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AMCs v. Direct Contact – It’s A Dead Heat

The Appraisal Institute reports on a finding by Global DMS that the number of lenders directly ordering appraisals is roughly the same as the number of lenders using AMCs. According to the report, AMCs may be suffering from client dissatisfaction, particularly when the result is increased fees to consumers and decreasing fees to appraisers.

Global DMS stated that large lenders have been using AMCs but smaller lenders might find it more economically beneficial to order appraisals in-house.

Said the article “One big reason for the boom in AMC business is due to a lack of lender understanding about the new rules covered in the HVCC. A common lender misconception is that all appraisal orders must be outsourced in order to be in compliance with the Code. This, however, is not true.

For more information on the HVCC visit www.realtor.org/hvcc.

Comments
  1. Craig Morley

    Appraiser perspective on AMC is that it takes longer to get the appraisals completed and costs the consumer more by using Appraisal Management Companies.
    An AMC has no incentive to obtain a reliable appraisal, but rather to get the appraisal completed for the lowest possible fee. Communication with the AMC to obtain critical information to complete a reliable appraisal result is difficult and slow. The result is the AMC wants quick turn times, but can not provide essential information to the appraiser and typically takes days for the AMC to provide information requested by the appraiser. The AMC restricts contract to the parties who typically know information essential to produce a reliable appraisal result. Mortgage Brokers are now regulated and prohibited from influencing the appraiser. The appraiser is prohibited from being influenced. We just need to enforce the existing rules rather than to create another organization that has NO regulatory oversight by the feds or the states.
    You are more likely to get a quality appraisal when the lender has a financial interest in the loan and wants to select an appraiser who is qualified an provides reliable appraisals. AMCs are not so motivated and will use virtually anyone.
    Lets just see that banks, mortgage brokers and appraisers follow the existing rules and overhaul the hvcc to that appraisers can be selected on the basis on quality and competency rather than lowest price by the least competent appraiser.
    Craig

