Mary Cummins Investigative Reporter Los Angeles, California: bank

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Sunday, March 1, 2015

Los Angeles police shoot mentally ill homeless man dead in downtown Los Angeles - VIDEO - Charley Saturmin Robinet

Los Angeles Police Officer shoot black homeless man to death, skid row, mary cummins, real estate

UPDATE: His real name is Charly Keundeu Keunang, a 43 year old man from Cameroon. The main languages in Cameroon are French and English. His family was located on the east coast of the US.

UPDATE: Another twist? Charley Robinet may not be his real name. It may be an identity he assumed. That would explain why he was not deported when immigration had him in custody. Someone needs to run some prints. Turns out that won't help. He came to the US under the false name. Most likely he is from Camaroon where they speak French. He went to France then assumed the name and came to the US.

http://www.macon.com/2015/03/03/3615551/3-officers-in-la-skid-row-death.html

Even more strange news. There was a warrant out for his arrest for violating parole. That's probably why he ran.

He was sent to prison but prison said he was mentally ill. He refused treatment. They tried to get him to a psychiatric institute. Here are the docs. This is sad. He was to get mental treatment until he no longer needed it or until his release date, whichever comes first. And this is the problem on Skid Row. They release mentally ill people from prison. He was in immigration custody September 2013. Why wasn't he deported?

https://drive.google.com/file/d/0BxE8KfVPjYF4YktJbkNwVXhJQUk/view?usp=sharing

Charley Robinet, Charley Saturmin Robinet, los angeles, police, shot, dead, homeless, mentally ill, officer, california, robbery, armed, gun, arrested, mugshot, booking photo, 2000, arrest

Charley Robinet, Charley Saturmin Robinet, los angeles, cameroon, africa, french, police, shot, dead, killed, california,

More video shows him arguing with someone in an orange tent. Then police show up and he goes back into his tent. They tell him to come out with his hands up but he refuses. They drag him out and that's where the other videos start.

http://abcnews.go.com/US/video/lapd-shooting-victim-identity-released-29363251

Charley Robinet, Charley Saturmin robinet, los angeles, police, shot dead gun bank robbery armed

Charley Robinet, Charley Saturmin Robinet, los angeles homeless man shot dead police lapd, 2000 photo

http://www.vcstar.com/news/struggling-actor-is-found-guilty-of-robbing-bank-in-to

From the docket. He was always in a medical hospital.

https://drive.google.com/file/d/0BxE8KfVPjYF4Xy1VdWdNM05UVlU/view

He agreed to mental treatment in 2005. I think he ran because he was violating his parole.

https://drive.google.com/file/d/0BxE8KfVPjYF4bllCeVd4OFVoN2c/view?usp=sharing

I see possible family members in Minnesota. That's probably why he was incarcerated there.

Man killed was 39 year old Charley Saturmin Robinet. He was a convicted bank robber who was just released from prison May 12, 2014. Below is from bop.gov . Born 11/30/1975.

Charley Saturmin Robinet, homeless, man, Africa, los angeles, police, dead

More from the Times here

http://www.latimes.com/local/lanow/la-me-ln-man-shot-dead-lapd-skid-row-20150303-story.html

More about the bank robbery. He pistol whipped someone in the armed robbery. He said he did it for money for acting lessons at the Beverly Hills Playhouse. He's also an illegal French immigrant. He also owes a fine of $200,000. Now I've heard it all.

http://articles.latimes.com/2000/aug/22/local/me-8390

So many articles about this guy.

http://articles.latimes.com/2000/jun/07/local/me-38472

From Pacer.

