text:
Podcast: Play in new window | Download
Tags: AMC, Appraisal Institute, Appraisal Management Companies, HVCC
Podcast: Play in new window | Download
Tags: AMC, Appraisal Institute, Appraisal Management Companies, HVCC
Since appraisal management companies are now responsible for the super majority of appraisals being ordered through lenders for mortgage purposes due to HVCC and AMCs are not a regulate institutions, the consumer is exposed more than ever to the potential for low quality appraisals, continuing to undermine the public trust in the appraisal profession. I suspect trend this has the potential to push errors and omissions insurance rates higher and provide more exposure to the mortgage lending system.
I firmly believe that 5-7 years from now we will be looking back to today's AMC trend and will be saying: "if we only did something about it."
Admittedly I know very little about surety bonds and this is no sales pitch or a solution to the AMC problem. I am more interested in understanding ways to protect the consumer against negligence and instill confidence in the appraisal process. To require AMCs to pay for surety bonds in order to operate in a state sounds like it provides an easier way for consumers to go after AMCs for negligence. Feedback or suggestions welcome.
According to Wikipedia, a surety bond is a contract among at least three parties:
I was contacted by Jay Buerck of SuretyBonds.com who wrote provided the following post on surety bonds and appraisal management companies. He indicated that 6 states brought about new AMC legislation last year and it is expected to grow in the coming years. His article is simply trying to make everyone aware of this fact.
States nationwide are introducing tougher oversight and regulation of appraisal management companies. The push is part of a growing effort to bring more consumer protection and transparency to the home-purchasing process.
In all, six states: Arkansas, California, Nevada, Louisiana, Utah and New Mexico ó ushered in new AMC legislation in 2009. Industry officials expect another 15 to 20 states to consider adopting similar measures this year.
Appraisal management companies are becoming increasingly important because of sweeping changes to regulations for home valuations nationwide. The stricter regulations are geared toward boosting consumer safety and stabilizing the housing market.
"There is a significant belief out there that mortgage fraud played a significant role in the meltdown in the housing market, and any unregulated entity that is out there presents the possibility for mortgage fraud to creep back into the system," Scott DiBiasio, manager of state and industry affairs for the Washington, D.C.-based Appraisal Institute, a global association of real estate appraisers, told Insurance Journal this winter. "I think legislators recognized that this was a gaping loophole that needed to be corrected."
Taking consumer protection a step further, Arkansas became the first state to add a surety bond requirement to its appraisal management statutes. The new legislation requires that AMCs post a $20,000 surety bond with the stateÃs real estate appraiser board.
Surety bonds are essentially three-party agreements that ensure businesses or people follow all applicable laws and contracts. A surety bond also provides consumers and tax payers who are harmed by the business with an avenue of financial recourse.
Most of the new AMC legislation requires companies to make sure their appraisals are in line with the Uniform Standards of Professional Appraisal Practice. TheyÃre also responsible for ensuring they use certified and licensed appraisers only.
There are also some financial disclosure and transparency requirements in some states.
"We need to have and the public deserves to know who owns, operates and manages these appraisal management companies," DiBiasio said. "I think the $20,000 surety bond is really there to provide some minimal protection to consumers."
Tags: AMC, Appraisal Institute, Appraisal Management Companies, HVCC
I authored the following article for RealtyTrac which appeared on the cover of their November 2009 subscriber newsletter called Foreclosure News Report. It features a column for guest experts called "My Take."
When Rick Sharga invited to write the article, he provided the previous issue which featured a great article by Karl Case of the Case Shiller Index and I was sold.
I hope you enjoy it.
Appraisers and Foreclosure Sales Bring Havoc to Housing Markets
By Jonathan Miller
President/CEO of Miller Samuel Inc.
In many ways, the quality of appraisals has fallen as precipitously as many US housing markets over the past year. Just as the need for reliable asset valuation for mortgage lending and disposition has become critical (fewer data points and more distressed assets) the appraisal profession seems less equipped to handle it and users of their services seem more disconnected than ever.
The appraisal watershed moment was May 1, 2009, when the controversial agreement between Fannie Mae and New York State Attorney General Andrew Cuomo, known as the Home Valuation Code of Conduct, became effective and the long neglected and misunderstood appraisal profession finally moved to the front burner. Adopted by federal housing agencies, HVCC, or lovingly referred to by the appraiserati as "Havoc" and has created just that.
During the 2003 to 2007 credit boom, a measure of the disconnect between risk and reward became evident by the proliferation of mortgage brokers in the residential lending process. Wholesale lending boomed over this period, becoming two thirds of the source of loan business for residential mortgage origination. Mortgage brokers were able to select the appraisers for the mortgages that they sent to banks.
Despite the fact that there are reputable mortgage brokers, this relationship is a fundamental flaw in the lending process since the mortgage broker is only paid when and if the loan closes. The same lack of separation existed and still exists between rating agencies and investment banks that aggressively sought out AAA ratings for their mortgage securitization products. Rating agencies acceded to their client's wishes in the name of generating more revenue.
As evidence of the systemic defect, appraisers who were magically able to appraise a property high enough to make the deal work despite the market value of that locale, thrived in this environment. Lenders were in "don't ask, don't tell" mode and they could package and sell off those mortgages to investors who didn't seem to care about the value of the mortgage collateral either. Banks closed their appraisal review departments nationwide which had served to buffer appraisers from the bank sales functions because appraisal departments were viewed as cost centers.
The residential appraisal profession evolved into an army of "form-fillers" and "deal-enablers" as the insular protection of appraisal professionals was removed. Appraisers were subjected to enormous direct and indirect pressure from bank loan officers and mortgage brokers for results. "No play, no pay" became the silent engine driving large volumes of business to the newly empowered valuation force. The modern residential appraiser became known as the "ten-percenter" because many appraisals reported values of ten percent more than the sales price or borrower's estimated value. They did this to give the lender more flexibility and were rewarded with more business.
HVCC now prevents mortgage brokers from ordering appraisals for mortgages where the lender plans on selling them to Fannie Mae or Freddie Mac which is a decidedly positive move towards protecting the neutrality of the appraiser. Most benefits of removing the mortgage broker from the appraisal process are lost because HVCC has enabled an unregulated institution known as appraisal management companies to push large volumes of appraisals on those who bid the lowest and turn around the reports the quickest. Stories about of out of market appraisers doing 10-12 assignments in 24 hours are increasingly common. How much market analysis is physical possible with that sort of volume?
After severing relationships with local appraisers by closing in-house appraisal departments and becoming dependent on mortgage brokers for the appraisal, banks have turned to AMC's for the majority of their appraisal order volume for mortgage lending.
Appraisal management companies are the middlemen in the process, collecting the same or higher fee for an appraisal assignment and finding appraisers who will work for wages as low as half the prevailing market rate who need to complete assignments in one-fifth the typical turnaround time. You can see how this leads to the reduction in reliability.
The appraisal profession therefore remains an important component in the systemic breakdown of the mortgage lending process and is part of the reason why we are seeing 300,000 foreclosures per month.
The National Association of Realtors and The National Association of Home Builders were among the first organizations to notice the growing problem of "low appraisals". The dramatic deterioration in appraisal quality swung the valuation bias from high to low. The low valuation bias does not refer to declining housing market conditions. Despite mortgage lending being an important part of their business, many banks aren't thrilled to provide mortgages in declining housing markets with rising unemployment and looming losses in commercial real estate, auto loans, credit cards and others. Low valuations have essentially been encouraged by rewarding those very appraisers with more assignments. Think of the low bias in valuation as informal risk management. The caliber and condition of the appraisal environment had deteriorated so rapidly to the point where it may now be slowing the recovery of the housing market.
One of the criticisms of appraisers today is that they are using comparable sales commonly referred to as "comps" that include foreclosure sales. Are these sales an arm's length transaction between a fully informed buyer and seller is problematic at best. While this is a valid concern, the problem often pertains to the actual or perceived condition of the foreclosure sales and their respective marketing times.
Often foreclosure properties are inferior in condition to non-foreclosure properties because of the financial distress of the prior owner. The property was likely in disrepair leading up to foreclosure and may contain hidden defects. Banks are managing the properties that they hold but only as a minimum by keeping them from deteriorating in condition.
In many cases, foreclosure sales are marketed more quickly than competing sales. The lender is not interested in being a landlord and wants to recoup the mortgage amount as soon as possible. Often referred to as quicksale value, foreclosure listings can be priced to sell faster than normal marketing times, typically in 60 to 90 days.
The idea that foreclosure sales are priced lower than non-foreclosure properties is usually confused with the disparity in condition and marketing times and those reasons therefore are thought to invalidate them for use as comps by appraisers.
Foreclosure sales can be used as comps but the issue is really more about how those comps are adjusted for their differing amenities.
If two listings in the same neighborhood are essentially identical in physical characteristics like square footage, style, number of bedrooms, and one is a foreclosure property, then the foreclosure listing price will often set the market for that type of property. In many cases, the lower price that foreclosure sales establish are a function of difference in condition or the fact that the bank wishes to sell faster than market conditions will normally allow.