  2. It will come as no surprise to anyone familiar with the mortgage industry, and the appraisal industry specifically, that there is a groundswell of dissatisfaction being reported from most sectors regarding HVCC and the resultant rise of Appraisal Management Companies (AMCs) as primary vendors for appraisal services nationwide.
    Over the last fifteen years, my small appraisal company has weathered all manner of market implosions, explosions, bubble bursts, inflation, stagnation and assorted calamities that were national, state and/or local in nature. Appraisers were arguably somewhat culpable in a few of those downturns. The most recent market collapse, however, was caused almost entirely by forces independent of the appraisal industry. As banks, rating companies, Wall Street operatives, etc., pillaged for profit on a scale never before seen in the history of our nation, the outdated and largely irrelevant arguments proffered by the AMCs became very attractive to those governmental and private entities that had been tasked with the maintenance of the mortgage industry specifically and our economy in general. This was a task at which they failed miserably by almost all standards.
    In years past the AMCs had a pretty good argument for their business model with respect to the issue of appraiser independence, which is the primary rationale for the HVCC/AMC solution. However, in recent years the appraisal industry has been effectively cleaned up through increased (but still insufficient) oversight and regulation, along with higher standards for education. Ironically, it is only now that the AMC business model has gained traction.
    And so here we are. Regardless of the intent of HVCC, the resultant severing of the relationship between Appraisers and Mortgage Lending professionals solves a problem that, for all intents and purposes, is irrelevant to the current market downturn. Even worse, there is mounting evidence that this new system is dramatically decreasing the reliability of appraisals. According to reports I’ve received from various sources, well-trained and honest appraisers are leaving the business in droves while being replaced with under-trained, ill-equipped, and hard-pressed trainees who necessarily ignore USPAP in the face of ruinously low appraisal fees as well as demands for 24 to 48 hour turnarounds by AMCs. It should be noted that even as turn-times decrease with respect to appraisal delivery to the AMCs, the turn-time for appraisal delivery to the lender is often being stretched beyond the breaking point, especially in cases where the lender’s processors and/or underwriters require additional comps, more narrative, etc. Fees charged to the lenders by many AMCs are creeping up while fees paid to appraisers creep downward.
    In my opinion, reliable USPAP conforming appraisals cannot be produced in accordance with “Appropriate Appraisal Practice” under the new business model. So why are Mortgage Lenders putting up with increasingly poor quality, slower (effective) turn-times, and aggravatingly ineffective communication between AMC processors and lender personnel? Why, even as rumors that some AMCs are actively seeking to offshore their data entry and tech support, are lenders eagerly conforming to the new system? There are several reasons. The most pertinent appears to be a perception that AMCs offer Mortgage Lenders, especially those losing sleep at night as they ponder the contents of their filing cabinets, a certain amount of protection from regulators. With images of a revamped RTC dancing in their heads, lenders hope that AMCs will act as a firewall between themselves and regulators. Maybe their embrace of the new system will even protect them from prosecution for past transgressions. There is now speculation of class-action lawsuits in the future, suits initiated by roving gangs of private homeowners armed with irrefutable evidence that their mortgages were based in part on ridiculously deficient appraisals produced in vast cube farms by appraisers who were just following orders. Can an unregulated AMC function as a firewall in this respect? I think not. Irony abounds as these new parameters practically guarantee that appraisals will increasingly be treated as if they play no role at all in protecting the very system that HVCC so awkwardly attempts to defend.
    I am aware that I have over-simplified the issue. Time and space restrictions require it. To some degree my experiences in this area must be viewed as anecdotal. But this is not rocket science. As is so often true, it is the ground-level view that offers the best vantage point. Many proponents of HVCC/AMC, secure on their mountaintop observatories, are apparently insulated from the tenets of cause and effect. As a result, AMCs appear to have successfully created a brand-new dogma based on outdated ideas.
    What is my solution? Simple. Scrap HVCC. Scrap the concept of (effective) mandatory use of AMCs. Fully fund the investigative/regulatory departments at all State Licensing and Certification Boards so they can get down to the business of purging “bad” appraisers. After all, that is what HVCC and AMCs are all about, are they not? If there are no bad appraisers, then there is no need to worry about appraisers succumbing to lender pressure to skew appraisal results.
    Difficult you say, not at all. Bad appraisers are astonishingly (laughably) easy to spot. Unfortunately, the vast majority are left in relative peace because State Licensing/Certification Boards are woefully under-funded, under-staffed, and not equipped with an effective mandate to strip Certifications wherever impropriety is found.
    Expensive you say, not at all. As we have all learned once again, gains in tax revenue, increases in private industry profit, industrial infrastructure expansion, and increases in overall living standards that are based on unsound principles will eventually crumble, dry up and blow away. The costs of structural failure are infinitely higher than the cost of reasonable enforcement of regulations.
    Have I contradicted myself? My contention is that appraisers are incorrectly being targeted as a primary cause of the current market meltdown and yet I propose a crackdown on appraisers. The point is this, over the years, had our various State Appraiser Certification Boards been able to do their jobs with respect to regulation, the concept of appraiser independence would not have surfaced as a rationale for HVCC and AMCs would not have been able to use that foothold to gain a level of market share that flies in the face of free market principles. In this respect, the damage done by relatively few “bad” appraisers was amplified far beyond reason.
    Long before HVCC, appraisal management companies (AMCs) were a part of the appraisal landscape. So why, after so many years, are we talking about whether AMCs are beneficial or detrimental to the system? If AMCs didn’t have something beneficial to offer, why would they have survived as long as they have? Some say that HVCC had the effect of changing AMCs from free market entities into parasitic quasi-government-sanctioned unregulated monopolies. While I think that goes a bit too far, I do believe that before the debate about where AMCs stand with regard to the free market, AMCs must be returned to the free market. Any further discussion along those lines was made irrelevant when Lenders were compelled by HVCC to flee into the waiting arms of AMCs.
    In my opinion, HVCC promotes an unsound system. I predict that within three to four years, unless this course is reversed, the next bubble to burst will again be mortgage related. Gains made between now and then will once again be forfeited. People will scratch their heads and claim, “Nobody could have seen it coming.”
    Doug

  3. David

    HVCC = Mortgage Crisis II.
    Are appraisers really turning in poor quality work because they are being asked to do twice the work and pay AMCs 1/2 of their income? Surely not.
    I can speak frankly for my company. We’ve been in business for 17 years and did quality work. Never had a complaint or an E & O claim. Now that we are being forced to work for 1/2 price I have given my appraisers permission to cut every corner. I could care less if they do an analysis…just throw something in and get it out the door.
    Is that a problem? You get what you pay for. If you don’t like it…either come and take our appraisal licenses or get rid of HVCC.
    Bottom Line: You get what you pay for.

