Appraisal Subcommittee

Frequently Asked Questions of the Appraisal Subcommittee (ASC)
 

Please click on the questions/topics below to find more information.

National Registry

What is the National Registry?

The National Registry is a database consisting of State Licensed, State Certified Residential and State Certified General Appraisers who are eligible to perform appraisals in connection with federally related transactions. The information on these individuals is received directly from the State that issued the credential and is provided at least monthly. The National Registry is intended to serve as an historical reference; therefore, Active and Inactive credentials are listed. Individuals with a trainee level credential (such as a State registered or associate appraiser) will not appear on the National Registry. This is because the trainee level is not federally recognized and they are not able to independently appraise property for federally related transactions.

How do I use the National Registry?

On our website, www.asc.gov, click first on National Registry and then click on Find an Appraiser. You may search for an appraiser or list of appraisers by name, city or State. You may also choose one of the quick search links at the bottom of the page. You may also use the advanced search. Select or fill in the fields in the Search Key column applicable to your search. Click the check box in the Display in Results column for data you wish returned. By clicking Select All at the top, all fields will be displayed.

How do I update credentials?

The State Appraiser Regulatory Agency must send your updated credentials to the Appraisal Subcommittee (ASC) for inclusion in the National Registry. In order to protect the integrity of the National Registry, we must receive the updated information directly from the States in their data submission. You may not expedite the process by providing information directly to the ASC. Federal law and ASC Policy require each State to provide submissions at least monthly. It may take up to 30-35 days for information pertaining to your new license or certificate to appear on our website. In recognition of the fact, the status for all existing appraisers will remain active for 30 days past the expiration date, and then converts to inactive after that time. You may continue to monitor the status on our website (www.asc.gov) by searching for the name under the National Registry and using one of the query features. The National Registry was updated in 2010 to include a history report which may not reflect the full record of an appraiser's credential.  To obtain the complete history of a credential, you must contact the State real estate appraiser licensing agency. 

How do I correct incorrect information in my record on the National Registry?

Any changes to your National Registry information, such as a change in your address, phone number, etc, must be made through your State Appraiser Regulatory Agency. In order to protect the integrity of the National Registry, we must receive all information directly from the States in the form of a data submission. We cannot independently make changes to individual records. You may use the State Appraiser Regulatory Agencies tab on our website to link to your specific State’s site for contact information.

How do I create a mailing list from the National Registry?

You may download a complete listing of all appraisers or establish a listing based on particular specifications using our National Registry. It may be accessed via our website (www.asc.gov). Select National Registry, Find an Appraiser, and choose from one of the quick searches such as Download a State or the United States.
To control the results returned, click on National Registry tab, Find an Appraiser and select the Advanced Search. Use the listing provided to establish your desired search criteria as indicated with a check mark. Select Active under status to limit the search to only currently active appraisers. Leave as many fields as possible blank to return a larger listing of appraisers. Leave the licensing State blank if you want all States. Put a check mark in the Select All box then scroll down to the bottom of the page and select Get Search Results or Download Search Results.
Some fields such as company name, phone number, and county code are not required fields and, as such, may not be provided by the States for all appraisers.

Where do I find statistical information on the National Registry?

You may find the number of active appraisers as of today on our website, www.asc.gov. Click on the National Registry heading and then the Active Appraiser Credentials tab.

Disciplinary Actions on the National Registry:

The National Registry reports as public information active disciplinary actions that limit an appraiser’s ability to appraise (current revocations, suspensions, and voluntary surrenders in lieu of discipline). If you require further information regarding other types of disciplinary action, completed disciplinary actions, or license specific information, please contact the State agency directly.

FHA Appraiser Roster

How do I apply for the FHA appraiser roster?

FHA provides instructions on applying for the FHA Appraiser Roster.
FHA Application Process: As part of its application and renewal process, HUD/FHA relies on the National Registry, which is a database the ASC maintains. HUD is another Federal agency. The ASC staff does not participate in the processing of applications or renewals for the FHA Appraiser Roster. Any questions about your FHA application or renewal must be directed to HUD. We understand that appraisers may call (202) 402-2041 to reach a HUD representative who can provide information on how to proceed in this regard. We also suggest you consult the HUD website, http://www.hud.gov/groups/appraisers.cfm
Because HUD, in part, relies on our database (the National Registry) we suggest that while on our website (www.asc.gov) you use the National Registry tab to ensure your credential information is correct. You do not need a user name and password. Simply select the National Registry tab and select one of the query features to ensure your new or renewed credential information has been updated and is correct.

