Interagency Appraisal and Evaluation Guidelines

1 Interagency Appraisal and Evaluation Guidelines December 10, 2010. Understanding the New Interagency Guidelines 2011 FNC, Inc. Conference Web Page Today's PowerPoint Audio Questions 2. Questions Chat box submission 3. Program Overview Overview of the Interagency Guidelines Comparison between Interim Final Regulations and the Interagency Guidelines Specifics and Applications Questions 4. Neil Olson Chief Legal Officer, FNC, Inc. Quick Facts on Interagency Guidelines Interagency Appraisal and Evaluation Guidelines Published in the Federal Register on December 10, 2010, 75 FR 77450. Effective on publication Rescinds 1994 Interagency Appraisal and Evaluation Guidelines 2003 Interagency Statement on Independent Appraisal and Evaluation Functions Interagency Statement on the 2006 Revisions to USPAP. Still Effective 2005 Interagency FAQs on Residential Tract Development 2005 Frequently Asked Questions on the Appraisal Regulations and the Interagency Statement on Independent Appraisal and Evaluation Functions 6.

2 Quick Facts on Interagency Guidelines Interagency Guidelines are issued jointly by Office of the Comptroller of the Currency, Treasury (OCC);. Board of Governors of the Federal Reserve System (FRB);. Federal Deposit Insurance Corporation (FDIC);. Office of Thrift Supervision, Treasury (OTS); and National Credit Union Administration (NCUA). And apply to all institutions that they regulate 7. Interagency Guidelines v. Interim Final Regulations How are the Interagency Guidelines different from the Interim Final Regulations? Interim Final Regulations, issued by the Federal Reserve Board on Oct. 18, 2010 arise from the Appraisal Independence requirements in Title XIV, Subtitle F of the Dodd-Frank Wall Street Reform and Consumer Protection Act (Dodd-Frank). Interim Final Regulations apply to Consumer Credit Transactions, that is, consumer credit transaction secured by the principal dwelling of the consumer, not all real estate-related transactions 8.

3 Interagency Guidelines v. Interim Final Regulations Interagency Guidelines arise from the Appraisal regulations written under Title XI of the Financial Institutions Recovery, Reform, and Enforcement Act of 1989 (FIRREA). Title XI, the Appraisal regulations and the Interagency Guidelines apply to all federally related transactions . which is much broader than consumer credit transactions ( consumer credit transaction secured by the principal dwelling of the consumer ). 9. What is a Federally Related Transaction? (4) Federally related transaction. The term "federally related transaction" means any real estate-related financial transaction which . (A) a federal financial institutions regulatory agency or the Resolution Trust Corporation engages in, contracts for, or regulates; and (B) requires the services of an appraiser. (5) Real estate-related financial transaction. The term "real estate-related financial transaction" means any transaction involving.

4 (A) the sale, lease, purchase, investment in or exchange of real property, including interests in property, or the financing thereof;. (B) the refinancing of real property or interests in real property; and (C) the use of real property or interests in property as security for a loan or investment, including mortgage-backed securities. 10. Interagency Guidelines Apply Broadly Interagency Guidelines therefore apply to substantially all of the real estate-related transactions (financing, leasing, purchasing). which a regulated institution engages in, for example: Single-family and multi-family residential Commercial and industrial Capital markets, including asset securitization and whole loan sales (and purchases). Interagency Guidelines and Interim Final Regulations do intersect especially on issues related to Appraisal independence. 11. Principles in the Interagency Guidelines There are three overriding principles that we saw emerge in the Interagency Guidelines First, an institution needs to establish consistent, reliable processes by which its policies are established, applied, adhered to, monitored, reviewed and adapted For example: An institution's board of directors or its designated committee is responsible for adopting and reviewing policies and procedures that establish an effective real estate Appraisal and Evaluation program.

5 The Guidelines provide guidance on the Agencies' supervisory expectations regarding an institution's process for selecting, using, validating, and monitoring a valuation method or tool. An institution's Appraisal and Evaluation policiy should establish internal controls to promote an effective Appraisal and Evaluation program. 12. Principles in the Interagency Guidelines Second, back to the fundamentals: Safety and Soundness comes first. Sometimes the cheapest and fastest option is not the appropriate option. An institution should not allow lower cost or the speed of delivery time to inappropriately influence its Appraisal ordering procedures or the appraiser's determination of the scope of work for an Appraisal supporting a federally related transaction. As loan repayment becomes more dependent on the sale of collateral, an institution's policies should address the need to obtain an Appraisal or Evaluation for safety and soundness reasons even though one is not otherwise required by the Agencies'.