  4. Anonymous

    Here’s the real problem with HVCC. And you can take this for what it is, my educated opinion, no guessing. When NYAG came up with HVCC they did not fully anticipate how the lowly appraisers would function under the code on a day to day basis. They only saw the big picture. But the day to day reality is this, the HVCC code sent most lenders scrambling to AMCs.
    Since the May 1st inception of HVCC, our 12 year old business has been decimated. We have 6 appraisers on staff and in our heyday we were doing 150-200 appraisals per month with diligence, competency, and quality for full $400 fees. Last month we had 34 appraisal orders on our books, and this month we have 26.
    I am a certified residential appraiser. I am an approved CE and Prelicensing Appraisal Instructor. I am also a REALTOR and have 100% women owned business with my Mom, who has been a REALTOR since 1984; and our business is gone… Was this because we did not do a good job? No, it is because of HVCC. Is it because we have slow turn times? No, our turn times are always within 48 hours of inspection. It is because of HVCC. Is it because we are not competent? No, we have done homes from 40k to 3.5m with quality, care, and diligence. It is because of HVCC.
    Because we refuse to work for AMCs who would require us to work for half of our regular fee and turn appraisals in 24 hours, our business is gone. Our refusal to have AMCs dictate to us the Scope of Work, when by USPAP, that is the role of the appraiser, has put us in a position I have not been in for 12 years.
    This edict puts quality appraisers in the same pool as incompetent appraisers; there is no longer any incentive for producing quality or timely work because the appraisers get the work regardless since they are in a rotation. There is no longer any reward for the decent appraisers, because we cannot be selected at all. There is no punishment for the poor appraisers, because they will get work regardless of the quality of their previous assignment and they cannot be removed now without due process.
    In short HVCC has got to go. The underlying principles of the code are worthy, but the implementation is stagnating an already fragile and troubled economy. There needs to be an immediate moratorium on the HVCC code until a better way to implement the principles is found.

  5. Here’s the real problem with HVCC. And you can take this for what it is, my educated opinion, no guessing. When NYAG came up with HVCC they did not fully anticipate how the lowly appraisers would function under the code on a day to day basis. They only saw the big picture. But the day to day reality is this, the HVCC code sent most lenders scrambling to AMCs.
    Since the May 1st inception of HVCC, our 12 year old business has been decimated. We have 6 appraisers on staff and in our heyday we were doing 150-200 appraisals per month with diligence, competency, and quality for full $400 fees. Last month we had 34 appraisal orders on our books, and this month we have 26 orders.
    I am a certified residential appraiser. I am an approved CE and Prelicensing Appraisal Instructor. I am also a REALTOR and have 100% women owned business with my Mom, who has been a REALTOR since 1984; and our business is gone. Was this because we did not do a good job? No, it is because of HVCC. Is it because we have slow turn times? No, our turn times are always within 48 hours of inspection. It is because of HVCC. Is it because we are not competent? No, we have done homes from 40k to 3.5m with quality, care, and diligence. It is because of HVCC.
    Because we refuse to work for AMCs who would require us to work for half of our regular fee and turn appraisals in 24 hours, our business is gone. Our refusal to have AMCs dictate to us the Scope of Work, when by USPAP, that is the role of the appraiser, has put us in a position I have not been in for 12 years.
    This edict puts quality appraisers in the same pool as incompetent appraisers; there is no longer any incentive for producing quality or timely work because the appraisers get the work regardless since they are in a rotation. There is no longer any reward for the decent appraisers, because we cannot be selected at all. There is no punishment for the poor appraisers, because they will get work regardless of the quality of their previous assignment and they cannot be removed now without due process.
    In short HVCC has got to go. The underlying principles of the code are worthy, but the implementation is stagnating an already fragile and troubled economy. There needs to be an immediate moratorium on the HVCC code until a better way to implement the principles is found.

  6. Reed

    While I am in agreement with all regarding refusing to work for 1/2 fees, etc. etc. I would encourage all to untether themselves from the AMCs and the mortgage origination line of work as much as possible. Qualified appraisers and appraisals are required in other area of businesses. Mortgage origination accounts for roughly 50% of my business; just enough to keep my other two appraisers busy. The other 50% is dedicated to litigation matters, particularly tax appeal since the market decline has sent hoards scrambling to the tax assessor looking to reduce their tax base. The assessor is, obviously, resistant. This creates a great opportunity to be the middle man with both the appraisal order and the opportunity to charge an hourly rate through consultation, deposition and testimony.

