What Is an Appraisal Management Company (AMC)?

An Appraisal Management Company (AMC) is an independent entity through which mortgage lenders order residential real estate valuation services for properties on which they are considering extending loans to homebuyers.

AMCs fulfill an administrative function in the appraisal process, including selecting an appraiser and delivering the appraisal report to the lender. Individual appraisers who work for AMCs provide the actual property valuation services.

Understanding Appraisal Management Companies (AMC)

AMCs have been a part of the real estate landscape for the past 50 years. However, their numbers remained limited until the financial crisis of 2007 to 2008.

In 2009, the New York Attorney General, government-sponsored enterprises Freddie Mac and Fannie Mae, and the Federal Housing Finance Agency (FHFA) established the Home Valuation Code of Conduct (HVCC) appraisal guidelines. The HVCC guidelines, no longer on the books, laid the foundation for the appraiser independence found in the Dodd-Frank Wall Street Reform and Consumer Protection Act and the Truth in Lending Act. Laws obligating lenders to use independent appraisers led to a sharp rise in the use and number of AMCs.

The HVCC and later federal regulation sought to limit the amount of direct contact that lenders could have with appraisers. Essentially, the U.S. federal government created appraiser independence requirements to prevent lenders from influencing appraisers to inflate property values, a problem believed to have contributed to the housing crisis.

With an AMC, mortgage brokers, loan officers, nor homeowners may select the appraiser for the property on which they want to lend/borrow funds. Since the former parties have a financial interest in the transaction, there is a risk they might attempt to influence the appraiser to assign a higher value to the property than market conditions support so the transaction will go through.

Appraisal Management Company (AMC) Requirements

AMCs maintain a pool of state-licensed or state-qualified appraisers to meet requests from lending institutions. An appraiser is then assigned to provide an appraisal report for the property.

AMC appraisers are not provided with any prior information regarding the property or put in contact with the lending institution. The appraiser’s assessment must meet the Uniform Standards of Professional Appraisal Practice (USPAP) guidelines. If there are any issues, the AMC can legally assist.

What is Arrow’s Impossibility Theorem?

Arrow’s impossibility theorem is a social-choice paradox illustrating the flaws of ranked voting systems. It states that a clear order of preferences cannot be determined while adhering to mandatory principles of fair voting procedures. Arrow’s impossibility theorem, named after economist Kenneth J. Arrow, is also known as the general impossibility theorem.

Understanding Arrow’s Impossibility Theorem

Democracy depends on people’s voices being heard. For example, when it is time for a new government to be formed, an election is called, and people head to the polls to vote. Millions of voting slips are then counted to determine who is the most popular candidate and the next elected official.

According to Arrow’s impossibility theorem, in all cases where preferences are ranked, it is impossible to formulate a social ordering without violating one of the following conditions:

• Nondictatorship: The wishes of multiple voters should be taken into consideration.
• Pareto Efficiency: Unanimous individual preferences must be respected: If every voter prefers candidate A over candidate B, candidate A should win.
• Independence of Irrelevant Alternatives: If a choice is removed, then the others’ order should not change: If candidate A ranks ahead of candidate B, candidate A should still be ahead of candidate B, even if a third candidate, candidate C, is removed from participation. 
• Unrestricted Domain: Voting must account for all individual preferences.
• Social Ordering: Each individual should be able to order the choices in any way and indicate ties.

Arrow’s impossibility theorem, part of social choice theory, an economic theory that considers whether a society can be ordered in a way that reflects individual preferences, was lauded as a major breakthrough. It went on to be widely used for analyzing problems in welfare economics. 

Example of Arrow’s Impossibility Theorem

Let’s look at an example illustrating the type of problems highlighted by Arrow’s impossibility theorem. Consider the following example, where voters are asked to rank their preference of three projects that the country’s annual tax dollars could be used for: A; B; and C. This country has 99 voters who are each asked to rank the order, from best to worst, for which of the three projects should receive the annual funding.

