Question 1

What is an Appraisal Management Company (AMC)?

Accepted Answer

An Appraisal Management Company (AMC) is an independent intermediary between mortgage lenders and licensed real estate appraisers. AMCs manage the entire appraisal process — appraiser selection, order assignment, quality control, and report delivery — while maintaining the independence required by FIRREA and Dodd-Frank AIR regulations. Using an AMC protects lenders from appraiser-selection liability and ensures every report meets secondary market standards.

Question 2

Why do mortgage lenders need to use an AMC?

Accepted Answer

Federal law — specifically the Dodd-Frank Wall Street Reform Act's Appraisal Independence Requirements (AIR) and FIRREA — prohibits lenders from directly selecting or pressuring appraisers on loans sold to Fannie Mae, Freddie Mac, FHA, or VA. An AMC creates the required firewall between loan production staff and the appraiser, protecting the lender from regulatory penalties, repurchase demands, and secondary market rejection.

Question 3

What is your average turn time for residential appraisals?

Accepted Answer

Harpley targets fast turnaround for standard residential appraisals (1004, 1073, 1025 forms) from order placement to report delivery. Desktop and hybrid appraisal products can often be completed even faster. Complex properties, rural locations, or high-volume periods may require additional time. You can track real-time status for every order through the lender portal.

Question 4

Do you support UAD 3.6?

Accepted Answer

Yes. Harpley Appraisal Management supports UAD 3.6 (Uniform Appraisal Dataset) compliant appraisal forms as required by Fannie Mae and Freddie Mac. All residential appraisals are completed on UAD-compliant forms and delivered in both PDF and MISMO XML format for direct LOS integration.

Question 5

Can you integrate with Encompass?

Accepted Answer

Yes. Harpley supports integration with Encompass and other leading Loan Origination Systems. Appraisals are delivered in MISMO XML format, which allows your LOS to automatically ingest appraisal data, reducing manual entry errors and speeding up the underwriting process. Contact our team to discuss your specific LOS integration requirements.

Question 6

Are reports delivered in MISMO XML?

Accepted Answer

Yes. Every appraisal delivered by Harpley Appraisal Management is provided in both PDF and MISMO-compliant XML format. MISMO XML is the standardized data format used by Fannie Mae, Freddie Mac, and most Loan Origination Systems for appraisal data exchange, enabling seamless LOS integration and reducing manual data entry.

Question 7

How do you maintain appraiser independence?

Accepted Answer

Harpley Appraisal Management operates as a fully independent intermediary between your loan production staff and the appraiser panel. Appraiser selection is handled exclusively by our assignment engine based on geographic competency, license status, and performance history — never by lender loan officers. This structure satisfies Dodd-Frank AIR, FIRREA, and Fannie Mae/Freddie Mac appraiser independence requirements.

Question 8

Do you provide nationwide coverage?

Accepted Answer

Yes. Harpley Appraisal Management holds active AMC registrations in multiple states and maintains a panel of licensed, geographically competent appraisers across the country. Our coverage supports residential and commercial appraisal assignments nationwide. Contact us to confirm coverage in your specific markets.

Question 9

What does USPAP compliance mean for appraisals?

Accepted Answer

USPAP — the Uniform Standards of Professional Appraisal Practice — is the nationally recognized ethical and performance standard for appraisers in the United States, published by The Appraisal Foundation. A USPAP-compliant appraisal follows strict methodology, disclosure, and reporting requirements. Every appraisal delivered by Harpley Appraisal Management is reviewed by our QC team to confirm USPAP compliance before it reaches your loan file.

Question 10

How do I set up a lender account with Harpley Appraisal Management?

Accepted Answer

Setting up a lender account is straightforward. Contact our team via the form on our Contact page or email lenders@harpleyamc.com. We'll collect your lender credentials, review your compliance documentation, and configure your portal access — typically within one business day. Once onboarded, you can place orders, track status, and receive reports entirely through the secure lender portal.

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