  7. Sharon

    How can you expect to get a quality product that requires the producer of that product to have such extensive education,continuing education, E & O Insurance, area maps, supplies, data sources and everything else that goes with being a licensed or certified appraiser by paying basically minimum wage. Appraisers are a very important process of the decision to lend money on a property and should have greater value than an employee at McDonalds.

  8. Tim

    Sharon,
    You answered it yourself. The McDonalds model is the most succesful;l business production model in American history. Think of appraisals as “units”,. how many units per day, per hour, per minute, per employee. The people who are in charge of the valuation industry look to this as a succesfull, fully functioning business model. Unfortunately, they fail to understand the product. A messed up Big Mac order can be resolved with a coupon for a free shake. A mess up appraisal report cost somebody thousands of dollars.
    You want fries with that?

  9. David

    To take Tim’s analogy further…a few million messed up Big Macks can bring down the entire McDonalds. Just as a few million botched appraisals done primarily by cost cutter skippies can bring down the entire housing industry.
    HVCC=Housing Crisis II
    (Bring your own popcorn)

  10. The Appraisinator

    hvccjustice@hotmail.com
    Re: I propose a class action lawsuit to be filed against Fannie Mae and Freddie Mac, the New York AG’s office and perhaps the entire State of New York
    I’ve been in business over 13 yrs as a real estate appraiser. Over the years, I have employed many doing often 200+ appraisals a month with a select group of certified appraisers. With the recession, I was forced to downsize my office and work from home as my volume dropped to 70+/- per month. The overhead was eating me alive. It was unfortunate, but the fact is, the workload wasn’t sufficient for almost a full year prior to my decision. What used to be a bustling professional office complex was now ¾ vacant, as title companies, realty offices, etc left in droves. The writing was on the wall. I either had to make such drastic change or eventually go under.
    Divesting myself of the office expense, I began to thrive once again in November 2008. With a volume of 70+/- reports per month, I had more than enough work for just one appraiser and I began to fee work to appraiser friends that were deserving of some assistance. And than, all hell broke loose.
    The first week of HVCC, I received in only 1 appraisal order. I was alarmed since prior to May 1st, I averaged 15-20 orders a week from a variety of different sources. By the end of May 2009, the total work volume I received was less than 1/4th the monthly volume I was used to handling. In desperation, I signed up with several AMCs and I found that in order to be “competitive” I had to accept a drastically reduced fee. My world was rocked. I turn 40 next year and I’ve spent most of my working career in this industry building a good name for myself locally. Suddenly I was just as employable as the new scrub fresh out of appraisal training school.
    I decided after a couple of months to wake up and to stop selling myself and fellow appraisers so cheaply. During a routine AMC appraisal inspection, the homeowner was angry with me over the fee she was charged by her lender for the appraisal report. She is a senior citizen and a real estate broker so she demanded to know why she was being charged $575 for her appraisal. I was almost speechless when I realized the amount of money this title company owned AMC, with the initials S.L., was actually charging for the appraisal. The homeowner softened considerably when she finally believed me that I was only getting paid $200. What it took to convince her was when I threw cares to the wind and showed her the fee I was to be paid which posted on the order form.
    I’m not proud that I sold my services so cheaply. I have decided to stop accepting the scraps and try to re-invent myself in attracting other types of appraisal work, where I might be able to regain some form of control over my business once again.
    I feel angry that I have to do this in the first place. The fact is, I had previously built for myself over a decade of dedicated service a clientele base that most appraisers would die for. My main clients were mortgage brokers that handled “A” paper borrowers of high net worth with excellent fico scores. My clients have never had any loans go bad or have had any cause to doubt my integrity or value conclusions. If presented with a “low” appraisal that would preclude them from making a loan, they would handle their client appropriately and move on to the next transaction, because they were professional brokers and loan officers that didn’t financially survive from one “deal to the next.” Ironically, some of my appraiser buddies that had financially weaker, FHA driven clients were not hit quite as hard as I was since HUD still allows brokers to order their own appraisals—-.