Where do I find help for the FHA Roster?

Appraisers may call (202) 402-2041 or e-mail AppraiserRoster@hud.gov to reach a HUD representative who can provide information on how to proceed in this regard. We also suggest you consult the HUD website. You may find answers to FHA Appraiser Roster frequently asked questions at the following site: http://www.hud.gov/offices/hsg/sfh/appr/faqs_appraiser.cfm.

Why do I get FHA Appraiser Roster error messages?

We understand that, on occasion, information provided to us by the States for inclusion on the National Registry is not the same as that provided on the State issued license or certificate. In order to register for the FHA Appraiser Roster, you must find your name on the National Registry and make sure your name, license number and other information is entered in the FHA application EXACTLY as it appears on the National Registry.
HUD/FHA relies on the National Registry to verify your credentials. Your credentials are sent to us directly from your State regulatory agency. Your credentials must be updated in the National Registry before you are able to update the FHA Appraiser Roster. In order to protect the integrity of the National Registry, we must receive all information directly from the States.
HUD is another Federal agency. The ASC staff does not participate in the processing of applications or renewals for the FHA Appraiser Roster. Any questions about your FHA application or renewal must be directed to HUD. We understand that appraisers may call (202) 402-2041 to reach a HUD representative who can provide information on how to proceed in this regard. We also suggest you consult the HUD website.

Frequent FHA Appraiser Roster Errors:

EXPIRATION DATE CANNOT EXCEED ASC EXPIRATION DATE (mm/dd/yyyy)
Many times an appraiser receives their renewed appraiser credential and tries to update the HUD/FHA roster before the information is listed on the National Registry. HUD will not accept the new information until it is listed on the National Registry. The National Registry data updates are not performed in real time. Federal law and ASC Policy require each State to provide submissions at least monthly. It may take up to 30-35 days for information pertaining to an appraiser’s new license or certificate to appear on our website. In recognition of the fact that updates are not performed in real time the status for all existing appraisers will remain active for 30 days past the expiration date, and then converts to inactive after that time. The National Registry system updates as files are processed each day to reflect new data received from the States. You may continue to monitor the status on our website (www.asc.gov) by searching for the name under the National Registry tab, then click on Find an Appraiser.

LICENSE ID/TYPE DOES NOT MATCH NATIONAL REGISTRY
Many times an appraiser receives their upgraded credential prior to it being listed on the National Registry. HUD will not accept the new information until it is listed on the National Registry. The National Registry data submissions are not always performed in real time. Federal law and ASC Policy require each State to provide submissions at least monthly. It may take up to 30-35 days for information pertaining to an appraiser’s new license or certificate to appear on our website. In recognition of the fact that updates are not always performed in real time, the status for all existing appraisers will remain active for 30 days past the expiration date, and then converts to inactive after that time. The National Registry system updates at midnight each day to reflect new data received from the States. You may continue to monitor the status on our website (www.asc.gov) by searching for the name under the National Registry tab, and then Find an Appraiser tab, and use one of the available queries.

LICENSE ID/TYPE MATCHES NATIONAL REGISTRY BUT NAME/SSN DOES NOT
Some States do not provide the appraiser’s social security number to the ASC for inclusion on the National Registry. For tracking purposes, the ASC or the State will assign a unique number to the file in place of the social security number. If your State does not provide the social security number to the ASC for inclusion on the National Registry, you must contact HUD directly and ask to have your social security number corrected. Email AppraiserRoster@HUD.gov or call (202) 402-2041 to leave a message for a call back from an FHA representative.

NATIONAL REGISTRY SAYS AQB STATUS IS NOT "YES"
A "yes" in the "Meets AQB" column means the appraiser met The Real Property Appraiser Qualification Criteria as set forth by the Appraiser Qualifications Board on education, experience, and examination. A "no" in the column typically means the appraiser was not required to demonstrate the hours of education or experience. It may also mean the appraiser failed to demonstrate the hours of education or continuing education set forth in AQB Criteria. An appraiser may have the "no" changed to a "yes" by applying with their State and meeting all AQB Criteria.

