Have question about an appraisal I recently did. I was engaged to perform an appraisal on a small residential income property. In process of discussing the job with client it was revealed that the subject is a duplex with an attached mother in law suite. The mother in law suite is not metered seperately and all utilies are connected to the ground floor unit. It is typical for our market that the number of meter determines the number of units. Furthermore the zoning for the area does not allow for Tr-plexes. Upon review of the facts and after speaking with other appraiser in the area, I advised my client the subject was duplex and should be appraised as such. The underwriter reviewing the report has stated that the report needs to be redone as a tri-plex since there are three units. He actually stated in the e-mail "it is what it is". I thought that was pretty amusing as that is what we normally have to tell the underwriters. I replied with there are only two metered units and the subject is a duplex and zoning does not allow for tri-plexes. According to my client this has been passed up the ladder for review by upper management with lender. If the lender requires the report to re-done as tri-plex would this not be misleading as the units are not on seperate meters and zoning does not allow for tr-plex. This would create multiple USPAP violations 1. false and misleading report 2. not producing a credible result, to start with.m2: If this is not a USPAP violation then the report would have to completed under a "Hypothetical Condition" as it would contrary to what exsists, correct? As of right now I waiting on a reply from the underwriter and have advised my client that I do not believe the subject can be appraised as a duplex. Any comments or advise on how handle this situation will be greatly appreciated. Thanks in advance for your help.