UNITED STATES DISTRICT COURT for the CENTRAL DISTRICT OF CALIFORNIA (Western Division - Los Angeles)
CRIMINAL DOCKET FOR CASE #: 2:00-mj-04207-UA-2

Case title: USA v. Johnson, et al
Date Filed: 02/25/2000
Assigned to: Judge Unassigned

Defendant (2)
Charley Saturmin Robinet
TERMINATED: 03/07/2000

Complaints
Disposition
Dft in viol of 18:2113(a)(d) and 2(a)

Plaintiff
USA

Date Filed # Docket Text
02/25/2000 1 COMPLAINT filed against Edward B Johnson, Charley Saturmin Robinet, Marcus Christopher Timmons in violation of 18:2113(a)(d) and 2(a). Approved by Mag Judge Willard W. McEwen Jr. . (dm) (Entered: 03/07/2000)
02/25/2000 BENCH WARRANT issued for Charley Saturmin Robinet by Mag Judge Willard W. McEwen Jr. Court orders Charley Saturmin Robinet detained. (dm) (Entered: 03/07/2000)
02/25/2000 10 REPORT COMMENCING CRIMINAL ACTION as to Charley Saturmin Robinet arrested on 2/25/00 Defendant's date of birth: 11/30/75. (dm) (Entered: 03/07/2000)
02/25/2000 11 MINUTES OF ARRAIGNMENT ON MAGISTRATE COMPLAINT held before Mag Judge Willard W. McEwen Jr. as to Charley Saturmin Robinet: Defendant arraigned and states true name as charged. First appearance of Charley Saturmin Robinet entered. Court orders Charley Saturmin Robinet detained. Defendant committed to the custody of the U. S. Marshal. Preliminary hearing set for 4:30 pm on 3/10/00. Post indictment arraignment set for 8:30 am on 3/13/00. Detention hearing set for 10:30 am on 3/1/00. (dm) (Entered: 03/07/2000)
02/25/2000 12 NOTICE DIRECTING Defendant To Appear for Preliminary Hearing and for Arraignment on Indictment/Information filed as to Charley Saturmin Robinet . (dm) (Entered: 03/07/2000)
02/25/2000 13 NOTICE OF REQUEST FOR DETENTION filed by USA as to Charley Saturmin Robinet . (dm) (Entered: 03/07/2000)
02/25/2000 14 Temporary Commitment filed by Mag Judge Willard W. McEwen Jr. as to Charley Saturmin Robinet. (cc: all counsel) (dm) (Entered: 03/07/2000)
02/25/2000 15 NOTICE of initial appearance before a part-time magistrate judge and further scheduling filed as to Charley Saturmin Robinet (dm) (Entered: 03/07/2000)
02/25/2000 16 WAIVER OF RIGHT TO COUNSEL filed by Charley Saturmin Robinet (dm) (Entered: 03/07/2000)
03/01/2000 17 MINUTES OF DETENTION HEARING held before Magistrate Judge George T. Swartz as to Charley Saturmin Robinet: Court orders Charley Saturmin Robinet permanently detained. Dft appts cnsl Stephen Webber. Prelim 3/10 at 2:00 pm. PIA on 3/13/00. Tape No.: 215 (dm) (Entered: 03/07/2000)
03/01/2000 18 FINANCIAL AFFIDAVIT filed as to Charley Saturmin Robinet (dm) (Entered: 03/07/2000)

then they moved this case into the final case. He was on five years probation.

Charley Robinet, probation, armed robbery, california, homeless, french, shot, police

He was convicted of armed bank robbery

18:371 CONSPIRACY TO COMMIT ARMED BANK ROBBERT
(1s) Dft is sent to Sixty (60) mos imprisonment. Supv rel for Three (3) yrs
18:2113(a)(d) ARMED BANK ROBBERY
(2s) Dft is sent to Ninety Seven (97) mos imprisonment. Supv rel for Five (5) yrs
18:924(c) USE, CARRYING, AND BRANDISHING OF A FIREARM DURING CRIME OF VIOLENCE
(3s)

He appealed and lost.

Charley Saturmin Robinet, robber, actor, homeless, dead, los angeles, california, bank, robber, armed, gun

His criminal case as a pdf

https://drive.google.com/file/d/0BxE8KfVPjYF4SmQ3aFJnUnVrNVU/view?usp=sharing

______________
A Los Angeles Police Department officer shot a black homeless man dead around 11:30 a.m. earlier today on skid row at San Pedro and 5th. Police were called because of an altercation. Five or six cops surrounded the man and tried to get him down on the ground to cuff him. He refused. People think the man was homeless, mentally ill and perhaps on drugs. They grabbed him and threw him down on the ground. He still would not cooperate. He resisted arrest. They tazed him a few times then I heard "DROP THE GUN! DROP THE GUN! DROP THE GUN!" Then I heard five shots fired by officers. The man is 30-40 years old African immigrant whose first name may be Sean. He was mentally ill.