NATIONAL REGISTRY SAYS LICENSE IS INACTIVE
Many times an appraiser receives their renewed appraiser credential and tries to update the HUD/FHA roster before the information is listed on the National Registry. HUD will not accept the new information until it is listed on the National Registry. The National Registry data updates are not always performed in real time. Federal law and ASC Policy require each State to provide submissions at least monthly. It may take up to 30-35 days for information pertaining to an appraiser’s new license or certificate to appear on our website. In recognition of the fact that updates are not always performed in real time, the status for all existing appraisers will remain active for 30 days past the expiration date, and then converts to inactive after that time. The National Registry system updates at midnight each day to reflect new data received from the States. You may continue to monitor the status on our website (www.asc.gov) by searching for the name under the National Registry, then Find an Appraiser, and use one of the available queries.

NOT ON NATIONAL REGISTRY
HUD uses the National Registry to verify an appraiser’s license information. You should check your license information on the National Registry. When you enter your information on the HUD/FHA site, your name, credential number, license type, and expiration date must MATCH EXACTLY as it is listed on the National Registry, regardless of what your paper credential shows. If you determine your information on the National Registry is incorrect, contact your State Appraiser Regulatory Agency. The ASC cannot change your information on the National Registry.
Many times an appraiser receives their new appraiser credential prior to it being listed on the National Registry. HUD will not accept the new information until it is listed on the National Registry. The National Registry data submissions are not always performed in real time. Federal law and ASC Policy require each State to provide submissions at least monthly. It may take up to 30-35 days for information pertaining to an appraiser’s new license or certificate to appear on our website. In recognition of the fact that updates are not always performed in real time the status for all existing appraisers will remain active for 30 days past the expiration date, and then will convert to inactive after that time. The National Registry system updates at midnight each day to reflect new data received from the States. You may continue to monitor the status on our website (www.asc.gov) by searching for the name under the National Registry tab and using one of the available queries.

Appraiser Information

How do I become an appraiser?

To become a State Licensed, Certified Residential or Certified General appraiser requires a specific amount of education and experience along with the successful completion of a comprehensive State administered examination.
In order to thoroughly research what is required to become a professional appraiser, we suggest you begin by familiarizing yourself with the laws and regulations of your State. The Appraisal Foundation provides information on finding a mentor/supervisor as well as information on the federally mandated minimum requirements.
It is not within the Appraisal Subcommittee’s authority to regulate individual appraisers and/or to establish educational or mentoring options. A few State Appraiser Regulatory Agencies have established trainee programs with specific experience opportunities. You may check to see if you are in a State that offers this type of service.

What are the different types of federally recognized appraiser classifications and what type of work may each perform?

 
There are three federally recognized appraiser classifications: (1)State Licensed; (2) State Certified Residential; and State Certified General. The difference is the examination and the number of hours of education and experience required to obtain the credentials, in addition to the scope of practice permitted for each once the credential is obtained.
The basic outline for these classifications is detailed in the publication entitled The Real Property Appraiser Qualification Criteria (AQB Criteria) as promulgated by the Appraiser Qualifications Board of the Appraisal Foundation. (http://www.appraisalfoundation.org)

Each State and Territory, in its laws and regulations, further defines requirements for the various categories and permitted practices. For the certified levels, the requirements must at least meet, but may be more restrictive than, requirements set forth in the AQB Criteria. The State established requirements for the State License level and/or Trainee classification may differ from the recommendations in the AQB Criteria.

What does an AQB Compliant Mean?

A "yes" in the National Registry column identifying AQB Compliant means the appraiser met The Real Property Appraiser Qualification Criteria as promulgated by the Appraiser Qualifications Board on education, experience, and examination, when obtaining and/or maintaining the credential. A "no" in the column typically means the appraiser was not required to demonstrate the hours of experience set forth in the AQB Criteria for the credential level. It may also mean the appraiser failed to demonstrate the hours of education or continuing education set forth in AQB Criteria.
All appraisers with a status identified as active on the National Registry are eligible to perform appraisals in connection with federally related transactions within their allowed scope of practice. Certain users of appraisal services may elect not to use individuals who have a "no" in the AQB compliant column. A "no" indicates the individuals have not demonstrated to the State they possess the AQB Criteria minimums in every respect. The purpose of the AQB compliant column on our website is to aid those users in identifying these individuals.
To achieve AQB compliance, appraisers may be able to submit the information in the deficient area(s) sufficient to demonstrate they now meet AQB Criteria. Appraisers wishing to have their "no" changed to "yes" must contact their State Appraiser Regulatory Agency to obtain the appropriate application procedure.
The Real Property Appraiser Qualification Criteria as promulgated by the Appraiser Qualifications Board of the Appraisal Foundation may be viewed in its entirety on http://www.appraisalfoundation.org/.

