In these times of busy real estate sales and sometime excruciatingly painful home loan processes, I am reminded that in the middle of every transaction is a glimmer of light. I wrote recently about another glimmer of light I experienced for one first time home buyer transaction that really came together and made a difference for a young Rogue Valley family. But the glimmer that I'm seeing today is really more of a steady shine. This comes from an appraiser I've had the pleasure of working with on several FHA and USDA Guaranteed Rural Housing loans I've done lately.

All us industry folk have been hearing a LOT about HVCC and the trials and tribulations the poorly thought out guideline changes which are wreaking so much havoc in this busy Summer selling season we are experiencing here in Southern Oregon, and many other areas nationwide for that matter. With the heavy focus I have on working with first time home buyers who typically have relatively small amounts of funds available to them to bring to the closing table, I find most of my transactions these days involve these FHA and USDA Guaranteed Rural Housing loans. Based on the horror stories I'm hearing about transactions subject to the new HVCC guidelines, I thank God my market segment has not been affected by this so far. The worst affect I've seen is underwriters calling for review appraisals on these transactions, even though they are not subject to HVCC.

On these FHA and USDA Guaranteed Rural Housing loans, we may still order the appraisal directly with an FHA approved appraiser who knows our neighborhoods and understands our markets. They live in the communities with us, take pride in their quality work, and are trying to adapt and change even though HVCC pulled the rug right out from under the successful, sensible, ethical businesses they have built. These small business owners are service providers to their community, and are doing what they can to continue surviving in this challenging environment we operate within these days.

One of these appraisers who has consistently provided top-quality work, and continues to adapt and change in this mercurial environment she needs to work in is Margaret Nelson-Quin of Phoenix Appraisal. This experienced, ethical, personable appraiser gets the job done so well, I am off focusing on some fire to avoid or put out, while Margaret consistently plugs along doing a great job, even with all the new rules. She reliably schedules her inspection appointments, does high-quality work, and turns her reports in on time. My attention typically goes to whatever "drama" may be taking place, like which lender did NOT honor their quoted turn times, or added conditions without proper notification, including appraisal reviews that add time to a transaction leading to everyone else jumping through hoops to keep transactions on track for closing on time.

What brought Margaret Nelson-Quin to the forefront today was once again an appraisal review was called on a report she did. And once again, there were no additional conditions other than a minor matching on a street address. Her values have not been cut!!!! The review appraisers agree she has done quality work, and provided a good opinion of value.

Margaret - my apologies for not expressing my appreciation to you before now, moving along in this busy market without properly acknowledging how EASY you make my job by doing such reliable, consistent, quality work. I am so very grateful for your efforts, and your calming personality in this volatile environment we work in. THANK YOU!

Southern Oregon, if you are looking for a great appraiser, here you go!

Margaret Nelson-Quin
Phoenix Appraisal
Office: 541-708-0422
www.PhoenixAppraisal.org

See you out there!

Karen Cooper - OR/CA Mortgage Consultant - www.Quality4Loans .com