• 33 votes A > B > C (1/3 prefer A over B and prefer B over C)
• 33 votes B > C > A (1/3 prefer B over C and prefer C over A)
• 33 votes C > A > B (1/3 prefer C over A and prefer A over B)

Therefore,

• 66 voters prefer A over B
• 66 voters prefer B over C
• 66 voters prefer C over A

So a two-thirds majority of voters prefer A over B and B over C and C over A—a paradoxical result based on the requirement to rank order the preferences of the  three alternatives.

Arrow’s theorem indicates that if the conditions cited above in this article i.e. Non-dictatorship, Pareto efficiency, independence of irrelevant alternatives, unrestricted domain, and social ordering are to be part of the decision making criteria then it is impossible to formulate a social ordering on a problem such as indicated above without violating one of the following conditions.

History of Arrow’s Impossibility Theorem

The theorem is named after economist Kenneth J. Arrow. Arrow, who had a long teaching career at Harvard University and Stanford University, introduced the theorem in his doctoral thesis and later popularized it in his 1951 book Social Choice and Individual Values. The original paper, titled A Difficulty in the Concept of Social Welfare, earned him the Nobel Memorial Prize in Economic Sciences in 1972.

Arrow’s research has also explored the social choice theory, endogenous growth theory, collective decision making, the economics of information, and the economics of racial discrimination, among other topics.

What Is Accrued Income?

Accrued income is the money a company has earned in the ordinary course of business but has yet to be received, and for which the invoice is yet to be billed to the customer.

Mutual funds or other pooled assets that accumulate income over a period of time—but only pay shareholders once a year—are, by definition, accruing their income. Individual companies can also generate income without actually receiving it, which is the basis of the accrual accounting system.

Understanding Accrued Income

Most companies use accrual accounting. It is an alternative to the cash accounting method and is necessary for companies that sell products or provide services to customers on credit. Under the U.S. generally accepted accounting principles (GAAP), accrual accounting is based on the revenue recognition principle. This principle seeks to match revenues to the period in which they were earned, rather than the period in which cash is received.

In other words, just because money has not yet been received, it does not mean that revenue has not been earned.

The matching principle also requires that revenue be recognized in the same period as the expenses that were incurred in earning that revenue. Also referred to as accrued revenue, accrued income is often used in the service industry or in cases in which customers are charged an hourly rate for work that has been completed but will be billed in a future accounting period. Accrued income is listed in the asset section of the balance sheet because it represents a future benefit to the company in the form of a future cash payout.

In 2014, the Financial Accounting Standards Board, which establishes regulations for U.S. businesses and non-profits, introduced “Accounting Standards Code Topic 606 Revenue from Contracts with Customers” to provide an industry-neutral revenue recognition model to increase financial statement comparability across companies and industries. Public companies were required to apply the new revenue recognition rules beginning in Q1 2018. The FASB also issued the following amendments to ASU No. 2014-09 to provide clarification on the guidance:

-ASU No. 2015-14, Revenue from Contracts with Customers (Topic 606) – Deferral of the Effective Date

-ASU No. 2016-08, Revenue from Contracts with Customers (Topic 606) – Principal versus Agent Considerations (Reporting Revenue Gross Versus Net)

-ASU No. 2016-10, Revenue from Contracts with Customers(Topic 606) – Identifying Performance Obligations and Licensing

-ASU No. 2016-12, Revenue from Contracts with Customers (Topic 606) – Narrow-Scope Improvements and Practical Expedients 

Examples of Accrued Income

Assume Company A picks up trash for local communities and bills its customers $300 at the end of every six-month cycle. Even though Company A does not receive payment for six months, the company still records a $50 debit to accrued income and a $50 credit to revenue each month. The bill has not been sent out, but the work has been performed, and therefore expenses have already been incurred and revenue earned.

When cash is received for the service at the end of six months, a $300 credit in the amount of the full payment is made to accrued income, and a $300 debit is made to cash. The balance in accrued income returns to zero for that customer.

Accrued income also applies to individuals and their paychecks. The income that a worker earns usually accrues over a period of time. For example, many salaried employees are paid by their company every two weeks; they do not get paid at the end of each workday. At the end of the pay cycle, the employee is paid and the accrued amount returns to zero. If they leave the company, they still have pay that has been earned but has not yet been disbursed.