Hello and (post) Merry Christmas, I'm appraising a ranch which has a septic permit on file for a 3 bedroom home. Trouble is that the home was built with an in-law quarters complete with a 2nd kitchen (R/O, DW, Fan), den/dining area, a full bath, and two rooms that sure do resemble a place to lay your head at night a/k/a bedrooms which both have closets and are 10x12 & 11 x 12+-. The in-law quarters is accessed inside through a "central" laundry room, and has an exterior entry on the side of the home. The listing agent put the property in the MLS as a 3 bedroom, 3 bath (due to the septic permit I think). I have found several closed sales with in-law or guest quarters, and tomorrow I'll check with the county (when they open back up from Christmas!) to see if any of them have a similar situation (more bedrooms than the permit for septic allows). Two homes within the subject's subdivision were found with an in-law quarters, but one was much more expensive as it is on a canal lot versus the subject's interior lot. My major concern is that the home can certainly be used as a five bedroom... until the sewer starts backing up! Do any of you esteemed colleagues have any past experiences with such a property? I'm having a hard time figuring out how to properly address the functional utility of the home, due mainly to the floorplan with two kitchens and the inability to find similar comps with two kitchens. TIA, Hank O.