A foreclosure listing competes with non-foreclosure sales and can impact the values of surrounding homes. This becomes a powerful factor in influencing housing trends. If large portion of a neighborhood is comprised of recent closed foreclosure sales and active foreclosure listings, then guess what? That's the market.
Throw in a form-filler mentality enabled by HVCC and differences such as condition, marketing time, market concentration and trends are often not considered in the appraisal, resulting in inaccurate valuations. As a market phenomenon, the lower caliber of appraisers has unfairly restricted the flow of sales activity, impeding the housing recovery nationwide.
In response to the HVCC backlash, the House Financial Services Committee added an amendment to the Consumer Financial Protection Agency Act HR 3126 on October 21st which among other things, wants all federal agencies to start accepting appraisals ordered through mortgage brokers in order to save the consumer money.
If this amendment is adopted by the US House of Representatives and US Senate and becomes law, its deja vu all over again. The Appraisal Institute, in their rightful obsession with getting rid of HVCC, has erred in viewing such an amendment as a victory for consumers. One of the reasons HVCC was established was in response to the problems created by the relationship between appraisers and mortgage brokers. Unfortunately, by solving one problem, it created other problems and returning to the ways of old is a giant step backwards.
We are in the midst of the greatest credit crunch since the Great Depression and yet few seem to understand the importance of neutral valuation of collateral so banks can make informed lending decisions. Appraisers need to be competent enough to make informed decisions about whether foreclosures sales are properly used comps. For the time being, many are not.
Tags: AMC, Appraisal Institute, Appraisal Management Companies, Case-Shiller, HVCC, NAR, National Association of Realtors
A bit of year end housecleaning…
I know this story is two weeks old, but it concerns the appraiser on Long Island who was arrested for making death threats to New York State Attorney General Cuomo. Apparently he was upset about Cuomo's May 1, agreement with Fannie Mae that was hoped to control mortgage-related fraud.
As I've written here on many occasions, the HVCC agreement, despite good intentions, actually made the appraisal profession worse and exposed banks to far inferior appraisal quality by enabling appraisal management companies.
Of course, I'm not condoning this sort of behavior. Whether proven guilty or not, his life is going to change substantially and not for the better.
Ok, back to work.
Tags: HVCC
I stumbled on a really great blog on the American Banker site called BankThink and it's worth checking back on a regular basis.
Webmaster/Journalist Emily Flitter asked me to contribute a guest column on the current state of appraising. I named it:
Then Don't Call It An Appraisal.
I hope you enjoy it.
Here's a local copy of the article:
The trillions in adverse financial exposure and lost economic opportunity were supposed to teach us, especially those of us connected with the banking system, something about risk. But a look at the latest trend in home appraisal practices shows that although the relationship between mortgage lenders and appraisers may look different on the surface, its nature remains troubled.
As a rule, appraisers are generally ignored until we make a mistake. We're the back-of-the-house worker bees. During the housing boom (actually a credit boom with a housing boom as a symptom), an appraisal was relegated to a commodity status like a flood certification. Without much political clout or public awareness, we weren't used to being in the spotlight. We're finding it not at all flattering.
Mortgage brokers' business swelled during the boom years and many participated in compromising as much as two thirds of the residential mortgage lending business at peak – they only got paid if they could close the deal. That took an appraisal. Guess what type of appraiser was hired en masse? The ones who provided the "right†value.
How did things work in the banking industry? During the boom, in-house appraisal review departments were closed in most US Banks because they were "cost†centers. Mergers and consolidation caused lenders to lose local relationships with appraisers.
After the September financial system tipping point, it seemed like we appraisers might get an opportunity to redeem ourselves. After all, we were part of the problem along with regulators, investment banks, commercial banks, ratings agencies, real estate brokers, mortgage brokers, mortgage bankers and consumers. One big happy party.
Regulators have set out new guidelines on appraisals for lenders. The Home Valuation Code of Conduct, pronounced "Havoc†is an agreement between New York State Attorney General Andrew Cuomo and Fannie Mae that was intended to change everything.
Comp Checks, inquiries in which an appraiser was often asked to assure a floor value for a property without actually performing an appraisal, are over. Mortgage brokers can't order appraisals anymore – otherwise the bank can't sell the paper to Fannie Mae.
But not much else has changed. Lenders now call appraisal management companies who pay the appraiser half their wage (fees for AMCs are lower than appraisal fees paid 20 years ago) and require 24 – 48 hour turn times without exception.
The National Association of Realtors wants appraisers to use "good†comps and ignore foreclosure activity because we are "killing the recovery.â€
Many of the ethical "appraisers†have been forced to seek new types of work or switch careers, as they have been replaced by an army of "form-fillers.â€
After all of the financial system turmoil, not much has changed in the mortgage process as it relates to appraisers. A conversation with a loan consultant we had last week perhaps best exemplifies how detached from reality many in the lending community really are.
One of my staff appraisers recapped to me a direct conversation with a loan consultant at a large national bank. The consultant had contacted the appraiser to complain about the appraised value not being high enough on several occasions, even bringing the borrower in without advanced notice to the appraiser on one of the calls. This is a frequent conversation and it's getting old.
When trying to get an understanding of the collateral, does the banking industry want to know what the value is from a neutral source or not? If not, don't call it an appraisal because its not.
Jonathan Miller is a real estate appraisal consultant in New York. He is the co-founder of the residential appraiser Miller Samuel, and a managing principal of the commercial appraiser Miller Cicero.
Tags: AMC, American Banker, Appraisal Management Companies, BankThink, Fannie Mae, HVCC, Miller Cicero, NAR, National Association of Realtors
Podcast: Play in new window | Download
Tags: Appraisal Institute, HVCC
In this podcast I speak with Joseph Palumbo, SRA, Director of Valuation and Appraisal Management, Weichert Relocation Resources. He manages a nationwide vendor network and an in-house staff of certified review appraisers.
We talk relocation industry, USPAP, HVCC, today's appraiser and finding $5 in both your pockets.
The Housing Helix Podcast Interview List
You can subscribe on iTunes or simply listen to the podcast on my other blog The Housing Helix.
Tags: HVCC
Nothing has changed on the appraiser pressure front. with or without HVCC.
Appraisers are subject to the same sales force pressure as before. Here is a [redacted] email conversation with a loan consultant yesterday at a large national bank when the value was not high enough to their liking on a refi. We initially assumed this person from the bank was an underwriter, although in retrospect, it was obvious from the beginning he was not.
Bank (loan consultant): I really hope this is a joke he paid xx and put in xx milllion in work.
Appraiser: …if you have [new] data we can always take a second look.
Bank (loan consultant): please have [appraiser] call the client [actually it was the borrower!] to discuss asap the client [borrower] is furious
Appraiser: …have the head of your appraisal department call us. I didn't realize you are the loan officer. It's a violation of ethics law for you to be contacting us.
Bank (loan consultant): [Another bank] allows us to contact the appraiser.
Isn't this an amazing conversation?
This practice continues to happen and we continue to be just as flabbergasted each time it does. The loan officer wants the appraiser to answer to the borrower [News flash: the appraisal was done for the bank].
Don't lenders want the collateral assessed accurately? Are they even aware that this sort of thing remains fairly common?
The mortgage lending process continues to remain broken, a joke.
Tags: HVCC
NAHB regroup on the HVCC/Appraisal issue from after a very silly press release a few weeks ago to a more coherent message in the to the current press release [FAULTY APPRAISAL PROCESS HARMING HOUSING AND THE ECONOMY} which has more stats.
Twenty-six percent of builders are seeing signed sales contracts fall through the cracks because appraisals on their homes are coming in below the contract sales price, according to a nationwide survey conducted by the National Association of Home Builders (NAHB).
"Home builders are increasingly concerned that inappropriate appraisal practices are needlessly driving down home values. This, in turn, is slowing new home sales, causing more workers to lose their jobs and putting a drag on the economic recovery,†said NAHB Chairman Joe Robson, a home builder from Tulsa, Okla.
Ok, I can relate to this but the 26% figure is much higher than I would have thought, and I see myself as an appraisal pessimist these days. NAHB essentially defines faulty as "killing the deal" which is a very thin standard, but still their argument has merit.
This press release comes on the heels of the NAR press release in the form of research that said that 37% of all realtors have had 1 or more deals blow up because of the appraiser.
Lost sales were reported by 37 percent of Realtors® attempting to complete home sales, with 17 percent reporting one lost sale and 20 percent reporting more than one lost sale.
Approximately 85 percent of NAR Appraiser members reported a perceived reduction in appraisal quality.
Although these are trade groups and are known for spinning on behalf of their members, in this case, I do believe they are right. Appraisal quality has fallen sharply and the fact that Appraisal Management Companies (AMC) being enabled by HVCC has a lot to do with that.
Here's how the AMC trade group responds to appraisal criticism from real estate agent and mortgage broker trade groups.
Realtors and mortgage brokers say the new procedures tend to produce below-market valuations that can delay or kill pending deals. Consumers are paying for the changes in higher fees and subsequent appraisals when the property doesn't price right initially, they claim.