When they went to throw the guy down on the ground I saw two officers accidentally drop their billy clubs and other items off their belt. A homeless woman grabbed one of the billy clubs and held it up like a weapon. An officer saw that and he grabbed the billy club and handcuffed her. She did not hit anyone with the billy club. After the man is tazed they shoot him. It's not gory but it could be upsetting. If you don't want to see that, stop the video when they taze him.

Everyone seems to have seen different things. I'll post what I saw and heard second by second. He's shot dead at 29 seconds so it will be short.Listen a few times with volume up starting at 20 seconds into the video. I listened again and it was said four times from 20 to 24 second mark. Then he's shot five times at the 25, 26, 27 28 and 29 second marks. Lots of profanity, screaming. It's not gory, just upsetting and sad. Here is the timeline.

7-8 seconds. Cops chase him. Black cop was picking up his billy club but drops it to go after the guy.
9 seconds the guy swings and punches the black cop
11 seconds black cop takes him to the ground, another cop loses his billy club
12 seconds woman picks up one of the billy club.
13-14 seconds the man named "Africa" is on the ground and yells "GET OFF ME! GET OFF ME! 'GET OFF ME!"
15 seconds cop yells "GET MA STICK! GET MA STICK!" A cop takes the stick away from the woman. FTR she didn't hit anyone with the stick.
22 seconds the black officer punches the guy as he lays on the ground four times. Two other officers try to hold the guys feet but he kicks.
22 seconds he gets tazed a few times.
24 seconds he gets tazed while an officer yells "DROP THE GUN! DROP THE GUN! DROP THE GUN! DROP THE GUN!"
30, 31 32, 33 34 he is shot five times at each of those second marks in the video.

I don't know who shot the guy. I can't tell from this video. Supposedly two officers and a sergeant fired their weapons. I think these two white officers fired shots. I don't think the black officer fired as he wasn't in position. I think that might be the guy that the man was trying to get a weapon from. I see him and another officer trying to get out of the way of the line of fire.

Homeless man shot to death by LAPD Officers, Los Angeles, California, shooting, Africa

The original video was removed. I saved a copy of the first minute of the video. I added subtitles to this one and updated the time line above.

Video full screen slowed down 1/4 speed.

https://www.dropbox.com/s/rt9o4duhrog22xh/1%3A4%20speed.mov?dl=0

Mary Cummins of Animal Advocates is a wildlife rehabilitator licensed by the California Department of Fish and Game. Mary Cummins is also a licensed real estate appraiser in Los Angeles, California.

Mary Cummins, Mary K. Cummins, Mary Katherine Cummins, Mary Cummins-Cobb, Mary, Cummins, Cobb, real estate, appraiser, appraisal, instructor, teacher, Los Angeles, Santa Monica, Beverly Hills, Pasadena, Brentwood, Bel Air, California, licensed, permitted, single family, condo, pud, hud, fannie mae, freddie mac, uspap, certified, residential, certified resident, apartment building, multi-family, commercial, industrial, expert witness, civil, criminal, orea, dre, insurance, bonded, experienced, bilingual, spanish, english, form, 1004, 2055, land, raw, acreage, vacant, insurance, cost, income approach, market analysis, comparative, theory, appraisal theory, cost approach, sales, matched pairs, plot, plat, map, diagram, photo, photographs, photography, rear, front, street, subject, comparable, sold, listed, active, pending, expired, cancelled, listing, mls, multiple listing service, claw, themls,

