I appraised a property a couple of weeks ago consisting of main house (2400 sf 4 bedroom 2.5 baths and a detached guest house 1500 sf 3 bedroom 2 bathrooms) situated on 4+ acres. This was a nightmare of a report as finding a comp with a similar detached guest house was impossible. I located a detached casita comp and another comp with an attached guest house 800 +/- sf. All of this was discussed in the report, parameters were expanded, etc. The owner gets a copy of the report and goes thru the roof with the value (of course), also wanted to know why I did not appraise it as a multi family (I appraised it as a SFR with an accessory unit). Multifamily properties are rare for this area and extremely atypical given the lot size. The lot size is a little large but not atypical as there are homes in the area that support equestrian facilities for example. Researching the subjects zoning (Riverside County, California) A-1-1 (Light Agriculture) clearly stated the guest house or accessory dwellings (guest house) cannot be rented or held out for lease. I explained in my first rebuttal to appraise it as anything other than a single family with an accessory unit would be an unpermitted use. The owner then contacts the County and is advised that the zoning is not A-1-1 despite what the County GIS reports, it is actually R2 (I have yet to confirm this.) Now the owner is back on “this needs to be appraised as a multi family” not an SFR with a detached guest house. The client is requesting the following“Please confirm this information and make any necessary modifications to the report or provide detailed commentary related to any contrary information your are provided through your conversation with xxxxx at the Planning Department.” I am assuming that based upon a conversation with the Planning Department the client is going to request for me to change this monstrosity to a Multi Family 1025 report which will make no since at all. The lot size will not be bracketed, nor will the unit mix of each of these units. How would you handle this? Even if the zoning in the GIS is incorrect, how do you approach not appraising it as a Multi Family. I feel I did my due diligence in researching this property. I went back into the GIS system this morning to double check (maybe I was wrong) the zoning says A-1-1. What further bothers me was that this was ordered as a SFR 1004 in the first place. Any feedback would be appreciated.