Such complaints are a "gross mischaracterization" that merely parrot talking points circulated by industry trade groups, said Jeff Schurman, executive director of the Title Appraisal Vendor Management Association, itself a professional organization representing AMCs.
"The way they tell the story, it sounds like we're a bunch of cowboys who have come on the scene to take advantage of the situation," he said. "We've been around since the 1960s."
Yes that's true Jeff, but it became an issue on May 1 when HVCC was implemented. The 1960′s cowboy analogy is like saying the Internet has been around since the 1960s.
Technically a true statement but a wildly misleading reference (much like many AMC appraisals).
Tags: AMC, Appraisal Management Companies, HVCC, NAHB, NAR, National Association of Realtors, Pending Home Sale Index, PHSI
I did another stint on Fox Business News covering the The Home Valuation Code of Conduct (HVCC) and how appraisers feel about it.
Last week I did an interview about HVCC on FBN with Neil Cavuto. I've been interviewed by each of the anchors Brian Sullivan and Dagen McDowell on prior occasions. Both very nice people. Always fun to do these.
Tags: HVCC, Television
Here's a cool WSJ interactive map on the results and here is the official CSI press release.
The general media coverage focus on the April S&P Case Shiller numbers talks a lot about the 3rd consecutive month of the ease in the rate of price declines. But the jobs outlook slipped, sapping consumer confidence.
An interesting, and in my view, likely housing double dip may be seen in the Case Shiller Index caused by performance differences in the bottom and and top half the the market.
Here's the 20-city breakdown:
While the Case Shiller Index isn't a tool to price specific property or markets, it shows macro trends and does a lot to set consumer housing market psychology.
Here's Shiller's interview on Fox Business today (I was interviewed by the same anchors about 30 minutes later on the issue of HVCC) talking about his new trading tool for housing. Mike at Altos Research does a brilliant job explaining how the new ETF works.
Tags: Case-Shiller, HVCC
Ok, so I'm kidding. But read further.
In my previous post, I address the swirl of interest in the appraisal part of the home sale process brought about by NAR's Existing Home Sale press release yesterday where they blame appraisers for preventing the housing recovery.
On the same day, the National Association of Home Builders issue a press release specifically addressing the need for new appraisal guidelines. Betting money says the two organizations (NAHB & NAR) coordinated release to get more bang for the press buck, so to speak.
Did you ever think something was terribly wrong, but you didn't understand why? If you haven't, then you should definitely read NAHB's press release.
I'll lay it out here commenting on each paragraph. It you find it to be too much (most sane people), skip to the conclusion at the bottom.
Using foreclosed and distressed sales as comparables with appraisals on single-family homes without adequately reflecting the differences in the condition of the respective properties is needlessly driving down home values, according to the National Association of Home Builders (NAHB).
If foreclosures are competing with the open market sales in the neighborhood – guess what? That's the market at that point in time. I strongly agree with their point that appraisers need to confirm condition of foreclosure sales if they use them as comps. It's not that hard. AN APPRAISER SHOULD NEVER USE A COMP UNLESS THEY KNOW SOMETHING ABOUT IT. Otherwise, it can't be comparable, by definition. Of course, the caliber of appraisers performing mortgage lending appraisals is falling rapidly with the proliferation of AMCs. That's the real issue here.
"Any home buyer can recognize the difference between a well-kept home and a distressed property that is damaged or not properly maintained. So it only makes sense that an appraiser should be required to consider the overall condition of a property and the specific factors related to a foreclosure or distressed property sale when selecting and adjusting the value of comparables,†said NAHB Chairman Joe Robson, a home builder from Tulsa, Okla.
We already are required to verify the sales to be able to make adjustments but the Cuomo/Fannie Mae deal called Home Valuation Code of Conduct (HVCC) has enable a whole army of inexperienced or incompetent appraisers at the expense of competent experienced appraisers who can't afford to work for half price and turn around assignments in 20% of the time without verifying the data.
I was told by a senior risk officer at a national lender that the bank uses several hundred appraisers in Manhattan. There are less than a half dozen long-time Manhattan-based firms here (with more than 1 employee). Where do all these companies come from? Out of state and up state New York. These appraisers will drive 3-4 hours to come to bang out a dozen reports in a day working for half the market rate.
Appraisers are often only required to conduct exterior inspections of properties that are being used as comparables because they are normally unable to enter these homes and examine their interiors. Too often, properties that have been subject to foreclosure or distressed sales have issues related to deferred maintenance or internal damage that an external inspection simply cannot reveal.
Think about what NAHB is saying here in the first sentence. We are not required to inspect the interior of the comps nor can we be made to. Do we have the right to go in all the comps? Simply walk up to the house across the street and say: "I am doing an appraisal of that house over there and the bank requires me to go inside your house and see what you have." Good grief. A very poorly worded press release.
The actual point they are making here is that they want the appraisers to consider the condition of the houses being sold at foreclosure and adjust for their inferior condition. NAHB is absolutely correct.
However, the alternative bigger picture, between the lines, inference being delivered in the release is: ALL foreclosure sales are INFERIOR in condition to the house being appraised – that's why they sell for less. That's simply not true. Are they more likely to be inferior in condition than houses sold that are not foreclosures? Yes. The seller of a foreclosure is often a large institution not as close to the property as an owner occupant would be and may have a different objective/time frame than a typical seller might.
"While most appraisers do a fine job, there needs to be proper regulatory guidelines for those who use distressed or foreclosed properties as comparables when determining home values,†said Robson. "It is essential that appraisers have the proper experience and guidance to accurately assess values in distressed markets.â€
You can't mandate what comps to use, if they are "comps." I don't want the FDIC mandating what wattage of light bulbs I can use in my upstairs hallway either. However, I agree completely with the second point. NOTHING has changed to improve the quality of appraisals since the financial meltdown began. HVCC was intended to remove the high bias in valuation caused by the mortgage brokerage industry's 60%+ market share of origination controlling and ordering the appraisals. That was removed with HVCC. The growth in mortgage broker market share of bringing business to the banks allowed lender relations with local appraisers and the existence of inhouse appraisal review departments to whither and die. The bank solution appears to be to use AMCs to order appraisals, a process which was enabled by HVCC, which is an accident waiting to happen. While mortgage broker ordered appraisals were biased high, AMC ordered appraisals are biased low.
What about a neutral middle ground? Good grief.
In neighborhoods where comps include a large number of short sales or foreclosures, appraisers should have the option of expanding the geographic area or extending the time frame for eligible sales to get a more representative basket of the value of homes sold in the area, Robson added.
They basically want appraisers to ignore all foreclosure sales because they are "low" and be allowed to expand search guidelines to find higher sales. Property values in a neighborhood that are hurt by rising foreclosure activity isn't caused by appraisers. They are competition to the non-foreclosure homes (and should be properly adjusted for condition). If the appraiser is determining market value of a property, he/she can't cherry-pick the high sales. Their logic is a fall-back to credit boom reasoning which was all about finding the highest sales to make the deal happen.
Currently, improper or insufficient adjustments to the comparable values of foreclosed and/or distressed homes often results in the undervaluation of new sales transactions.
The best message in this release and it is absolutely true. Condition of the comps should be discovered and adjusted for. Otherwise they aren't comps – they are merely sales.
"This practice must be corrected because it contributes to the continuing downward spiral in home prices, forestalling the economic recovery,†said Robson.
Overstated but not entirely incorrect, due to the growing AMC issue. The legion of incompetent appraisers being enabled through HVCC and AMCs are resulting in less accurate valuations. This problem sticks like a sore thumb in a declining market with low sales activity, compromising the public trust.
Foreclosure comps are like the new breed of appraisal management appraisers proliferating in a down market. * The quality of appraisals should be much higher than it currently is, whether or not the housing market is rising falling or flat.
* Nothing has been done to address the poor quality of appraisals performed for lending institutions. * National retail banks have all gone the AMC route to get their appraisers.
If the user of an appraisal report (bank, Fannie/Freddie, secondary market investor) doesn't care about the quality and reliability of the valuation process, then the use of AMCs are enabled and becomes the new market for appraisal services, damaging the livelihoods of competent and diligent appraisers.
The use of AMC appraisers is beginning to sound a lot like the way foreclosure comps are being used in an appraisal.
Tags: AMC, Appraisal Management Companies, FDIC, HVCC, NAHB


text:
May 3, 2016
TPD says a group of teenagers were walking down the street after school when they got into a fight last Wednesday (12/15) in the parking lot of the Thomas County Juvenile Justice Center.
They say a 15-year-old threw a brick at the head of a 14-year-old during the argument, and the victim was taken to the emergency room at Archbold Memorial Hospital.
Officials say the teen was released from the hospital. The 15-year-old is charged with aggravated battery and assault.
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subset: commoncrawl


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Confessions of a Man-Slut
posted 5/29/2007 11:54:14 PM |
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Well, boys and girls, the results are in and it turns out that I am a shitty husband. Its not that I don't love my wife, becuz I do. My problem seems 2 lean more 2wards my inability 2 keep from sharing that love with other bitches, whether it be over the internet, via e-mail or God 4bid (I don't get 2 use that one much...I like it) in person. I have been trying 2 keep that last one 2 a minimum, since the wife made it clear she would not tolerate any more of the shit, and I tend 2 believe she means it this time.