Friday, January 25, 2013

Appraisers are not "derailing" home sales, Mary Cummins

This writer below feels that real estate appraisers are holding the market back. The writer states that we consider tax assessment values in our appraisals. No, we don't. That would not be legal or accurate. I clear up a few other misconceptions in the article. I do agree that a buyer should have an appraisal contingency clause. Generally they do in the form of loan contingency. The loan is contingent upon the appraisal. If they are paying cash, then they should have an appraisal contingency clause. I also agree that owners need to consider their improvements carefully. There are articles they can easily find which will tell an owner in different markets which improvements will give them the best return on investment. Slight kitchen remodel, good return. Full kitchen remodel, you won't get all your money back. Now if you really enjoy cooking and will enjoy your kitchen for years while you live there, then it's a good investment for you personally. Just don't expect to get every penny spent back in increased sales price.

The article is linked. My comment is beneath it.

http://www.marketwatch.com/story/how-appraisers-are-derailing-home-sales-2013-01-25

I'm also a Certified Residential Appraiser with over 28 years of experience. I agree with Mark. We don't look at tax assessment values. They rarely reflect the true value. That's why we sometimes do appraisals for home owners so the tax assessor can adjust their tax value. It would not be legal for us to appraise a property based on its tax value.

In today's real estate sales, refinance market there are some issues with appraisals. The biggest issue is that the homes that are selling now which we use as our matched pairs comparables in our appraisals include short sales, Real Estate Owned (REO) by banks and some not so prime properties. Because the market is finally picking up, anyone who could hold onto their property for increased value would do that. People with very desirable homes are generally staying put and refinancing. They are not selling. This leaves us with few truly comparable sales.

Appraisers as per government mandate Uniform Standards of Professional Appraisal Practice (USPAP) and most Letters of Engagement (LOE) from Appraisal Management Companies (AMC) must use the following comparables, i.e. sales within last six months, +/- 15% difference in square footage, within one mile radius, similar age, lot size...range. We must include at least three sales and one listing. We must include a Comparative Market Analysis showing all comps we considered. We must include the range of values of all sales and listings within the last year. Our individual line item and gross adjustments can only vary by a small set percentage. We can deviate slightly from these standards only with a ton of explanation. Still, lenders frown upon it.

We also now must include form 1004MC which shows marketing conditions, i.e. absorption rates, inventory, marketing time, sale to list price ratios... All of my 1004MCs are showing very little inventory. I'm in Los Angeles, California by the way. With few properties on the market, you are getting at list if not above list sales with multiple offers. That's all fine and dandy but the property probably will not be able to appraise that high based on the rules we must follow. The resultant appraised value must fall between the range of our best matched comparables. The buyer will have to put a higher down or pay a higher rate because the loan to value ratio is higher. As things improve this will change but for now, that's the way it is.

A last note, quit blaming appraisers for the real estate booms and busts. It's human nature. Real estate is cyclical just like the stock market. I've been through three recessions. The charting is almost identical.

Mary Cummins of Animal Advocates is a wildlife rehabilitator licensed by the California Department of Fish and Game. Mary Cummins is also a licensed real estate appraiser in Los Angeles, California.

Wednesday, October 17, 2012

AMC appraisal guidelines, Mary Cummins, Cummins Real Estate Services

Mary Cummins, Cummins Real Estate Services

This article is a response to an article in "Valuation Review." The article is titled "Survey: Realtors report contracts still impacted by low appraisals. 'Realtors reported that a percentage of contracts are being canceled, delayed or renegotiated due to low valuations, blaming the process, inappropriate comparables, lender demands and AMC requirements for the issues that still plague the marketplace.'"

Below is a sample of an Appraisal Management Company's (AMC) instructions to real estate appraisers. I took out all identifying information of the AMC and replaced it with “---.” People need to realize that we must follow all of these instructions. In the current market it is sometimes difficult if not impossible to find comparables that are similar to the subject and conform to these guidelines. In the past if we could not find comparables that met the guidelines, we could deviate and use other comparables as long as we explained things in detail. These guidelines are especially difficult with custom or luxury homes which don’t conform to the average home or with comparables that are short sales or foreclosures.

