TruView™ – Homeowner Collected Property Information
Homeowner Collected Property Information Tool That's Easy to Use
Keeping appraisers safe in uncertain times. TruView™ was developed specifically to address the needs of appraisers who cannot access the interior of a property. Maintain the proper social distancing protocols during the COVID-19 crisis while still collecting property information and verifiable photos.
TruView™ was developed for ALL appraisers to use regardless of what appraisal software they use. The report is delivered in PDF format allowing it to be imported into any of the software provider's applications. Additional features to TruView™are in development that will allow data and photos to be directly imported using the GSE 2.6 MISMO XML standard. Additionally, the report PDF is great for storing in the appraiser's work file.
Verify that the email is correct and that they have checked their spam folder. You can provide them the link to this page https://support.bradfordsoftware.com/homeowner-email-request.html by email or text if they prefer. You will need to provide them with the Order Number and the Last Name used in the TruView™ Request that you completed. This can be found in the "TruView™ Request Orders" tab in the Property Information Manager when you login to AppraisalWorld.
TruView™ is a web based service. If the homeowner has an Android phone, no app is downloaded. If they have an Apple iPhone or iPad, a small app named Vacam is downloaded to facilitate in the authentication of the photos on the iPhone.
TruView™ is new technology that has not been vetted by all the lenders, so some lenders may not accept or trust the information gathered by TruView™. You should always get approval from the lender before using technology like TruView™. We are working to ensure that the information collected by TruView™ is authenticated to be of the subject property, that it remains private between the homeowner and appraiser and is complete enough so that the appraiser can perform a competent virtual inspection using the information.
Request the lender to allow you to provide an alternative to the traditional appraiser by using the new COVID-19 desktop or drive-by alternatives. Tell the lender you would like to use a service (TruView™) that allows the homeowner to provide you with the interior photos you need to produce a credible appraisal. Lenders have been instructed by GSEs on the use of the alternative COVID-19 options and should allow this practice.
You should communicate the timeframe that you would like to complete the data collection with the homeowner, but let them know that they have 1 hour to complete the process once they begin. This is necessary as it helps to validate that the photos were taken at the same time. Once they tap on "Finish" at the end of the process, it can take a few minutes for the report to be generated and for you to receive an email confirming the completion and your report to be available to you. At peak times the full return cycle can take 10-15 minutes.
What is the pricing of TruView™?
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Yes, you can! USPAP Standards Rule 1-2 (e), says that an appraiser must "identify, from sources the appraiser reasonably believes to be
reliable, the characteristics of the property that are relevant to the type and definition of value and intended use of the appraisal…
including its physical characteristics"
Many virtual inspection apps allow the homeowner to use photos from their camera roll or other location. TruView™ geocodes each photo as it's taken and provides a date/time stamp for each photo. The TruView™ report includes a map with pins showing exactly where each photo was taken, and provides the latitude/longitude of each photo. This gives appraisers confidence that the photos are from a source that the appraiser can reasonably believe to be reliable, keeping them in compliance with USPAP.
No, the homeowner is not providing any appraisal assistance, they are simply gathering data and taking photos. USPAP does not define "significant real property appraisal assistance". However, Advisory Opinion 31 states that "assistance is related to the appraisal process and requires appraisal competency." There is no expectation of appraisal competency on the part of the homeowner. Advisory Opinion 31 illustrates tasks that do NOT constitute significant appraisal assistance and specifically mentions taking photographs of the subject property as an example of duties that are not considered significant appraisal assistance.
The Appraisal Standards Board issued a USPAP Q&A on March 23, 2020 which states, in part, "that it is up to the appraiser to determine that adequate information is available to produce credible results." An appraiser can choose not to rely on information supplied by anyone – a homeowner or other third-party – who supplies information that causes the appraiser to doubt its veracity. Further, TruView™ "times out" if the borrower opens the app and doesn't complete the process within one hour, leaving them very little time to attempt alteration.
It seems counter-intuitive, but the answer is no. Fannie Mae's updated FAQs (April 22, 2020) says that "The revised scope of work and certification removes the requirement for the appraisal to be submitted "subject to" an extraordinary assumption. If adequate information about the
subject property is not available from a credible source, then the desktop or exterior-only inspection appraisal is not acceptable. Appraisers
must have data sources they consider reliable. The assumption that data sources are correct is not considered an extraordinary assumption."
Geocoded photos with date/time data coming from the homeowner's email address, coupled with the owner's attestation that they have not misrepresented the condition of their property matched up to the other relevant facts available to the appraiser, such as public records, previous listings and the appraiser's geographic competency should give appraisers the confidence they need to satisfy the GSE requirements.
No, not with TruView™. TruView™ facilitates a direct relationship between you, the appraiser and the homeowner. The photos and information provided to the appraiser by the homeowner do not pass through or get stored by Bradford Technologies or any other party. The information belongs to the appraiser for their use in producing an appraisal report of the homeowner's property. You can be confident that no third party is storing, using or selling the homeowner's information.
Several key USPAP items tie together here. First, you should be protected by your Scope of Work Disclosure. Second, you and your client agreed to a Scope of Work based on the intended use of the assignment results, so your client and intended users understood the risks associated with the agreed Scope of Work which is documented in your engagement agreement. Third, hopefully you routinely use language in your report limiting reliance to intended users.
Some key resources in addition to the Valuation Legal webinar include USPAP Advisory Opinion 2, USPAP FAQs 190, 191, 227 and 229. Fannie Mae Lender Letter 2020-04 updated April 14, 2020 and any other GSE publications on these topics are invaluable since they are the primary intended user of most residential appraisal reports.
contact Technical Support at 1-800-622-8727