U see, any woman iz only going 2 be able 2 take so much shit from U B4 she fucking snaps and can't deal with Ur dumbass anymore. That's when U get shifted out of loving partner status and N2 that of loving friend, provided U haven't done some unforgivable shit that she has 2 hate Ur ass 4. Even then, she will probably still want the best 4 U.
But right now, what she wants iz 4 me 2 wake the fuck up and see what I have, B4 she finally tells me 2 kick fucking rocks. Iz it a necessity that we lose what we have B4 we start 2 cherish it? That seems exceedingly stupid 2 me, yet I find myself tempted 2 risk losing it all on an almost daily basis. Ok...not daily...I don't get that much action. But U get my point, right? Why do I still have this insane drive 2 destroy what I already have, and so many others want?
There iz one argument which states that this behavior iz genetic in origin, That men and women are simply wired differently, and our need 4 different women stems from some deep rooted need 2 procreate left over from when we were cavemen or some shit. Yeah, right...So long as I'm not sleeping under a fucking rock I just don't see that one flying. I can hear her now. "U can be a fucking caveman all U want, motherfucker, but if I see Ur Neanderthal ass running around with Betty fucking Rubble Ur gonna be looking 4 a new cave 2 dwell in." Hey, I gotta theory 4 Ur ass. I gotta theory that it wuz a dude that came up with this shit 2 explain why he wuz banging his 24 year-old lab assistant.
I tend 2 lean 2wards the argument that men are just fucking stupid. Get them N2 any situation that results in an erection and all fucking bets are off. And U gotta figure that has something 2 do with a motherfucker's blood supply being routed down there rather than 2 the brain where he so desperately needs it, right? And U know what that means. It means that the bigger the dick, the dumber the guy. I know some of U guys are thinking 2 Urselves, 'Bullshit! If that were true, I'd drop N2 a fucking coma every time I got wood! Bada-bing!' But let's be honest...very few of us are going 2 be needing a transfusion anytime soon and most of those of us who are are probably gay anyway. It's kinda like the good-looking guy rule (that rule being: If he iz a well dressed, good-looking guy he iz either gay, or already has a woman dressing his good-looking ass). Most guys with cocks like that must figure it takes another guy 2 appreciate the whole wonder of it. There may be something 2 that. I imagine there are a lot of bitches that take one look and are like, "U wanna put that where? I don't think so, mister." Guys just seem 2 be a lot more...um...enthusiastic about that sort of thing. U know...4 the most part...
I myself wouldn't know, since I have an unusually small cock. Standing at attention it iz maybe two inches on a good day. It still wakes me up by tapping on my chest, though. Then it hops on over 2 the window and cockle-doodle-doos the day awake. It really iz the cutest thing. U gotta see it 2 believe it.
Now I 4got what I wuz talking about. That must mean I'm getting a hard-on.
Keeping U posted
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Blogs by DickSlippery:
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4 Those Without a Cock - We Dilute U...
If I Waste My Time Writing It, Will U Waste Ur Time Reading It?
Rumors, Lies and Innuendo XIV
Here We Go Again....
Dear AMD...
Iz this Better,Goddamnit?
I'm Sorry I Took the Money...
Nuthin bout Nuthin
Paris in the summer...
Just when U thought it Wuz Safe...
Ever wonder what I'm doing when I'm not Doing This?
Confessions of a Man-Slut
Rumors Lies & Innuendo XIII (Part Two)
Rumors Lies & Innuendo XIII (Part One)
Al Sharpton...Whig? (Part Two)
Al Sharpton...Whig? (Part One)
If U Want Dick...U Got Him
The Breast of Thymes (Part Two)
The Breast of Thymes (Part One)
Scattered Thoughts & Random Ideas XII (Part Two)
Scattered Thoughts & Random Ideas XII (Part One)
Goddamnit...I Just Fucking LOVE Big Tits!
I wonder if I'm normal
Now, if we can only get the Jews 2 apologize 4 Jesus
post a comment!
May 30 @ 12:09AM
Wasn't this a re-write of a blog you did awhile back; sweriously Dick,we can't keep on carrying you like this. You've got to start pulling your weight around here if you expect to stay.Note to Pudge:take a look at Dicks contract and see if we can get rid of his good for nothing ass and that 2" cock of his.
kudo bro.
May 30 @ 12:13AM
So... ummm... you're hard, huh?
You... uhhhhhhhhhhhhhhhhh... wanna fuck.. or something??
May 30 @ 3:23AM
amusing, as alwasy, DS....
May 30 @ 7:28AM
Ok, Ive been pulled into your evil web and will spend the next few hours reading all your blogs...
May 30 @ 8:29AM
Repeat it like a mantra... I will not fuck up... I will not fuck up....
Mr. Slippery I checked into your contract with Cellar LLC and it seems you have lucked out on this one. The minimum penis size clause was apparently waived due to a substantial donation of titty pics. Looks like someone was looking out 4 you this time.
I will not fuck up... I will not fuck up...
May 30 @ 8:29AM
OMG finally a blog from you that i understood!!!
Ur dumbass anymore
And why bring Larry into it, Hes the dumbass.
Acutally this was pretty damn funny. Kudos to you.
May 30 @ 8:56AM
Very interesting,
May 30 @ 9:16AM
I hope its not dancing on your chest
May 30 @ 9:25AM
Ok here is your argument for, Monogamy is societal. In the past women were hardwired to find a new mate every four years. Just as soon as the offspring were weened.
If that don't work dude, just keep ya mouth shut and lie low for a while
May 30 @ 1:20PM
i knew you could call a man a slut..or man-whore. you should be careful..the wife might use your penis as a rearview window decor.
May 30 @ 3:31PM
The grass is always greener, pal--we can all relate to that. Next time you feel your willpower waning as your erection is rising, make a point of visualizing your life without her; make it real, imagine how it would feel. Practice it unaroused, so you know what you're doing when you need it in a pinch. Should be an effective buzzkill. Then go spend time with her or call her or write her a letter or something. You guys might just be stagnating a little bit... that's ok, it happens. Push through it, and the relationship will emerge on the other side, tough as nails.
Jun 1 @ 12:21PM
I thought it was explained best by this "boys spend 9 months trying to get out, and the rest of thier lives trying to get back in".
Jun 1 @ 1:07PM
Damn. And so close too...
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DRAM Contract Price To Remain Flat In July
By - Source: Tom's Hardware US | 0 comment
The DRAM contract price is going to stay flat through July, after seeing prices steadily increase since April, according to DRAMeXchange. DRAMeXchange indicated that the DRAM contract price stayed flat in the first half of July, ending the consecutive growth trend seen since April.
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Things to see and do - Bangkok
Leaving for Thailand
Wat Pho (Wat Phra Chetuphon) :
Nearby tourist sites
Nearby hotels
VIE Hotel Bangkok - MGallery Collection from4500 THBBook
Novotel Bangkok on Siam Square from2700 THBBook
Sri Krungthep Hotel from900 THBBook
Things to do nearby
Bangkok Temples Tour including reclining Buddha at Wat Pho
- 29 €
- Book
Khao Yai National Park and Elephant Ride Day Trip from Bangkok
- 89 €
- Book
Thai Burma Death Railway Bridge on the River Kwai Tour from Bangkok
- 57 €
- Book
Wat Pho (Wat Phra Chetuphon)
Wat Pho (Wat Phra Chetuphon) : Michelin's recommendations
The oldest temple in Thailand, Wat Pho is also home to the country's most important school of medicine and traditional massage. It owes its renown to its impressive reclining Buddha (46m long and 15m high), which is completely covered with gold. Note the unusual detail on the feet of the statue: the soles are inlaid with delicate mother-of-pearl showing the 108 auspicious signs of Buddha ( lakshanas). Among the many fascinating sights in this complex, don't miss the frescoes in the ubosot.
Useful Information
- Address : Th. Thai Wang T - BangkokBangkok
- Prices : 100 THB
Opening hours :
- daily 8am-5pm
Read also our reports on: Wat Pho (Wat Phra Chetuphon)


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Written by rare mom, Lori Sames:
My youngest of three daughters, Hannah, has an ultra-rare genetic disorder called Giant Axonal Neuropathy (GAN). She was diagnosed following her fourth birthday, and she is now 11. GAN is taking it's tole on Hannah. She has scoliosis and is losing strength in her trunk. She can barely walk with the help of two adults. She is choking on water. She is losing muscle mass in her arms and legs. She sleeps with a cpap.
Hannah is afraid to sleep alone. For the past two years, I have been sleeping with her. I love the time we have alone together each night. I hate it that she is so dependent, as this frustrates her and it isn't fair that she has this disorder. I am angry to my core, but I love the tight bond and special relationship we have because she is dependent.
NORD is honored to tell Lori's story as part of our celebration of moms this Mother's Day (#myraremomstory).
To make a donation in honor of a mom in your life this Mother's Day, please visit our Donate page.