Where do I Find Temporary Practice information?

 
I hold a State license or certificate. Do I need to obtain a temporary practice permit to perform one assignment in another State?
You should consult each State within which you wish to conduct business to determine if a temporary practice permit or a permanent credential is needed.
Title XI requires States to extend temporary practice to out-of-State appraisers for the performance of appraisal assignments conducted in conjunction with federally related transactions. Federally related transactions (FRT) are typically loans being made by lending institutions that are regulated by one of the banking agencies (FRB, FDIC, OCC or NCUA) having a transaction value (loan amount) of $250,000 or more. For our purposes, the definition of appraisal is the same as that in the USPAP, meaning that it is the act or process of developing an opinion of value. The ASC believes appraisers may perform desk appraisals or appraisal reviews within their scope from their offices without obtaining a temporary practice permit. However, if appraisers travel to another State and visit the property, or comparable properties, then a temporary practice permit is required. See ASC Policy Statement 5 under the Legal Framework tab on our website.
Most State's laws and regulations include a broader definition of appraisal and the types of activities requiring licensure or certification. The majority of the States are what is commonly referred to as mandatory. This means any type of appraisal activity requires a State issued credential. Some of these States limit the extension of temporary practice permits to out-of–State appraisers performing FRTs. Any other activities would require permanent licensure or certification by the State obtained either via reciprocity or the full application process.
You should consult each State within which you wish to conduct business to determine if a temporary practice permit or a permanent credential is needed. You may access the various State Appraiser Regulatory Agencies via our website (www.asc.gov).

Registering Complaints

May I file a complaint about an appraiser with the ASC?

NO. Regardless of the nature of the complaint, whether investigated by local law enforcement concerning allegations not within the purview of the State Appraiser Regulatory Agency, or whether appraisal-related, and therefore appropriately referred to the State Appraiser Regulatory Agency, the local jurisdiction is the appropriate place to commence the complaint process. The investigating authorities will know whether investigation at other levels is appropriate. Title XI of the Financial Institutions Reform, Recovery, and Enforcement Act of 1989, as amended, clearly authorizes State Appraiser Regulatory Agencies to handle such appraisal-related allegations. Nevertheless, you may keep us informed of any complaint registered with the State Appraiser Regulatory Agency. We will retain any such information in our files for consideration during our next Compliance Review of the State's Appraiser Regulatory program.
If your grievance is with the lending institution you should contact the federal regulator for that lending institution.
There are two websites that you can use to find the federal regulator for a lending institution.
Federal Reserve System – National Information Center website: http://www.ffiec.gov/nicpubweb/nicweb/nichome.aspx
FDIC website at the “Bank Find” webpage: http://www2.fdic.gov/idasp/main_bankfind.asp

I am an appraiser and have a complaint filed against me.  Can the ASC provide me with advice?

NO.  The Appraisal Subcommittee (ASC) monitors State appraiser regulatory programs for compliance with federal law. The ASC cannot provide legal advice, or otherwise, to individuals subject to a State’s supervision. This is a matter you will need to take up with the State appraiser regulatory program. 

Government Sponsored Enterprises (GSEs)

Questions related to GSEs

Questions or inquiries related to appraisal standards established by the GSEs should be addressed to one of the following:
Freddie Mac
Fannie Mae 
Federal Housing Finance Agency

Who do I contact regarding my questions or concerns about the Universal Appraisal Dataset (UAD) or the Uniform Collateral Data Portal (UCDP)?

Both the UAD and UCDP are components of the Uniform Mortgage Data Program and are jointly established by Fannie Mae and Freddie Mac under the direction of their regulator, the Federal Housing Finance Agency, to provide common requirements for appraisal and loan delivery data.  All questions or concerns regarding the UAD or UCDP should be directed to Fannie Mae or Freddie Mac, whichever government-sponsored enterprise is purchasing the loan.

ASC and the Dodd-Frank Act

What is changed in Title XI?