6 Appraisal regulations. 13. Principles in the Interagency Guidelines Third, back to the fundamentals, part 2. The fundamental principles of Appraisal have not changed. Appraisals still need to: Conform to generally accepted Appraisal standards as evidenced by the USPAP unless principles of safe and sound banking require compliance with stricter standards Be written and contain sufficient information and analysis to support the institution's decision to engage in the transaction The Appraisal also should include a discussion on market conditions, including relevant information on property value trends, demand and supply factors, and exposure time Analyze and report appropriate deductions and discounts for proposed construction or renovation, partially leased buildings, non-market lease terms, and tract developments with unsold units 14. And, now for the Interagency Guidelines The new Interagency Guidelines at 70 pages provide much more detail and guidance than the nine-page 1994 Interagency Guidelines they replace There are 18 sections and four appendixes We will focus on the key elements (and quote sections as much as possible), but will not cover everything To make sure we do not get lost, we will alert you to the section by number This presentation is not a substitute for reading and reviewing the Interagency Guidelines yourself in order to implement them in your institution 15.

7 V. Independence of the Appraisal and Evaluation Program For both Appraisal and Evaluation functions, an institution should maintain standards of independence as part of an effective collateral valuation program for all of its real estate lending activity.. The collateral valuation program is an integral component of the credit underwriting process and, therefore, should be isolated from influence by the institution's loan production staff.. 16. V. Independence of the Appraisal and Evaluation Program An institution should establish reporting lines independent of loan production . for staff who administer the institution's collateral valuation program, including the ordering, reviewing, and acceptance of appraisals and evaluations.. Small/rural institution or branch exception Appraisers must be: Independent of the loan production and collection processes and Have no direct, indirect or prospective interest, financial or otherwise, in the property or transaction.

8 These standards of independence also should apply to persons who perform evaluations.. 17. V. Independence of the Appraisal and Evaluation Program Communications (between institution and appraiser or evaluator). Exchange of appropriate information about the assignment (real exchange, including need to establish process for responding to appraiser questions). Avoid communications that might compromise Appraisal independence Similar to HVCC and Interim Final Regulations standards but you should review for differences Interagency Guidelines an institution should not directly or indirectly coerce, influence, or otherwise encourage an appraiser or a person who performs an Evaluation to misstate or misrepresent the value of the property . Interim Final Regulations. Comment 42(c)(1) 2 clarifies that a covered person does not violate (c)(1) if the person does not engage in an act or practice set forth in (c)(1) for the purpose of causing the value assigned to the consumer's principal dwelling to be based on a factor other than the independent judgment of a person that prepares valuations 18.

9 V. Independence of the Appraisal and Evaluation Program Avoid communications that might compromise Appraisal independence Avoid influencing value through prohibited means But may request clarification, correct factual errors etc. Provide copy of sales contract Second Appraisal permitted but not if value shopping Reporting an appraiser to a state regulatory agency is not coercion (although be careful of false allegations). 19. VI. Selection of Appraiser or Persons Who Perform Valuations An institution or its agent must directly select and engage the appraiser.. Same for persons performing an Evaluation Borrower cannot order or recommend (but can alert you to the existence of a current Appraisal ). (And remember, under Fannie Mae/Freddie Mac HVCC and post- HVCC rules, a mortgage broker or real estate agent still cannot be the agent who selects or engages. FHA has similar prohibitions, see ). The selection and engagement needs to be independent of loan production See definition in Appendix D.

10 All personnel responsible for generating or approving loans, as well as their subordinates and supervisors. Anyone compensated based on loan volume. 20. VI. Selection of Appraiser or Persons Who Perform Valuations Person selected for the assignment needs to be competent Requisite education, expertise and experience relevant to the type of property appraised Geographic competence Capable to rendering an unbiased opinion Independent and has no direct or indirect interest in the property (conflict of interest). Appropriately licensed Work has been periodically reviewed by the institution 21. VI (A) Approved Appraiser List Approved appraiser list returns to the lexicon Same rules apply Appropriate process for development and administration of the list And review to see that you are complying with your own processes . and the list promotes Appraisal independence Process for adding appraisers and periodic monitoring of their performance (should they stay on the list).