By Lisa Phelps, NORD Director of Marketing & Community Relations
With every New Year comes the resolve of individuals to better themselves in one or more ways. But after the ball has dropped and the confetti is swept away, it's difficult for 75% of people to remain committed to their resolutions beyond the first week!
This year, consider a resolution to which you can remain committed: Resolve to better the lives (and chance at life) for 30 million individuals – not just one.
Rare Disease Day is only eight weeks after New Year's Day, falling on February 28, 2015. On this one-of-a-kind day, communities around the world will gather together to raise awareness among the general public and decision-makers about the 7,000+ rare diseases and their impact on the lives of patients. Started by EURORDIS and brought to the US by NORD in 2009, this pivotal day has contributed to national plans and policies to better the lives of patients in over 80 countries.
The New Year's Resolution: Become a Rare Disease Day Partner and join the 30 million Americans impacted by a rare disease to help patients, caregivers, and organizations working to advance the availability and delivery of information, research, education, treatment and care.
1. You Can Donate to support events and activities by patients and advocates
2. You Can Help Host a State House Event, or join one already in planning
3. You Can Share the Rare Disease Day Message with friends and decision-makers through social media, media/press, or in writing to your elected official
4. You Can Submit a Handprints Across America™ photo – using either your photo, or, if you're feeling ambitious, find influential public figures to take a photo with the Handprints Across America™ handout! The most influential photo will be included in NORD's 2015 media campaign with a story on the individual or group that submitted.
Let's Achieve Our New Year's Goals Together.
"Alone We Are Rare. Together We Are Strong."™
As the holidays are in full swing, I cannot help but reflect upon the number of courageous families who are facing the most challenging times of their lives as they are impacted by rare diseases.
The Christmas season is a poignant one for me as I celebrate everything for which I am thankful and remember the fond memories of years past with my family. I also reflect upon the memory of my son, Trevor, who never had a chance at life as he was afflicted with a devastating rare disease called Metachromatic Leukodystrophy.
This neurological, progressive, degenerative disorder claimed his young life, robbing him of the simple pleasures we all enjoy: the ability to talk, walk, play ball, dance and simply grow up as we all should.
Every day, in my mind, I see his smiling face and behind him the silhouettes of 30 million Americans. Every day, I wake up and undertake my mission as parent advocate and the Director of Development of NORD.
Before members of Congress pack up and go home for the holidays in December, there's one important thing they need to do: Complete the reauthorization of the Newborn Screening Saves Lives Act.
At the start of this Congressional year, reauthorization of this very successful legislation appeared to be a slam-dunk. The value of the Newborn Screening Saves Lives Act has been well documented.
Both the House and Senate passed reauthorization bills with little fanfare. But now the legislation has become stalled in the Senate, and it is not at all certain that the impasse will be resolved before the end of this Congressional season.
To leave this critically important matter in limbo would be a disservice to all Americans … and, in particular, to the rare disease community.
The Monaco family's story illustrates why newborn screening is important. In 2001, son Stephen went to bed one evening a lively and precocious toddler. By morning, he was in medical crisis, his life forever compromised by a "silent" disease that no one knew he had.
Stephen's sister, Caroline, leads a normal, active life today as a result of newborn screening that made possible proactive measures to protect her. In addition to the tragic loss of Stephen's ability to fulfill his early promise, this story also has an economic component. Stephen will need a lifetime of sophisticated medical care, whereas a major part of Caroline's treatment is simply a modified diet.
On behalf of all the Stephens and Carolines in this world, NORD is inviting everyone to join us in letting Congress know that newborn screening is important to us. We have sent a letter to Congress signed by more than 70 organizations and rare disease medical experts.
In addition, our policy team has drafted an email that you can easily personalize and send to your Congressional representatives today. Please consider joining us in this important effort.
Send an email to your members of Congress.
Read NORD's letter to Congress.
Read a great document on the history of newborn screening.
NORD and Frontline Medical Communications have signed a strategic partnership agreement to collaborate and develop innovative educational programs for physicians and other healthcare providers (HCPs). read more >
RareDisease Dialog is the official blog for the National Organization for Rare Disorders (NORD). NORD's staff and friends will share information of interest to the entire rare disease community.
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We've spent the last week at Probert Towers watching Never Sleep Again, a quite remarkably exhaustive four-hour plus documentary on the Nightmare On Elm Street series of films and pretty much the last word on the subject. The team behind this have gathered together as many key personnel from each of these movies as they could, including Wes Craven and Robert Shaye, Robert Englund and Heather Langenkamp (who also narrates the entire thing) and many, many others. It's a tremendous piece of work – illuminating, enjoyable and with the same sense of fun that most of the films had. All eight films are dealt with – ie, Parts I – V, Freddy's Dead, New Nightmare and Freddy vs Jason. Yes, friends, you can relax as this disc is entirely Michael Bay remake free. For anyone who grew up watching this series it's compulsive viewing, and the only reason it's taken us so long to get through it is because we've stopped to watch a number of the films along the way, resulting in one of those pleasant nostalgia trips that I've felt the urge to share.
Read more…
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The best way you can support This Is Horror is buy our books. Head on over to the This Is Horror Shop to see the books we have available. We have a special offer on All Four Year One Books – JUST £10!
You can buy our latest release, The Visible Filth by Nathan Ballingrud direct from us right now. Each direct order includes eBooks in PDF, epub and mobi format.
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Classic cars, hot rods to cruise Wayne County park
DEARBORN HEIGHTS, Mich. (AP) — The fourth annual Wayne County Parks Cruisin' Hines event will feature classic cars and hot rods.
Hines Drive is closed to regular traffic from Outer Drive to Ann Arbor Trail from 9 a.m. to 5 p.m. Sunday. Hines Park opens at 9 a.m. for cruisers, who must enter Hines Drive from Ford Road.
Spectators can enter the park at Merriman Road, Telegraph Road or the Warrendale picnic area in Dearborn Heights.
Food and event items will be sold.


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4-H Collecting H.U.G.S. for Oklahoma youth
Anyone who would like to help young people stay warm this winter can contact a 4-H member anywhere in Oklahoma County and give them some "H.U.G.S."
H.U.G.S. are new hats, underwear, gloves and socks that are collected by 4-H clubs and members in the fall and delivered to kids who need them through churches, schools, community groups and other outreach avenues.
"This is the way we celebrate National 4-H Month in October," explained Kyle Worthington, 4-H Youth Educator for the Oklahoma County 4-H program. "We started this program years ago when we wanted to kick off 4-H Month by doing something for the kids in our communities who were in need. We found that there were already programs in place that helped people get warm coats, but no one was thinking about their need for underwear, socks and warm gloves and hats."
Last year, 4-H members collected around 2,000 H.U.G.S. and donated them to Positive Tomorrows, a school for homeless children, the Infant Crisis Center, the Salvation Army, Christmas Connection, Citizens Caring for Children and other groups.
"We found that doing something for someone else is a great way to kick off our new year," Worthington said. "October is National 4-H Month and collecting H.U.G.S. has become the way we celebrate that."
In addition to individual members collecting H.U.G.S., 4-H clubs place a number of H.U.G.S. boxes around the Oklahoma City metro area so that individuals can deliver their H.U.G.S.
Collection sites include the Oklahoma County OSU Cooperative Extension office and all of the County Commissioner's and other elected official's offices in Oklahoma County.
"Our 4-Hers are just now starting to deliver boxes," Worthington explained. "We update our list daily and so encourage anyone wanting to find a H.U.G.S. donation site in their area to call the OSU Extension Center for locations."
The 4-H clubs will be collecting H.U.G.S. through the second week of November.
For more information about the H.U.G.S. program, contact the Oklahoma County 4-H department at 713-1125.


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Train Yourself to Be More Creative
Psychology and marketing professor and resident creativity guru Art Markman offers practical advice on how anyone can practice creativity.Read more
Childhood Sports Participation Influences Adult Creativity
The kind of sports participation you engage in during childhood influences your level of creativity later in life, according to research findings from The University of Texas at Austin's College of Education.Read more
Spotlight on undergraduate research
Research Week takes place April 16-20. To celebrate undergraduate research and creative activity, we're highlighting five profiles of student researchers.Read more
Experts Available to Discuss Super Bowl Advertising
The Fox network will air Super Bowl XLII on Feb. 3. Last year, 93.2 million viewers tuned in to watch the game and the advertisements. According to the industry magazine "Advertising Age," Fox has gotten some marketers to pay as much as $3 million per 30-second ad to appear in the game. Thanks to the high price tag, the commercials are highly anticipated, generating almost as much hype as the game itself.Read more
Creative Work Has Health Advantages, Population Research Center Study Shows
Employees who have more control over their daily activities and do challenging work they enjoy are likely to be in better health, according to a new study from The University of Texas at Austin published in this month's Journal of Health and Social Behavior.Read more


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Tip of the Week
October 8th, 2012 by Isaac Meadows in Announcements, Reference
Visit the Writing Center on the second floor of the Library for help with,
- Editing
- Proofreading
- Citation
- and more
Questions? Just ask us!
