No building permits obtained

[mp2277]

So what standard would you use to determine faulty or illegally done work?

Eyeballs, common sense, 30 years of buying and selling property, managing my rentals, being personally involved in a total burn out when I was asked to opine an as is value for the bank when the insurance company was denying the claim because the adjuster determined "inappropriate and non permitted" electrical upgrades, common sense appraisal 101 knowledge that condition affects value, dozens of lender and underwriter requests over the years to make a comment on the permitting process when an addition or renovation was mentioned in my report. I'm sure there's more but this list should keep the naysayers busy trying to tell me I'm wrong.

 

[Dublin ohio]

Eyeballs, common sense, 30 years of buying and selling property, managing my rentals, being personally involved in a total burn out when I was asked to opine an as is value for the bank when the insurance company was denying the claim because the adjuster determined "inappropriate and non permitted" electrical upgrades, common sense appraisal 101 knowledge that condition affects value, dozens of lender and underwriter requests over the years to make a comment on the permitting process when an addition or renovation was mentioned in my report. I'm sure there's more but this list should keep the naysayers busy trying to tell me I'm wrong.

If you want to claim to be an "expert" on those type of items in your report. More power to you. But that can also come back to bite you. Sure condition affects value. But appraisers use readily observable condition. I can walk through a house and spot electrical violations because I used to be an electrician. But where do you draw the line. Do I mention that a piece of romex was not stapled within 12" of where it enters the breaker box. Do I mention that the wire stapled to the bottom of the joist is not legal. Do I mention that too much of the ground rod is exposed. But since I am performing an appraisal. I leave my electricians hat at home. Only mention issues that are obvious to just about anybody. Missing gfi, bare wires, missing outlet or switch plate or junction box cover.

 

[Fernando]

If you want to claim to be an "expert" on those type of items in your report. More power to you. But that can also come back to bite you. Sure condition affects value. But appraisers use readily observable condition. I can walk through a house and spot electrical violations because I used to be an electrician. But where do you draw the line. Do I mention that a piece of romex was not stapled within 12" of where it enters the breaker box. Do I mention that the wire stapled to the bottom of the joist is not legal. Do I mention that too much of the ground rod is exposed. But since I am performing an appraisal. I leave my electricians hat at home. Only mention issues that are obvious to just about anybody. Missing gfi, bare wires, missing outlet or switch plate or junction box cover.

Electricians make good money. In my rental, I recently put 8 or was that 9 recessed LED lights which costs me $1,800.
I currently have 100 AMP. Is that sufficient for 2 bedrm unit? I want to increase but my wife says 100 AMP is good enough.

 

[sputnam]

You are the appraiser. Your job description does not include determining whether or not improvements were permitted and/or built to code. Your job is to determine the market reaction to the improvements... either as you find them or subject to repairs or completion. Your expertise is value. Stick to it as much as possible.

 

[Tom D]

Electricians make good money. In my rental, I recently put 8 or was that 9 recessed LED lights which costs me $1,800.
I currently have 100 AMP. Is that sufficient for 2 bedrm unit? I want to increase but my wife says 100 AMP is good enough.

100 amp is sufficient. most of the elec problems are when too many appliances are plugged the same circuit breaker, usually happens in the kitchen.
cheaper to just put in another circuit breaker & wiring for the room that needs it. 9 led lit lights are probable less than 1 old normal 100 watt light bulb. those lights don't need to be 100 amp led, i would have used 60 amp leds, wattage on them is about 15 watts.

 

[Amy Perkins]

I just inspected an 70 year old house, bought cheap, extensively remodeled including installation of a mini split system and the addition of an additional bath. The mini split system is inadequate, the water pressure is low and other noticeable improper work. I have verified that no permits were obtained. I am calling for an HVAC and plumbing inspection. Do I mention the lack of building permits and municipal inspections or do I require a permit to be obtained? I want to deliver the report ASAP. This is a conventional loan. Thanks

I would find out how much the building permits would cost, usually they double the fines but you can call the local building dept (don't tell them the address, it's confidential). Do a cost to cure for plumbing or recommend an inspection, or both. Many things can be replaced over the years without a permit and could be grandfathered. If it is inadequate, state these facts.

 

[mp2277]

You are the appraiser. Your job description does not include determining whether or not improvements were permitted and/or built to code. Your job is to determine the market reaction to the improvements... either as you find them or subject to repairs or completion. Your expertise is value. Stick to it as much as possible.

Exactly! And if there's no water pressure in the kitchen when you flush the toilet and 75% of the house has no heat in rural SW VA there is a market reaction. And when the buyers hand that nice Realtor's glamour shot business card to their lawyer I am not going to be in the mix. Your honor, I called for an inspection, what the other parties involved did with that is beyond my control.

 

[mp2277]

If you want to claim to be an "expert" on those type of items in your report. More power to you. But that can also come back to bite you. Sure condition affects value. But appraisers use readily observable condition. I can walk through a house and spot electrical violations because I used to be an electrician. But where do you draw the line. Do I mention that a piece of romex was not stapled within 12" of where it enters the breaker box. Do I mention that the wire stapled to the bottom of the joist is not legal. Do I mention that too much of the ground rod is exposed. But since I am performing an appraisal. I leave my electricians hat at home. Only mention issues that are obvious to just about anybody. Missing gfi, bare wires, missing outlet or switch plate or junction box cover.

Never said I was an expert. That is the purpose in calling for an inspection by an expert!

 

[Mark K]

And let me make sure I understand you, reading comprehension is not your strong suit is it?

Self-righteous, know-it-all condescension seems to be your strong suit.

Maybe you're unwilling or simply unable to understand the concept, the entire appraisal world doesn't live/work in your little world. Believe it or not, things are different in other parts of the country. Maybe if this idea could work its way into your closed little mind, you might be able grasp what others are saying. Until then, your continued ignorance just keeps keeps shining brighter and brighter.

Wow, just wow. Let us know when that comes back to bite you in the *** I would love to read the transcript.

Its been 30 years, haven't been bitten yet. Its hilarious how appraisers like you love to make up courtroom scenarios anytime they don't understand the circumstances. Read a transcript? I'm skeptical you could understand one.

 

[Dublin ohio]

Never said I was an expert.

30 years of buying and selling property, managing my rentals, being personally involved in a total burn out when I was asked to opine an as is value for the bank when the insurance company was denying the claim because the adjuster determined "inappropriate and non permitted" electrical upgrades

Sounds like claiming a certain level of "expertise".