July 24, 2017 – The Federal Agencies published the following on July 19th:
The FDIC, the Board of Governors of the Federal Reserve System, and the Office of the Comptroller of the Currency (the Agencies) are jointly issuing a notice of proposed rulemaking titled Real Estate Appraisals (Appraisal NPR) that will be published in the Federal Register for a 60-day comment period. The Appraisal NPR proposes to increase the current appraisal threshold for commercial real estate (CRE) transactions from $250,000 to $400,000. The Appraisal NPR addresses comments received during the Economic Growth and Regulatory Paperwork Reduction Act (EGRPRA) review process, which requires that, not less than once every ten years, the Agencies, along with the Federal Financial Institutions Examination Council, conduct a review of the Agencies’ regulations to identify outdated or otherwise unnecessary or burdensome regulatory requirements.
You can get their full 60-page report at:
The one thing I found amusing was their statement that it takes about 40 minutes to review an appraisal. Who did they survey?
I have reviewed over 4,000 commercial appraisal reports for the past 25 years. I consider myself extremely fast. Plus, many times I am reviewing reports of the same appraisers I have seen 10 or 20 or 50 times before. That helps to speed up reviews as we know where everything is in a report.
In all of the time studies I have been part of or heard about for the past 25 years, the average time to perform a Compliance Checklist is 2 hours and to perform a Technical Review is 4-8 hours.
But, that is not an important issue. The only suggestion being made is to increase the $250,000 threshold for all commercial loans up to $400,000. The business loan exemption will stay at $1,000,000 and the residential (1-4 units) loan exemption will stay at $250,000.
These are minor changes and quite surprising to me. Based on inflation alone (which they present in their report), I would increase the $250,000 to $500,000 and the $1,000,000 to $2,000,000. Based on the stats they present, this would keep appraisal volume at 1994 levels (appraisal volume has increased steadily over the past 23 years).
If I really had my way, I would eliminate appraisals for all business loans and residential loans. Appraisers know that the value when a new loan is made is meaningless. These type of loans are based on credit not real estate. The banks only need to know the real estate value years in the future when a foreclosure might occur.
Which, of course, always brings us back to my call for America to adopt Mortgage Lending Value/Long-Term Sustainable Value…..but, I digress.
Remember, you have the opportunity to send in your opinion to the Agencies. This is probably the first time in 23 years that your opinion has been asked for in regard to FIRREA. And, it will be the last time for another 10 years. Speak up…this is the time to do such.