Tags: Citation, Editing, Proofreading, Writing Center
Fall Break Hours
October 8th, 2012 by jimm wetherbee in Announcements
The Ethel K. Library will be on an abbreviated schedule between Saturday, October 13th and Tuesday, October 16th.
- Saturday, October 13th: Closed
- Sunday, October 14th: Closed
- Monday, October 15th: 8:00 a.m.-4:00 p.m.
- Tuesday, October 16th: 8:00 a.m. to 11:00 p.m.
The Library's normal schedule will resume on Wednesday, October 17th.
Tags: Fall Break, Library Hours


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Here's bit of the story about the signs of regrowth that has seen in oiled marshes after the math of oil spill.
By CAIN BURDEAU and JEFFREY COLLINS, Associated Press Writers Cain Burdeau And Jeffrey Collins, Associated Press Writers 37 mins ago
BARATARIA BAY, La. Shoots of marsh grass and bushes of mangrove trees already are starting to grow back in the bay where just months ago photographers shot startling images of dying pelicans coated in oil from the massive Gulf oil spill.
More than a dozen scientists interviewed by The Associated Press say the marsh here and across the Louisiana coast is healing itself, giving them hope delicate wetlands might weather the worst offshore spill in U.S. history better than they had feared. Some marshland could be lost, but the amount appears to be small compared with what the coast loses every year through human development.
On Tuesday, a cruise through the Barataria Bay marsh revealed thin shoots growing up out of the oiled mass of grass. Elsewhere, there were still gray, dead mangrove shrubs, likely killed by the oil, but even there new green growth was coming up.
"These are areas that were black with oil," said Matt Boasso, a temporary worker with the Louisiana Department of Wildlife and Fisheries.
As crude from a blown-out BP well oozed toward the marshes after an April oil-rig explosion, experts had feared it would kill roots in marsh grass, smother the mangroves and ultimately dissolve wetlands that plant life was holding together. State, federal and BP cleanup efforts were focused on preventing that from happening by burning and skimming the oil, blocking it with booms and sand berms and breaking it up with chemical dispersants
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signs of regrowth seen in oiled marshes
Started by Andromedan StarSeed , Aug 11 2010 10:05 PM
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Sophomore Matthew Lowe went under par for the 10th time this year.
Reigning Atlantic 10 Rookie of the Year Matthew Lowe returns to lead the Spiders.
Lowe shot a school-record round of 63 (-8) on Saturday.
This marks Lowe's fourth career A-10 Weekly Award.
Lowe led the Spiders with a two-round score of +1.
Sophomore Matthew Lowe placed fifth by shooting -1 for the tournament.
The senior golfer won all three match play rounds in Florida.
Richmond advanced to the championship round against VCU.
The Richmond men's golf team was picked second in the Atlantic 10 Preseason Poll.
Tim Graham, Zack Justice and Andrew Sciaretta are coming to Richmond next fall.
Sam Beach and Brad Miller will be competing in Texas.
Lowe tallied his sixth under-par round of the fall.


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- Homepage >
- News Archives >
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Spiritual guidance-Fort Rucker community prays for servicemembers, nation
February 18, 2010
By Emily Brainard, Army Flier Staff
FORT RUCKER, Ala. -- Building spiritual resiliency to overcome life's struggles was the message impressed upon more than 300 National Prayer Breakfast attendees by Chaplain (Col.) David Smartt, Installation Management Command command chaplain, at The Landing Feb. 11.
Breakfasts like this one are conducted across the country every year to pray for national and local leaders, the country and its people, including Soldiers and Army Families.
Touching on resiliency here reflects Army-wide intentions to build emotionally and mentally resilient servicemembers and Families, said Installation/Garrison Chaplain (Col.) Stephen Cook. Having strong religious foundations creates well-rounded individuals.
Soldiers stationed here are often training up for future deployments and must ready themselves professionally and spiritually for impending challenges, Cook explained.
"If you have the sense of how things are going to turn out, God is going to take care of you," Cook said. "That gives you some strength to weather tough parts (of life)."
This strength is critical to success anywhere, officials said.
"Spiritual resilience is bounce-back ability," said Smartt. "God reveals himself and is present even in the direst circumstances. Just because you don't see God acting in the way he has before doesn't mean he's not there acting in very important ways."
Smartt recalled the biblical story of the Israelites, who displayed resiliency when facing enemy oppression. People today can learn from historical experiences, he said.
"We need to recognize we cannot make it on our own," Smartt said.
Regardless of their specific faiths, chaplains, Soldiers and community members bonded together to pray during the breakfast for everyone to reach these levels of resiliency.
Remembering to pray for those in uniform is especially important, because it's too easy to forget those serving in harm's way, Cook said.
"Prayer keeps you from looking down (on life). It makes you think about the bigger picture and makes you a better person," Cook said.
Senior Catholic Chaplain (Capt.) Sean Magnuson also prayed during the breakfast for Soldiers serving overseas to have courage, compassion and mercy while fighting, and asked Families at home to display patience and share God's love with others.
Officials hoped the breakfast left everyone feeling rejuvenated and motivated. Garrison Commander Col. Yvette Kelley said she aspires for people to find their strength in divine authority, quoting Luke 1:37, "For with God, nothing should be impossible."


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Maxwell & Pam
Audio Vault
Friday, March 28, 201403/28/2014
Tom Arnold with Pam and Heather
Actor and comedian Tom Arnold stops by the KIOA studios to say hi to Pam and fellow Ottumwa native Heather!!
Monday, March 10, 201403/10/2014
Graham Nash Interview
Listen as the legendary, Graham Nash, of the Hollies and Crosby, Stills and Nash, chats with Maxwell, Pam and Heather…
Monday, February 17, 201402/17/2014
Friend's Furnace Nomination is Well-Timed
Lynne's friend, Jaquelyn, has had to endure family tragedy and illness for the last few years, but Lynne wanted to…
Friday, February 14, 201402/14/2014
Sgt. Dave Reads 50 Shades of Grey for Valentine's Day
Brace yourself….
Thursday, February 13, 201402/13/2014
KC Chats with MPH
KC, of KC and the Sunshine Band called the Maxwell, Pam and Heather Show to chat about his show at…
Friday, February 7, 201402/07/2014
MPH chats with Joe "Beatle Brunch" Johnson!
Listen, as Joe Johnson, host of The Beatle Brunch on KIOA, calls the Maxwell, Pam and Heather Show to talk…
Wednesday, January 29, 201401/29/2014
Propane (Song Parody)
Maxwell parodies Iowa's short supply and high prices of Propane!
Monday, January 20, 201401/20/2014
Friend Helps Friend Get A New Furnace
Lauren nominated her friends, Jessica and Alex for a new furnace with our Warm Your Heart Campaign, after learning they…
Tuesday, January 7, 201401/07/2014
Sex Therapist, Dr. Ruth Westheimer, chats with MPH!
Dr. Ruth called the Maxwell, Pam and Heather show to talk SEX and her appearance in Des Moines at the…
Tuesday, January 7, 201401/07/2014
McDonald's Diet Teacher Talks with MPH!
Maxwell, Pam and Heather talked with Colo-Nesco Science Teacher, John Cisna, about his class's McDonald's Diet experiment. John and his…


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Comments (9)
I've been having this problem lately too. I've focused on two things to get us through:
1 - Stop being so anal about LO making a mess. I had a problem with this when DS first started, because I didn't want to clean up said mess. But once I relaxed about it, so did DS, and we're doing a lot better.
2 - Give LO something to distract her hands. I throw some Cheerios or something similar onto DS's tray as I feed him. He gets practice feeding himself, and it keeps his hands busy so I can get some spoonfuls in.
Hope that helps!
Do not argue with an idiot. He will drag you down to his level and beat you with experience.
This is pretty normal. She experiencing all these new tastes and textures and wants to see what it is. She probably is ready for more self feeding. I know I'm in the minority but by 11 months my girls were on all table food. I didn't do anymore baby food at all. They had some breastmilk in sippy cups and nursed at night but they were on whole milk and ate whatever we were having for supper. Also, I'm okay with messes so I think it's hilarious when my little one puts her bowl of spaghetti on her head but that's not for everyone but I think it's something that you're going to have to let go. Kids are MESSY and that's part of the fun of being a kid. :)
Honestly? I think it's normal. Just make sure those little hands are clean before she eats. Wash them afterwards, and there you go!
About the messes... I have a trick for that if it's getting on the floor.. Buy a cheap tablecloth. The vinyl kind and put it under her high chair. Then you can pick it up and spray it off in the sink, down the garbage disposal, and your done.
My Ava grabbed the spoon at 6 months, and fed herself. I think it's just time to let her give it a go.
I'm going to try the table cloth idea too.... I feel like I'm hindering her from learning to feed herself, but I hate cleaning so damn much.
1 and done
Maybe try less messy foods too, like bananas but not squished up so she can feed herself or cooked carrots she can pick up
Scooby - 5yr Xman - 4yr SuperG - 1yr FabFoster - Baby
Need a break? BB Anonymous!