As you can see from these guidelines, appraisers now must do three times as much work than in previous years. Appraisers are now being paid less than half of the appraisal fee. The rest of the fee goes to the AMC. If we don’t follow these guidelines, we don’t get paid anything. If the client cancels the purchase or refinance contract, we also don’t get paid. If we are late, we don’t get paid. On top of this AMCs are making all orders rush orders. We have to complete all of this in two days from when the order was placed online, not from when we see the order or when we inspect the property. It sometimes takes a couple of calls to get an appointment to view, measure, inspect and photograph the subject property. Nowadays every appraisal is like a race. With condos it’s even more difficult as we must get information from the HOA or management company.

I’m writing this just so people understand everything that’s involved in an appraisal for a conventional loan for purchase or refinance with a regular bank.

----------------------------------------------------------------

“By accepting this assignment, the appraiser is acknowledging geographic familiarity and competence to complete and provide a supported opinion of value in compliance with USPAP and adherence to Fannie Mae, Freddie Mac and all other agency guidelines. The appraiser must act and dress professionally while inspecting the subject property. The appraisal will be relied on to make a lending decision, the reader of the report must be able to understand how the appraiser arrived at their conclusion.

=================================================

DO NOT PROCEED if the following conditions apply...

=================================================

IF THE SUBJECT’S PRODUCT TYPE DIFFERS FROM THE ENGAGEMENT LETTER – STOP AND CALL ---
* If the subject is a refinance but is currently listed or has been listed for sale in the prior 180 days.
You are not the appraiser specifically named on this order for this property as you may NOT BE PAID for the report.
* Subject property is a manufactured and or mobile home. Manufactured home is defined as “any dwelling unit built on a permanent chassis, including those attached to a permanent foundation system.”
* Subject property is under construction or in the process of remodel
* If the Subject property is rated less than average (C5 or C6) please stop and call ---. At inspection, please take a photo of any/all factors effecting condition. You will be asked to either write a brief addendum about the condition or will be advised to complete the report "subject to repair".
* If the subject has significant mold issues that need to be remediated.
* If the subject is an SFR but also is income producing (i.e. working farms, beauty shop, dog kennels, dental or accounting office’s).

If you encounter ANY of the above situations, please contact your --- Order Specialist immediately for further instructions. If appraisal is completed without notifying ---, appraiser may not be paid.

==================== SPECIAL REQUIREMENTS ====================

*** Our client requires that you attempt to contact the borrower/access provider within 24 hours of receiving this order. Please contact us immediately if you have any problems gaining access to the property. ***

COST APPROACH section must be filled out. The source of the cost figures must be included in the report. In addition, the appraiser must document the depreciation method. The appraiser should not back into the estimated land value. Where possible, vacant land sales should be referenced.
If the land to value ratio for the subject exceeds 30%, a detailed explanation is required; if the land to value ratio for the subject exceeds 80%, call --- for further direction.
If your subject is located in a market where marketing times exceed 6 months, then your report must include support and detailed explanation for marketing times exceeding 6 months and its impact on value. Also, the majority of your comps should show "days on market" greater than 180 days.
If the subject property has security bars, you must mention if the bars have safety release latches, and if they are in compliance with local fire/safety codes.
If the subject is a purchase transaction, the SALES CONTRACT AND ALL ADDENDA MUST BE REVIEWED AND the impact of financing and sales concessions, if any and their effect on value should be properly analyzed. Note: The sales contract is considered a relevant piece of market data. In cases where the estimate of value falls below the contract, please provide a complete reconciliation providing the reasoning that supports the value conclusion.
If the subject is a refinance and vacant, please check to see that utilities are working. Please add this information to the report.

---------------------- LICENSING REQUIREMENTS ----------------------

Only a State Certified or State Licensed appraiser may complete the assignment.
If the subject property is valued over $1 million, a Certified Residential Appraiser or higher is required to complete the report.

------------------- REPORT REQUIREMENTS -------------------

For Single Family Residence and Site Condo in condo projects that consist solely of detached dwellings use form 1004.

