a super luxury sale is to clearly understand which elements of non-realty that might be included in a sale. Since many homes of this caliber frequently have extensive and unique furnishings, art or even special rights such as landing rights for a helicopter.
The assignment we all dread was presented by John Rusting. One of the first considerations for the assignment was to discuss competency prior to accepting a complex assignment with potential stigma. "Details of an ongoing trial covered by national media can add extraordinary conditions to an assignment" John said "but ultimately solid appraisal methodology to measure stigma needs to be followed". John cited one of the more well-known works by Randall Bell as an indispensable resource for the life cycle of detrimental conditions and impact of stigma.
This session was a case study of a death and damage to a house caused by a landslide after a very heavy rain. Understanding the assignment conditions, the type of loss and the client needs were underscored again by the presenters Corina Rollins and Steve Palubinskas. Hypothetical undamaged value was the assignment in this scenario where there were several factors to consider. Test of loss was one of the concepts presented along with suggestions for approaches to determine value before and after loss.
The North Bay class closed with a recap of the four case studies and a question and answer period. Nominations and voting for the North Bay Chapter board members concluded over a delicious meal provided to all members in attendance by Tommy Salsa of Novato.
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