Feel free to judge me all you want, but I'm that crazy neighbor that takes the high chair and tablecloth out into the driveway and hoses it down once a day. If you have good grass (not muddy), you can do it there, and it's good for the grass. Obviously, don't do that with spaghetti.
I've never found, and look often for a high chair that is easy to clean. I mean EASY to clean. Even the wooden ones have spindles in the back, and the plastic ones have all kids of nooks and crannies to stuff food into. You would really think they would get wise, and make an egg shaped plastic chair (like the one in Men in Black) with a small tray and nothing else for toddlers. Their ability to destroy things is simply amazing.
We never did purees but any time I try and spoon in I get similar things. Littleman will do it HIMSELF thank you very much. Try some finger foods and see what happens. And the IKEA highchar is awesome, no nooks, fits in a shower stall and is cheap and sturdy.
This thing we call failure is not the falling down, it's the staying down.


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text:
Luna's Dean Wareham has reached a peaceful space about the incessant Velvet Underground comparisons (many justified) his band has endured since their 1992 debut, Lunapark.
And his band's latest album may have a lot to do with it, he said.
"I don't really buy the comparison, personally," said the former Galaxie 500 leader and frontman for Luna, when asked about the slight shift away from the Velvety sound on the band's upcoming fourth album, Pup Tent (July 29).
Wareham, who said, if anything, the new album is a conscious attempt to get away from the sound of the last few Luna records, considers the VU comparison a "lazy" one. "Having toured with them, I don't think anybody sounds like them," he said. "Not Yo La Tengo, not The Jesus and Mary Chain either." (Luna opened for a reunited Velvet Underground on a 1993 European tour.)
Wareham has a point, based on a listen of the debauched '70s disco-coke-party groove of "City Kitty" and the Brit-pop sound of "Beautiful View," both from the new album, and both the result of Luna working with a producer proper for the first time in their career. Pat McCarthy (R.E.M., Butthole Surfers, Elvis Costello), who also produced Luna's last album, 1995's Penthouse, increased his presence this time around, Wareham said, by putting the band through their paces and making them play the new songs over and over before recording them.
"In the past we were more bass, guitar and drums, a stripped-down rock band," Wareham said. "And if we'd done this album ourselves, it would have sounded like that again. But Pat pushed it in other sonic directions. Every song is radically different from the demos because we would come in each day and he would have us spend a lot of time experimenting, trying 25 different ideas before he would let us play with the tape rolling."
Wareham said this regimen was a nice change for the band (which also includes bassist Justin Harwood of Tuatara, guitarist Sean Eden and new drummer Lee Wall), who had never really worked with a producer dedicated to making them find their sound. The results of the increased production vary from the narcotic, loopy sound of the album-closer "Fuzzy Wuzzy" to the Moog and Jupiter synthesizer sleaze of "Tracy I Love You" and the heavily-treated vocals of the title track, which Wareham said he recorded through a toy robot while lounging on a couch in the studio.
"Pat was less interested in what a rock band sounds like," said Wareham of the genesis of offbeat songs such as the first single, the dark and loop-layered "IHOP," for which he learned how to play trumpet. "In fact, he told us, 'you're not a rock band, you're a quirky, strange-sounding pop band.'"
To that end, McCarthy saw to it that the oddly affecting, almost New Orderish "Bobby Peru," with its brassy horns, had Luna slipping into the guise he saw most fitting for that particular tune. "He asked us if we'd ever heard Welsh mining bands," said Wareham, still not sure if he knows exactly what McCarthy meant. "There's a lot of stuff like that on the album. Lots of stoner headphone level material."
The stoner vibe comes out of Wareham's experimentation with a number of offbeat keyboards, which he taught himself how to play over the course of the four-month recording process, which began in New York and shifted to the frozen environs of Cannon Falls, Minn. last December. Among his new arsenal is an Optigan, a Beach Boys-sounding classic studio toy that Wareham said actually is a toy, made by the Mattel company in the mid-1960s as competition for the home organ. "I used it on 'Pup Tent' and 'Beggars Bliss' for a sort of Neil Youngy sound," said Wareham.
He described the device as somewhere between a home stereo and recording deck, which uses 12″ vinyl optical discs that play a number of pre-recorded, sometimes cheesy, stock sounds such as "Polynesian drum fill."
Other songs on the album include "Whispers" and "Creeps."


text:
Recently I updated ubuntu from 9.3 to 10.04. and found that xorg's newer version of inter driver is no longer supported. causes
No Screen Found error
So trying to move back to previous version of driver. Downloaded previous version (the one comes with 9.3) from here,
also installed it using
sudo aptitude install xserver-xorg-video-intel=2:2.6.3-0ubuntu9.3
but still
X.Org X Server 1.7.6
Release Date: 2010-03-17
X Protocol Version 11, Revision 0
Build Operating System: Linux 2.6.24-27-server i686 Ubuntu
Current Operating System: Linux ArguSoft-Apps-Linux 2.6.28-19-server #66-Ubuntu SMP Sat Oct 16 18:41:24 UTC 2010 i686
Kernel command line: root=UUID=8bf4ec8b-ac33-465c-806e-4c95c38e6d59 ro single
Build Date: 08 March 2011 08:22:50AM
xorg-server 2:1.7.6-2ubuntu7.6 (For technical support please see http://www.ubuntu.com/support)
Current version of pixman: 0.16.4
Before reporting problems, check http://wiki.x.org
to make sure that you have the latest version.
Markers: (--) probed, (**) from config file, (==) default setting,
(++) from command line, (!!) notice, (II) informational,
(WW) warning, (EE) error, (NI) not implemented, (??) unknown.
(==) Log file: "/var/log/Xorg.0.log", Time: Tue May 31 23:29:57 2011
(==) Using config file: "/etc/X11/xorg.conf"
(==) Using config directory: "/usr/lib/X11/xorg.conf.d"
(EE) open /dev/fb0: No such file or directory
(EE) intel(0): [drm] Failed to open DRM device for pci:0000:00:02.0: No such file or directory
(EE) intel(0): Failed to become DRM master.
(EE) intel(0): No valid modes.
(EE) Screen(s) found, but none have a usable configuration.
Fatal server error:
no screens found
Please consult the The X.Org Foundation support
downgrading shows:
Selecting previously deselected package xserver-xorg-video-intel.
dpkg: regarding 1xserver-xorg-video-intel_2.2.1-1ubuntu12_i386.deb containing xserver-xorg-video-intel:
xserver-xorg-core conflicts with xserver-xorg-video-2
xserver-xorg-video-intel provides xserver-xorg-video-2 and is to be installed.
dpkg: error processing 1xserver-xorg-video-intel_2.2.1-1ubuntu12_i386.deb (--install):
conflicting packages - not installing xserver-xorg-video-intel
Errors were encountered while processing:


text:
search the archive
search the archive
bibliography and history of the book
cultural studies and historical approaches
ecocriticism and environmental studies
ethnicity and national identity
humanities computing and the internet
journals and collections of essays
CFP: Sidney Society (9/15/2009; Sarasota, FL, 3/11-13/2010)
full name / name of organization:
International Sidney Society
contact email:
The Sidney Society will sponsor one or more open sessions on Philip Sidney and his Circle at the Seventeenth Annual New College Conference on Medieval and Renaissance Studies (Sarasota, Florida). The conference website is
March 11-13, 2010
Abstracts are invited on any subject dealing with Philip Sidney and his circle. We encourage proposals from newcomers as well as established scholars.
Abstracts (500 words) should be submitted electronically and should indicate clearly your mailing address and phone number. If you need special equipment for the talk (digital projector, etc.), let us know when you submit your abstract, rather than later.
Deadline for abstracts: September 15, 2009.
Please note: Papers should be limited to twenty minutes in reading time.
Send abstracts (email preferably) to:
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text:
Tutorial: Recursion - Java BeginnersRecursion - Java Beginners
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text:
Fifth and sixth graders at Brown Elementary School received an air quality lesson on Thursday as part of the Healthy Air Living Schools Program, which has been adopted by Turlock Unified School District to prioritize student health and safety.
The appeal of University of California Merced is undeniable as the campus received 22,632 applications for Fall 2016.
The excitement surrounding Denair Unified School District's new afterschool food program was exemplified on Tuesday when over 50 students piled into Denair Middle School's cafeteria in the first 10 minutes after the bell rang for a free, healthy meal.
A recent Teacher Happiness Index Survey conducted by the California Teachers Association Office in Ceres that was intended to open the eyes of school districts in Stanislaus County did just that for Denair Unified School District, which was ranked as the worst school district in the county in terms of teacher happiness.
For 15 years Dutcher Middle School has been producing high quality theatre productions with their students that bring together the community and allow for the students to showcase their talent and hard work.
Aspiring engineers will get their first shot at making the world a better place through showcasing waste management solutions embedded in their vision of a future city on Saturday during the Stanislaus County Future City Practice Competition.
Turlock Unified School District will increase security at four elementary school sites following the Board of Trustees' decision on Tuesday to enter into an agreement with SKW & Associates for a Security Fencing Project estimate and preliminary design.
