Definition of a "garage"

[nb23yrs]

In an appraisal I'm working on, the driveway does not extend to the 24x24 storage building with 2 overhead garage doors and a concrete floor. (The building is inside the fenced back yard, the driveway ends outside of the fence. ) As such, there is no vehicular access to the...garage, or whatever you want to call it. An access driveway could be constructed at some point in time. Problem: No comps with a similar configuration, after extending boundaries in time and distance.

Webster's dictionary states the definition of a garage is a "building for the purposes of storing motor vehicles". As one could still store motor scooters, motorcycles, motorized lawn tractor, etc, do you suppose it is ok to call it a garage and adjust for the fact that you can't drive your car into the garage? Opinions? Do you have to be able to drive your car into the building for it to be called a garage? Its a rural area and there are all sorts of outbuilding configurations in this market.

It used to be that I would just call it a garage, explain the situation and adjust for functional obsolescence. But now, with all that's going on, I'd like an extra opinion or two!

Thanks!

 

[CANative]

In an appraisal I'm working on, the driveway does not extend to the 24x24 storage building with 2 overhead garage doors and a concrete floor. (The building is inside the fenced back yard, the driveway ends outside of the fence. ) As such, there is no vehicular access to the...garage, or whatever you want to call it. An access driveway could be constructed at some point in time. Problem: No comps with a similar configuration, after extending boundaries in time and distance.

Webster's dictionary states the definition of a garage is a "building for the purposes of storing motor vehicles". As one could still store motor scooters, motorcycles, motorized lawn tractor, etc, do you suppose it is ok to call it a garage and adjust for the fact that you can't drive your car into the garage? Opinions? Do you have to be able to drive your car into the building for it to be called a garage? Its a rural area and there are all sorts of outbuilding configurations in this market.

It used to be that I would just call it a garage, explain the situation and adjust for functional obsolescence. But now, with all that's going on, I'd like an extra opinion or two!

Thanks!

Put "workshop" or RV garage in the column for garage. Describe in the narrative. Adjust if you think this configuration would be unfavorable.

Oh. Forgot about UAD booja booja. I'd call it a two car garage in the garage section on Page 1. Just describe it carefully... on the front page and again in the addendum (if you use one.)

 

[CANative]

11111111111111

 

[residentialguy]

11111111111111

Ignore Greg. He stutters

 

[CANative]

Ignore Greg. He stutters

Stupid new forum. lol

 

[CindyR]

I would not call it a garage if it was physically impossible to get a car in it. It might be a very nice workshop. It might have similar contributory value in your market if people leave their cars in the driveway and only put other stuff in their garage. Would your typical buyer consider it a garage?

 

[Tim The Enchanter]

Sounds like a garage with a fence that needs a gate. Maybe an extension of the driveway.

 

[Terrel L. Shields]

Stupid new forum. lol

....I notice a huge uptick in double posts too... and...these smilies...awful. Need a better library of them.

I think I would point out the building as storage in use but garage in construction, and the adjustment - if any, would be the cost to remove the fencing and extend the driveway.

 

[Rick Stillman]

Being an appraiser is not rocket science. We are not expected to have precise answers for anything and everything.

I've done many rural properties with assorted outbuildings. Nobody on earth can tell me what a large modern barn is worth in market value, versus a four car garage. The sellers don't know - the buyers don't know, and the agents sure don't know. We report the market - remember - we don't make it.

With all of that out of the way, I have often been able to extrapolate a reasonable value for outbuilding configurations - grouped as superior, similar, or inferior. I am certainly not going to go to the level of whether a driveway exists or not because I can find dozens of buyers that prefer an open pole shed (with no driveway) to a four car garage with a driveway. And I can find dozens of buyers that would prefer the garage. So who is right? I'm not the expert, and neither is anyone else, but I can put together a pretty reasonable case for it. That's appraising - not medical science.

Don't make a mountain out of a mole hill. Do your job - clarify your results - and accept that fact that you will never be an appraiser god. It hurts, but you'll get over it in time...

I learned this basic approach when I was in training and appraised an acreage home with an indoor riding arena and an air conditioned stable. This was a first class set-up all the way. Think there were any comps? Do a few of these, and guess what? All of a sudden, nothing is complex! I knew someday I had to be able to make it on my own, and there would be many times when the answer I was seeking just did not exist. By the way, that one was easy compared to the true nightmares I have encountered since then. A mere driveway? Give me a break!

 

[Bearcat Bri]

I agree with Rick. It's not about what you call it. It is what the market reaction to a building, as you described, would be. You could approach it as a cost to cure for access or if the typical reaction in the market is "Yep, I like to drive my Jeep across that grassy patch over yonder to pull into the garage", then maybe it is a garage. If there are comps of similar outbuildings utilized for workshops, storage etc., then maybe its not a garage, but it may have contributory value equal to a garage or maybe not or maybe just on Tuesday afternoons. I've seen "workshops" and "barns" that contribute more value than a "garage". It all depends on your market. Just describe what you've done in the report and adjust appropriately for your market.