    Another major impact HVCC has had on me is in the management of funds and the increase in cost to do business. Prior to the HVCC, 90% of all my business was paid by credit card before I even left my door. Now, from what the experts are telling me, doing so may alter my value conclusion in some way or another. It stands to reason for me that, considering my work was “pre-paid”, the argument that my value conclusion may be skewed over monetary reasons doesn’t make much sense. I would imagine an appraiser may be more intimidated and susceptible to stray ethically if he was worried he might not get paid if he didn’t make his client “happy” value wise.
    Interrupting the cash flow in any business can lead to a painful death. The impact that my work is not “prepaid” means I get to wait 45 to 60 days to get paid even though AMCs have already been prepaid for the appraisal. To add insult to injury, now I get to track down monies owed to me. If it weren’t for my wife assisting me, I’d have to hire a secretary just to invoice and chase down money that’s owed. Ironically, although I have much less work orders than before, it seems it’s taking much longer to complete an APPRAISAL ASSIGNMENT, GIVEN ALL THE EXTRA HVCC DATA THAT GOES INTO AN ASSIGNMENT. IN THE PAST I COULD WRITE AN APPRAISAL, POST INSPECTION IN AN HOUR OR TWO. NOW THE TIME TO GET ONE WRITTEN, WITH ADDITIONAL AND ULTIMATELY MEANINGLESS EXTRA PAPERWORK, IT TAKES A GOOD 4+HRS TO WRITE UP A REPORT.
    I WOULD LIKE TO KNOW WHO HAS GIVEN THE ATTORNEY GENERAL OF NY SO MUCH POWER TO DESTROY AN ENTIRE INDUSTRY? FURTHERMORE, THE SAME OLD LENDER SHENANIGANS OF FORCING VALUE OPINIONS AND PRESSURING APPRAISERS IS STILL HAPPENING.
    I HAVE ALREADY BEEN COERCED BY A MAJOR TITLE COMPANY OWNED AMC WITH THE INITIALS S.L. SEVERAL TIMES ON MY VALUE CONCLUSIONS. THEY WON’T COME RIGHT OUT AND SAY IT, BUT IT’S OBVIOUS THEY ARE GETTING HEAT FROM THEIR CLIENTS/BORROWERS/ OR BOTH WHEN THEY FEEL MY VALUE OPINION IS “TOO LOW.”
    IN THE PAST IF A BROKER HAD A VALUE CONCERN ON ONE OF MY ASSIGNMENTS I COULD GET ON THE PHONE AND EXPLAIN MYSELF AND THE STEPS TAKEN IN THE APPRAISAL PROCESS IN DETAIL. FACT OF THE MATTER IS, WITH MY CLIENTS I DIDN’T EVEN HAVE TO EXPLAIN MYSELF. AFTER YEARS OF WORKING WITH ME, THEY HAVE GAINED A TRUST IN MY WORD, AND WOULD RARELY EVER ASK ME TO DOUBLE CHECK MY WORK. THANKS TO YOU, MR. CUOMO, NOW I GET TO TAKE A FEW EXTRA HOURS TO DEFEND MY WORK TO A CORPORATE GIANT THAT WONDERS WHY I’M STICKING WITH THE MODEL MATCH SALES IN THE AREA INSTEAD OF GOING OUT OVER A MILE FOR LESS SIMILAR COMPS THAT CAN ONLY PUSH AN ADJUSTED VALUE SKY HIGH. THIS HAS HAPPENED TO ME ON 3 OCCASIONS NOW AND FOR THE RECORD, IT WAS NEVER HANDLED QUICKLY AND quietly. I was made to feel like the bad guy, with one of the appraisals being kicked back to me 4 times because the homeowner thought her condo was so much better than the 15 other sales in her project. On another file, the homeowner was given enough of my information to be able to track me down and make demands that I consider a higher value on a home he was buying. By the end of the call, the borrower was grateful that I didn’t compromise my values and I gave him/lender a solid valuation.
    So here is my dilemma. I love my profession and I am good at it. I am turning 40 next year and I am faced with having to leave my industry if I can’t think of something fast. Problem is, what else shall I do? I have built a family, lifestyle and a home based around my profession and now I stand to loose the stability I have created for my family. I am angry that some clown forced such industry wide changes upon my profession without even the foresight to consider how this may impact the men and women HVCC claims to protect.
    No one has ever attempted to make HVCC a win-win for all parties involved. What a cluster it was the first day, let alone month, that the HVCC was implemented. Most lenders had no clue how an appraisal was to be ordered to remain “compliant”. What’s more, appraisals were supposed to be “portable” from one lender to the next, and, although the code implies that there will be flexibility between lenders, there is nothing that requires banks to use transferred appraisals. Apparently, nobody actually considered the level of greed that the banks, which now own there own AMCs, would actually resort to, as they now charge the consumers much higher appraisal fees than before and actually pay the appraisers much less for their service. The fox has been let into the hen house for certain.