Itemized Cost to Cure is required ONLY when repairs are needed. (List cost for each individual repair item and a total cost to cure). All repair items require a photograph. If Health and safety issues are noted, please complete the report "Subject to" Health and safety items only. All other repair items should be considered in a cost to cure. Photographs are required.
ACREAGE – Client requires the total site area to be included in the appraisal value (i.e. if the public record indicated a site of 64 acres, then all 64 acres are to be valued in the report.)
WELL/SEPTIC - If the subject is on well and/or Septic, you must comment if this is typical for the area and if there is any impact on value.
Sales and/or Listings should bracket the subject's gross living area (GLA). If this is not possible, please provide a detailed explanation.
If the subject's final value conclusion is above the predominate value for the area, a detailed explanation is required to explain why it is.
You must have two data sources for all sales in your report. One can be public records or a public records data provider but the other data source should be MLS, or builder, or broker, or agent or seller or buyer etc. It is not acceptable for the second data source to be "exterior inspection".
Comment on any external factors stating what type of structures or land uses are present, if they affect marketability (positive or negative) or are considered an external obsolescence (in which the box on page 1 of the URAR should be marked YES for site conditions/external factors). Address whether or not the comparables shares similar influences.
For RURAL: If dated or distant comps are used in your report it is mandatory that a complete and detailed discussion be made in the report about what lengths you went to find more recent and closer comps and a detailed reconciliation on which comp(s) get most weight in your appraisal.

----------------------- COMPARABLE REQUIREMENTS -----------------------

3 Closed Comparable Sales. All comparables must be within 1 mile from subject and sold within the last 6 months. NOTE: If comparable sales exceed proximity/sale criteria, detailed explanation is required.
Provide 1 Comparable listing, if available. (TWO listings are required in a "declining" market.) Listings must support the value estimate.
Please provide days on market (DOM) for each listing or pending comparable property used in the report. This would include total days on market not just the days on market since the last price reduction.
If the subject property is valued over $1 million, a total of five comparables are required, the required 3 sales above, and any two additional comparables, either active pending or sold. Any other sales considered relevant, however not comparable, should be narrated within the supplemental addendum.
You must make list price to sales price ratio adjustments to any listing or pending comps used in your report, or provide commentary to explain that no list price to sales price adjustment is warranted when not made.
The appraiser must provide a reconciliation of the sales comparison approach. Specifically, why each of the comps used in the report were chosen and which comp(s) are given most weight in the appraisal and why. This is in addition to the reconciliation of the 3 approaches to value.
Market and Time Adjustments – Time adjustments must be explained and supported with market data.
Across the grid adjustments – All positive or negative adjustments made to all comparables require explanation and market support. These are specific adjustments for condition, construction quality, view and location. (Example: If first 3 comparable sales are in inferior condition, it is necessary to provide a 4th comparable sale in similar condition even if it is dated or a distant sale.)
A wide unadjusted range with only less conforming comparables available (causing line, net, and gross adjustments to exceed typical guidelines) requires detailed support for individual adjustments and adequate commentary is critical for underwriting purposes. Lastly, with the challenging comp data resulting in a report with higher adjustments or a wider adjusted range, the reconciliation commentary on the report needs to be very specific as to the weighting of the comparables and why as to arriving at the final estimate of value.
An explanation is required on the adjustments to the comparable sales whenever the gross adjustment exceed 25% and net adjustments exceed 15%. Please be certain that the gross living area adjustments per square foot for the comparables are consistent. *An explanation is required when using comparables with a GLA variance greater than 20% * When use of dated or distant comps is necessary, justification for their use must be included. A thorough explanation of the available market data and the expanded search parameters utilized is expected.

------------------ PHOTO REQUIREMENTS ------------------

Front, rear and street scene of the subject property.
Interior photographs, which must, at a minimum, include: – the kitchen; – all bathrooms; – main living area; – examples of physical deterioration, if present; and – examples of recent updates, such as restoration, remodeling, and renovation, if present.
Photos of pools, outbuildings, views (if applicable).
Photos of any deferred maintenance that would affect property value.
Original front photos of each comparables used. If MLS photos are used, a current photo taken by the appraiser is still required. Clients will only accept MLS photo if comp is in an inaccessible community. Appraiser then must provide photo of obstacle as well and a detailed explanation.

