I just read these words “epistemic persistence!” Had to look them up! Last week’s blog talked about the power of words. On discovering these new ones, I was gobsmacked (another cool word)!
These two words together concisely describe what has been bothering me about the appraisal function (and many other things we humans seem to concoct). How could two words sum up the sickness, the malady which affects so much? Close to me, it affects my chosen profession — appraisal. And this malady affects everyone.
Anyone who lives in a house or an apartment is affected. “Unaffordability” they call it. So, it also affects anyone who cannot have a house, an apartment, a weatherproof box, a safe spot behind the bushes or a tent under a highway overpass.
I am in the richest large country in the world. Incredible science. Knowledge of human behavior. Access to the benefits of ethical behavior (not just ethical rules)! Good food and clean water.
So, why is there a problem? Why is it harder for our children than it was for our parents? Does this make sense?
I have found some of the cause. Or rather, it gobsmacked me.
Epistemic persistence is simple, yet profound. It means “The ability of knowledge-related objects, beliefs, or frames to remain stable or continue existing despite scientific changes, challenges or the passage of time.”
My prior perspective was expressed in the “five frictions” which hold back the ability of appraisal to advance to its potential today. And potential beyond today.
The five frictions include appraisal: practices, standards, education, regulation, and client expectation.
For our profession, these each in their current form, “continue to exist despite scientific changes, challenges, or the passage of time”. This is epistemic persistence!
We continue to exhort appraisers to carefully pick comparables, even where data and data science and economic theory and relevant statistics are available – and easier to use than “defending” judgment!
We continue to be taught that an appraiser must pick comps, then do a market analysis! Our trainers tell us this. Our education books tell us this. Clients demand this (under threat of the “ROV”). And state regulations require and enforce this.
Only USPAP gets it right. Standard 1 says use all available, relevant data! All.
So there you have it. Four of our five frictions demonstrate and perpetuate our epistemic persistence. It is why we are vulnerable to accusations of bias. It is why we need a system (Reconsideration of Value) to compensate for what could have been done right in the first place.
Last week we mentioned the need to take personal and organizational inventory. It is time. Most all problems come from fear. This can take the form of anger, ego, self-righteousness, or simply laziness and not caring.
Does anyone care? Yes. I know some who do.
The Community of Asset Analysts is holding a Conference with the American Valuation Society. Join us in Irving, TX, May 13 – 15, 2026. For more information on our (fantastic) list of presenters, check it out here.
April 6, 2026 @ 2:01 pm
This would appear to be a variant or close cousin of Neo-Luddism (Luddites) = people who question the predominant modern worldview, which preaches that unbridled technology represents progress. This would include concerns that include changes in humanity’s place in the future due to replacement of humans by computers, misuse of technological power, control of humanity using surveillance, propaganda, widening economic and political inequality, widespread social alienation, a loss of community, and massive unemployment; technology causing environmental degradation due to shortsightedness, overpopulation, and overcrowding.
I am specifically referencing the part about resisting “unbridled technology” which in our industry would be demonstrated by the lack of trust or belief in new technology that is considered unproven or untested and more to the point the unregulated technology without oversite (misuse of AVMs) and the fear that the technology will replace humans by computers creating unemployment. Also, as technology advances the less interaction with others is necessary to complete the task of appraising, thus a loss of community and/or social alienation, especially given the fact that appraisers are typically independent single person companies.
April 7, 2026 @ 5:06 pm
I like your class data and description of the current market data. How does the market data or comparable sales discussion as an expert witness hold up in court.
I received a complaint from the financial board regarding my report and USPA violations. The process was conducted over a 26 month period. This was for a four plex property. None of the financial group inspected the exterior or interior of the property nor the comparable sales or neighborhoods. In addition to the report
submitted, additional comments and changes were submitted as well as three additional sales and three additional sales submitted by the lender for consideration. The current market data indicated as per Case Shiller
the metro Phoenix market had the highest national appreciated rate over the prior 32 months of the effective date of the appraisal. There was not a full review completed nor were there statements regarding credibility of the report and valuation. I was requested to sign a consent order regarding their findings. The findings were
were small errors or inadequate explanation based on their review. I errored in not have legal representation for the full process. I was retiring as an appraiser as the complaint was being reviewed. They requested I complete 20 hours classroom to reinstate my license.
Just a short note so appraiser can be aware of how they may be treated. I was a past SRA member, an inactive CPR for relocation assignment, served as an officer for the old Society of Real Estate Appraisers and Appraisal Institute, residential.