    This dilemma I am faced with is not a function of a bad market or that my industry has gone offshore to be produced more efficiently. This is a result of an extremely bad and perhaps criminal idea on the part of New York’s Attorney General and the corrupt GSE’s.
    I can’t imagine anything like the HVCC happening to any other profession in existence. What would lawyers, doctors, real estate agents or accountants do if somebody said to them, “We see a “problem” and we plan to HELP you. We are going to take your clients from you that you have cultivated through the years and we’re going to divide them up amongst those possibly less skilled than you. However, before we do that, we are going to charge the consumers of your trade more money than they’ve ever paid before and we’re going to skim 40% to 60% off the top and make you wait to be paid. Incidentally, we’re going to tell you how and when you’ll get paid, if ever. This we are going to do because we are here to keep you feeling safe and compliant.”
    As I sit here figuring out how I get to pay my bills next month, I’m stuffing this sickening feeling I’ve got in my gut that the mafia (AMCs) have muscled into a time-honored profession and now appraisers all get to pay “protection money.” AMCs have descended like vultures on a rotting corpse.
    I calculate that I have lost over $15,000 a month in gross business since the HVCC fiasco began with no measurable benefit to the consumer. I know of many other appraisers and now real estate agents that have lost a great deal of money over this garbage that’s been thrust upon us. Furthermore, the public at large is paying more than ever before.
    I’ve written the media, local congressman and the AZ board of Appraisals to voice my concerns. I contacted an attorney (spent over $8,000 in legal fees) just to find that it would cost me well over $100,000 to initiate a law suit against those that forced the HVCC upon us. Unfortunately, I can not financially afford to fight this battle alone.
    Do we not all have legal grounds to fall back on? Who has given these corrupt purveyors of their own agenda the right to take food off my table and yours? I may well stand to lose not just the table, but the home that surrounds it. I know some very good appraisers that have now already lost their homes over this ordeal. As I said before, what other industry would allow this sham in the first place?
    I am not content to hear that there is a bill proposing a “Moratorium” to the HVCC on Capitol Hill which isn’t even a law in the first place. I’d love for a Congressman to call for an investigation as to how this travesty has befallen the entire real estate industry promulgated by the NYAG’s office and the GSE’s seeking a legal get-out-of –jail free card.
    If appraisers were united, and we all decided to stop doing appraisals for a few days or perhaps even a week, the entire industry would come to a screeching halt. Suddenly we appraisers that are typically the most trained, educated, liable and LEAST PAID entity in a real estate transaction, would garner some measure of respect for ourselves as well as for our industry.
    And speaking of respect, every appraiser knows that the average homeowner will be somewhat put out to schedule even a 1 to 2 hour window of time for our much needed services. On the other hand, people will wait all day and into the night for the cable guy to show up at their door.
    I demand that reparations should be paid by those who should be held liable for their actions. I propose a class action lawsuit to be filed against Fannie Mae and Freddie Mac, the New York AG’s office, and perhaps the entire State of New York demanding an immediate cease and desist to the HVCC and that damages be paid for having either intentionally or unintentionally harming an entire industry without having done your due diligence to determine the impact of your actions upon the Nation.
    Mr. Cuomo, you are a lawyer. You know that ignorance is never a good form of self defense. People have been harmed by your carelessness and apparent inability to own up to your bill of goods you have thrust upon us. We are still being harmed and we are ready to fight you tooth and nail so prepare yourself!
    If you are sick of this and you would join me in fighting back the wolves that are at the door than email me and share your experience of the HVCC so far and whether you would offer time or money to take back control of our industry. You may contact me at:
    hvccjustice@hotmail.com
    Sincerely,
    ~The Appraisinator

  11. Appraiser Inactive

    The same thing happened to me that happened to the guy in the previous posting. I spent 17 years building a businses from scratch only to watch it fizzle down to 4 orders per month in cities 150 miles away from my office.
    Screw Cuomo. This SOB will need an asbestos suit when he meets his maker.

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