Imagine you’re sitting in your living room. You’re looking out of your window, sipping your coffee as you contemplate the tasks you have scheduled for the day. You then notice a vehicle pull up slowly and stop in front of your house. You see the window roll down and the driver points some sort of black object toward your house. Your instinct may be to duck and seek cover or call the police, but before you can even react, the vehicle drives off.
I understand that this would rattle anyone. But, before you go outside to try to confront the driver or take down the license plate, think of this first: Did you recently purchase your house? If so, you may have just been subjected to a friendly neighborhood creeper – also known as – an appraiser taking a comp photo. A recently sold house may have a number of appraisers drive by and take a photo of it for about a year, but it could be even longer if your house has unique features or other, more recent comparables are hard to find.
I get it though. The whole thing looks awfully suspicious. And with the potential for burglary ever present, the concern for safety should be top priority. However, we also live in a world where misunderstandings can have deadly consequences. I’ve heard horror stories of appraisers being yelled at, cursed out, chased, blocked in, or even having guns drawn on them for doing what most lenders require.
Danger Will Robinson!
While there is an element of danger for any appraiser out there, as an African American appraiser, I try to be hyper vigilant of my surroundings when taking comp photos. Knowing what I know about the general assumptions people have about those who look like they’re up to no good (especially in adrenaline pumping, reflex situations) my complexion certainly doesn’t help with sounding the danger alarm. So, what do I do to try to mitigate the fact that what it looks like I’m doing (casing the joint) and what I’m actually doing (taking comp photos) doesn’t lead to a potentially life threatening altercation?
Use Car Signage
I recommend all appraisers put signage on their vehicles when they are taking comp photos. It is something I’ve done even before I got my license, when I was an appraiser trainee. I will also drive around with my hazard lights on, so other vehicles do not stay behind me in case I have to make an abrupt stop.
Talk To People
Sometimes I will pull up to a house and somehow, I’ve timed it to where the owner is just leaving or just arriving. (I don’t know how this happens, but it occurs somewhat frequently!). In this instance, I will announce that I am an appraiser and am using their home as a comparable, and that I will be taking a photo of their house from the street. Only once did I have someone approach me to request more clarification, to whom I gave my business card and educated them about what appraisers do. But, other times, people have just said “ok” and I was able to take the photo and proceed to the next home. I think it is very unwise, and potentially dangerous, for appraisers to snap a photo when someone is outside the home and then speed off.
Absolutely No children Rule
Other times, I’ve arrived to a home where children are playing in the front yard. In this instance I DO NOT take a photo. Instead, I drive to the nearest street signage and take a picture of that. I then include an MLS photo of the property in my report along with the original photo of the street sign with a description in my report stating that children were present in front of the home, so I was unable to obtain an original photo of the home. Sometimes there isn’t an adult immediately present with the children in the yard, so I cannot try to explain what I am doing. And even if there is an adult present, trying to explain that I need to take photo of their house can still be wrought with suspicion when children are present. So, I avoid it all together.
Do Not Trespass
I have heard appraisers try to justify going onto a private street, private driveway or parking lot, or gated community to get a comparable photo. But my take is, if you are caught and the HOA decides to prosecute, saying “I’m an appraiser” will not let you off for trespassing charges. In instances where I see a sign that says “Private Street No Trespassing” or come up to a gated community. I will take a picture of the sign or gate, and then include an MLS photo.
Are Comp Photos Necessary?
In the end, I know that nothing can 100% guarantee the safety of appraisers when taking comp photos. There will always be the risk of adverse confrontation. I have heard competing arguments as to why original comparable photos should or should not be mandated. The Uniform Standards of Professional Appraisal Practice (USPAP), to which all appraisers are ethically bound, does not require original comp photos to produce a credible report. Fannie Mae/Freddie Mac, the FHA and VA all require the appraiser to visually inspect the exterior of comparables and provide photographs of these homes. But the language does not explicitly say “original” comparable photo. That requirement/clarification is often at the discretion of the lender.
What do you think? Should comp photos be required? Have you experienced someone taking a photo of your house? What were your first thoughts?