The ASC of the Federal Financial Institutions Examination Council (FFIEC) was created on August 9, 1989, pursuant to Title XI of the Financial Institutions Reform, Recovery, and Enforcement Act of 1989 (Title XI). The Dodd-Frank Wall Street Reform and Consumer Protection Act of 2010 (Dodd-Frank Act) mandates sweeping changes that will have significant impact on various participants in mortgage lending and banking including; federal agencies, appraisers, State appraiser regulatory programs, appraisal management companies, and consumers.
Click here for an Unofficial ASC staff “redlined” version of Title XI as amended by the Dodd-Frank Act. The document is not endorsed by the Appraisal Subcommittee. The full text of the Dodd-Frank Reform Act is available at http://frwebgate.access.gpo.gov/cgi-bin/getdoc.cgi?dbname=111_cong_bills&docid=f:h4173enr.txt.pdf.

When will the ASC hotline be available?

In January 2011, the Appraisal Subcommittee determined that a hotline meeting our needs under the Dodd-Frank Act does not exist elsewhere. We are now in the beginning stages of establishing a hotline. This process is extensive and is not expected to be complete for some time. The ASC will make a public announcement once the Hotline has been established. 

As more information is available we will post the information on our website (www.asc.gov).  You may also register on our website for ASC Agency Updates Email Notices. Email notices will be sent periodically to disseminate important information, including announcements and FAQs relative to the Dodd-Frank Act.

Where do I go to get help with customary and reasonable fees?

The appropriate agency to receive your concern about a creditor's compliance with the Truth in Lending Act (TILA), including the requirement for the creditor or the creditor's agent (includes AMCs) to pay an appraiser a customary and reasonable fee, is the agency that enforces TILA with respect to the creditor.

For a Federally insured credit union, the National Credit Union Administration is the appropriate agency.

For insured depository institutions of more than $10 billion and their affiliates, the Consumer Financial Protection Bureau (CFPB) is the appropriate agency.

For insured depository institutions of $10 billion or less, there are two websites to find the federal regulator for a creditor:

   Federal Reserve System - National Information Center website: http://www.ffiec.gov/nicpubweb/nicweb/nichome.aspx

   FDIC website at the "Bank Find" webpage: http://www2.fdic.gov/idasp/main_bankfind.asp

For other non-depository institutions, the appropriate agency to receive the complaint is the CFPB or the Federal Trade Commission.

Questions regarding the appropriate interpretation of the Truth in Lending Act, including those on customary and reasonable fees, should be directed to the Consumer Financial Protection Bureau, Office of Research, Markets and Regulation (William.Matchneer@cfpb.gov).

If the concern regards payment of customary and reasonable appraisal fees is related to a specific appraisal assignment or assignments, you can also contact the State appraisal board or agency in which the property or properties are located to find out if they have enacted appraisal laws and/or regulations that address your concern. 
  

What is the timeline to have a National Registry for AMC’s in place?

If you have questions about State registration of Appraisal Management Companies (AMCs), please contact Mitch Plave, Office of the Comptroller of the Currency (OCC) at 202-649-6285.

As a general premise, the Dodd-Frank Act provisions regarding AMCs set forth the following:
1. The Federal financial institution regulators, the Federal Housing Finance agency, and the Bureau of Consumer Financial Protection will jointly promulgate rules setting forth the minimum requirements to be applied by the States in registering AMCs.   
2. Those agencies are also required to promulgate rules for reporting of the activities of AMCs to the ASC in determining payment of the National Registry fee.
3. After the rules are in final form, States have 36 months to implement the minimum requirements established by the rules. (The ASC may grant States up to a 12-month extension, subject to specific conditions set forth in the Dodd-Frank Act.)
4. Once the States have implemented the minimum requirements, AMC's must be registered with the State agency in order to perform appraisal services for federally related transactions. AMCs that are subsidiaries, owned and controlled by a financial institution regulated by a Federal financial institution regulatory agency, shall not be required to register with a State. (Note: the exemption from State registration for these AMCs does not apply to registration of AMCs on the Registry to be established by the ASC.)

ASC staff anticipates that the AMC Registry and annual AMC registry fees will be implemented along with the State’s establishment of AMC registration in accordance with federal law as set forth above.  The reporting requirements (#2 above) are anticipated to address all AMCs, including those that are exempt from State registration.

As details and information become available, they will be posted on the ASC website at www.asc.gov. You may also register on our website for ASC Agency Updates Email Notices. Email notices will be sent periodically to disseminate important information, including announcements and FAQs relative to the Dodd-Frank Act.

Has the Bureau of Consumer Financial Protection (CFPB) member and the Federal Housing Finance Agency (FHFA) member been added to the ASC?

The CFPB member was added to the ASC in January 2012.  The FHFA member was added to the ASC in November 2010. To see a list of the ASC members, go to the About the ASC tab and click on Board Members.