NOTE: Please DO NOT include pictures of people on any of the images in the report.

---------------- REQUIRED EXHIBITS ----------------

Location map with subject and comparables used.
Subject building sketch – Sketches must include all outside dimensions, calculations, labels for all rooms and out buildings.
1004MC form
A copy of the appraiser's license is required in the report.

--- and --- requirements and advisements Advisement on Private Streets

Private Street properties only

Report to provide details on whether a written private street agreement exists.
Identification of the comparables being located on private or public streets is required.
Commentary on market reaction to private versus public street location is to be included.

Advisement on Adverse or Functional issues

Make sure the appraiser has fully described the functional issue.
Make sure the appraiser has fully analyzed the functional issue.
Provide photographs
Make sure the appraiser has fully assessed and proven the impact on value and marketability on any adverse condition.
Atypical Properties
Common mistake: insufficient information; make sure there is detail about what makes the subject atypical and unique.
Please make sure the appraiser discusses if the subject would compete with other homes in the market
Describe the type of buyer that would be interested in this kind of home in this market and discuss if it is a limited buyer pool.
When possible, provide homes with similar impairment or similar functional issues

Requirement on Non Permitted Additions: This is a condition of assignment

Non-permitted or non-verifiable as permitted living areas should be analyzed for their potential impact on value and adjusted. This could result in either positive or negative adjustments. Simply ignoring non-permitted areas is not acceptable. You must provide your source used to determine the additions were not permitted.

Non-permitted additions may be common and typical in some areas, having both market acceptance and a positive market reaction related to their perceived value.

In situations of non-permitted additions, please answer the list of questions below and complete the report being sure to address each issue within the addendum. The report addendum should summarize the itemized points listed below and should contain at least 1 comparable with a similar unpermitted feature to demonstrate it as being common and typical for the area and to support market acceptance.

Completed in a workmanlike manner?
Common and typical for the area?
Provides contributory value?
Are comparables with similar non-permitted improvements available and can be utilized in the report?
Affect on marketability is positive?
Conforms to zoning?
Property could transfer without obtaining the lacking permits?
Property could transfer without demolition of the addition?
If destroyed, could all of the existing improvements be rebuilt?

If the quality of the added improvement is consistent with the existing dwelling, market acceptance and positive reaction exists, and there can be a reasonable expectation of its permanency, the client will recognize the non-permitted area as acceptable collateral for loan purposes. In most cases the additional living area will be reflected in the GLA; however an acceptable alternative is to account for it as a separate line item adjustment. The later may be more appropriate if the justifiable rate of adjustment for the non-permitted area is different than the GLA rate, and necessary if the non-permitted area is detached from the main dwelling as would be the case in the examples of a pool house or an in-law cottage.

If the non-permitted addition or modification has resulted in creating any health & safety issues that must be remedied, then the report needs to be made SUBJECT TO only the necessary repairs or alterations to remedy the H&S concerns.

**In California - --- does not require the appraiser to determine if Co2 detectors are present and the report should not be made "subject to" simply based on the lack of the co2 detectors.

All appraisal reports are subject to appraisal review. You may be contacted to provide responses to questions resulting from a review of the appraisal report. Additional research, analysis/and or supplemental appraisal information may be requested.

SUBMITTING THE REPORT

For ACI's eServices or A La Mode's XSite users - Please go through eServices or XSite and submit.

*** DO NOT submit invoice with completed report. Invoices are paid 30 days upon completion of the order. Please be reminded that the order will ONLY be considered complete once our client accepted the appraisal report. In the meantime, you must

be available to make ANY corrections/revisions, if necessary.

It is important that all instructions and requirements mentioned above have been fulfilled before submitting the report to prevent any delays. Failure to comply with all the requirements will result in non-payment of the order.

Mary Cummins of Animal Advocates is a wildlife rehabilitator licensed by the California Department of Fish and Game. Mary Cummins is also a licensed real estate appraiser in Los Angeles, California.