Turlock Unified School District partnered with the City of Turlock on Tuesday for the inaugural Farm to Family Feast, which celebrated the ongoing progress of the District Farm by providing free lunches comprised of local, fresh food to 600 individuals at Crowell Elementary School, Osborn Two-Way Immersion Academy and Wakefield Elementary School.
Fresh, local eggs won't be the only things Gemperle Family Farms will be known for anymore following the announcement of the farm's new scholarship fund, which aims to help fund higher education for children and grandchildren of Gemperle Family Farms employees.
As the number of prospective students who submit applications to Stanislaus State continues to rise, one thing is for sure: the local university is likely not considered the hidden gem of the California State University system anymore.
A drawing of seventh grader Brielle Prock's smoothie bar vision for Denair Middle School landed the small town student not only a $3,000 grant to implement the project, but a three-day trip over 2,000 miles away to Michigan for the Domino's Transformation Experience.
The agriculture departments at Turlock High School and Pitman High School received an early Christmas surprise this year as they were recently awarded upwards of $600,000 through the California Career Pathways Trust to improve, expand and initiate agricultural career pathways.
A fraternity at Stanislaus State is donating their time throughout the community this weekend in hopes for donations to help feed the hungry this holiday season.
Christmas came a little bit earlier than planned for four Denair Charter Academy families on Friday as staff donated food, clothing, cooking utensils and other basic necessities just in time for the holidays.
A group of 7th graders are sporting freshly shaved heads at Sacred Heart Catholic School, not as part of a new trend, but instead to show support for classmate Andrew "AJ" Perez, who was diagnosed with Hodgskin's Lymphoma roughly three weeks ago.
At nearly every bend in the roads they took in Alabama, nine Stanislaus State students were reminded they weren't in California anymore.
The Modesto Rotary Club and the Stanislaus County Office of Education announced the 2016 Stanislaus County Teachers of the Year finalists on Tuesday, with 12 ...
The National Science Foundation presented researchers at the University of California, Merced, with a $5 million grant for an Interdisciplinary Research Center. The new center ...
Students at Walnut Elementary had the chance to make their voices heard at the school's sixth annual Walnut Speech Faire. The faire offered 60 ...
Sandra Tovar Medeiros Elementary School celebrated its 10th anniversary Monday with an emotional ceremony that celebrated the school's namesake and looked back at the ...
For the past several weeks the students in the culinary programs at Turlock and Pitman high schools have thrown themselves into learning everything they could ...
Since age 11, Hilmar High School student Josh Lopes has had a passion for trapshooting. He spent his days shooting at clay pigeons with his ...
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Black Whales, one of Seattle's most upwardly mobile bands, will release their first EP, Origins, through Mt. Fuji on September 15. The band's next gig is Saturday, June 27 at Artopia in Georgetown, which is absolutely free;details on that at the Artopia website. Black Whales' sound lies somewhere on the spectrum between the Moondoggies' brand of folk and pop bands like Say Hi or Telekinesis. Go forth to MySpace and listen to "Young Blood," a song from the upcoming EP that features Black Whales' newest member, organist Mike Bayer.
Black Whales


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Dr. Galupo is Professor of Psychology
and director of the Sexual and Gender Identity Research lab at Towson University. Her teaching interests include: Sex Differences: Psychological Perspectives,
Gender Identity in Transition, LGBT Studies, Sensation and Perception, and Research
Methods. Her research
interests focus on understanding the intersection of sexual orientation and gender identity as they are negotiated in the context of social and personal relationships, with a particular focus on bisexual/plurisexual and transgender experience. Dr. Galupo serves as the
editor-in-chief for both the Journal of GLBT Family Studies (2013-present) and the Journal of Bisexuality (2015-present).
& Representative Work
Galupo, M. P., Lomash, E.*, & Mitchell, R. C.* (In Press). "All of my lovers fit into this scale": Sexual minority individuals' responses to two novel measures of sexual orientation. Journal of Homosexuality.
Galupo, M. P., & Bauerband, A. L.* (In Press). Sexual Orientation Reflection and Rumination Scale: Development and Psychometric Evaluation. Stigma and Health.
Mitchell, R. C.*, & Galupo, M. P. (In Press). The role of forensic factors and potential harm to the child in the decision not to act among men sexually attracted to children. Journal of Interpersonal Violence.
Galupo, M. P. & Resnick, C. A.* (In Press). Experiences of LGBQ microaggressions in the workplace. In Thomas Kollen (Ed). Sexual Orientation and Transgender Issues in Organizations: Global perspectives on LGBT workforce diversity.
Mitchell, R. C.*, & Galupo, M. P. (In Press, Advanced Online Publication). Interest in child molestation among a community sample of men sexually attracted to children. Journal of Sexual Aggression.
Galupo, M. P., Mitchell, R. C.*, & Davis, K. S.* (2015). Sexual Minority Self-Identification: Multiple Identities and Complexity. Psychology of Sexual Orientation and Gender Diversity, 2(4), 355-364..
Boyer, C. R. *, & Galupo, M. P. (2015). "Prove It!": Same-Sex Performativity among Sexual Minority Women and Men. Psychology & Sexuality, 6(4), 357-368.
Mitchell, R. C.*, Panzarello, A.*, Gynkiewicz, A.*, & Galupo, M. P. (2015). Sexual minority and heterosexual former foster youth: A comparison of abuse experiences and trauma related beliefs. Journal of Gay and Lesbian Social Services, 27, 1-16.
Boyer, C. R.** & Galupo, M. P. (2015). Attitudes toward individuals in same-sex and cross-sex encounters: Implications for Bisexuality. Journal of Bisexuality, 15(1) 57-68.
Mitchell, R. C.*, Davis, K. S.*, & Galupo, M. P. (2015). Comparing perceived experiences of sexual prejudice among plurisexual individuals. Psychology & Sexuality, 6(3), 245-257.
Galupo, M. P., Henise, S. B.**, & Davis, K. S.* (2014). Transgender microaggressions in the context of friendship: Patterns of experience across friends' sexual orientation and gender identity. Psychology of Sexual Orientation and Gender Diversity, 1(4), 461-470.
Galupo, M. P., Mitchell, R. C.*, Grynkiewicz, A.*, & Davis, K. S.* (2014). Sexual minority reflections on the Kinsey Scale and the Klein Sexual Orientation Grid: Conceptualization and Measurement, Journal of Bisexuality, 14(3-4), 404-432.
Galupo, M. P., Davis, K. S.*, Grynkiewicz, A.*, & Mitchell, R.C.* (2014). Conceptualization of sexual orientation identity among sexual minorities: Patterns across sexual and gender identity. Journal of Bisexuality, 14(3-4), 433-456.
Hagen, D. B.* & Galupo, M. P. (2014). Trans* individuals' experiences of gendered language with healthcare providers: Recommendations for practitioners. International Journal of Transgenderism, 15, 16-34.
Galupo, M. P., Krum, T.*, Hagen, D. B.*,Gonzalez, K. A.*, & Bauerband, L. A.* (2014). Disclosure of transgender identity and status in the context of friendship. Journal of LGBT Issues in Counseling, 8(1), 25-42.
Bauerband, L. A.*
Galupo, M. P. (2014). Gender identity reflection and rumination scale:
Development and psychometric evaluation. Journal of Counseling &
Development, 92(2), 219-231.
Galupo, M. P.,
Bauerband, L. A.*, Gonzalez, K. A.*, Hagen, D. B.*,
Hether, S.* & Krum, T.* (2014). Transgender Friendship Experiences: Benefits and barriers of
friendships across gender identity and sexual orientation. Feminism & Psychology, 24(2), 193-215.
Gonzalez, K. A.* & Galupo, M. P. (2014). Comparative Optimism as a Framework for Positive Sexual Minority
Experience. Psychology & Sexuality.
Krum, T.*, Davis, K. S.** &
Galupo, M. P.
(2013). Gender inclusive housing preferences: A survey of college-aged
transgender students.
of LGBT Youth, 10, 64-82.
Esterline, K.** &
Galupo, M. P.
"Drunken Curiosity" & "Gay Chicken": Gender differences in
same-sex performativity. Journal of Bisexuality, 13,106-121.
Hackl, A.*, Boyer, C. R.**, & Galupo, M. P. (2013).
From "Gay Marriage Controversy" (2004) to "Endorsement of
Same-Sex Marriage" (2012): Framing bisexuality in the same-sex
marriage discourse. Sexuality & Culture, 17, 512-524..
Galupo, M. P.
& Gonzalez, K. A.* (2013).
Friendship values and
cross-category friendship patterns: Understanding friendship
development across gender, sexual orientation and race.
Sex Roles: A Journal of
Research, 68,779-790.10.1007/s11199-012-0211-x
Hether, S.*, Bruno, E.**, Johnson, C. & Galupo, M. P. (2013). Spontaneous strategies for psychological
control of seizures. Epilepsy & Behavior, 27(1), 140-143.
For Older Publications Click Here
*graduate student at time of research
**undergraduate student at time of research
EMAIL: email@example.com
Department of Psychology
College of Liberal Arts
Towson University
Journal GLBT
Family Studies
Journal of Bisexuality
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