2 Kitchens

[Mike Garrett RAA]

Mother-in-Law apartment in the basement? Never had a problem with it in this market.

 

[Lee SW IL]

She said "Oh, we got another appraisal and he was a really good appraiser. He didn't say anything about a zoning violation. Your appraisal was ridiculous".

I hope you informed your local MLS and state appraisal commision.

We need to police ourselves. No one else will.

 

[Pamela Crowley (Florida)]

Ditto Lee! My first thought exactly!!!

While you're at it, turn in that Realtor to their State Board also!!!!!!

 

[Charlotte Dixon]

I'm working on the Realtor....don't know who the appraiser was, but I'm working on that too, as I'm a member of our state appraisal council (board). In addition, I've contacted the county so a representative will soon be knocking on that new owner's door.

 

[Mountain Man]

"Summer" kitchens located in a basement are very common in my market.

Ditto. But sometimes I run into a UW that goes nuts because it has TWO kitchens!!!
I just write up an addendum that the floor plan is NOT suitable to be used as a duplex rental (that's what they are really worried about) and that it is common in this market. Vacation home market, family and visitors can cook their own breakfast without waking up the master. B)

 

[Ted Martin]

Is it really a kitchen?

In some locations where multi-generational (kids,parents,grandparents) housing is common and zoning doesn't permit a true duplex the builder will get the permit based on a "wet bar". To get a building permit the "wet bar" has only two of the three elements which make up a true kitchen. 1 - range/oven, 2 - sink, 3 - refrigerator. Most of the time they will make dedicated provisions for items 1 and 3 with item 2 assumed to be either a microwave or a two burner hot plate.

Very common in the Guam and Hawaiian markets.

 

[CHAIM SPREI]

In a market of Jewish Orthodox community a second kitchen would add to value, because it is used for Passover when certain food are not permitted by custom.
Also as mentioned ealier one might have a second kithen for meat-dairy.

 

[Tim The Enchanter]

I've seen some second kitchens not permitted. Most often the only thing not personal property is the sink. Mostly does not seem like a big deal. Not adverse, and No value given.

And if there's a "double" kitchen for kosher, 2 sets of appliances, etc.
I don't see it adding much value either. Typical buyer probably needs only 1 stove and 1 dishwasher.

If there's 2 kitchens the second will probably get called utility room, no value added, then described as to what is there, fixtures appliances, but if it's not permitted.... No extra value. So, essentially it's not a real kitchen.

Get the permits! :sniper:

 

[Charlotte Dixon]

Originally posted by Lee in L.A.@Jan 14 2004, 01:26 AM
Get the permits!

I guess there's a different answer for every situation, either mother-law-suite (in basement on built on to main level) detached unit in addition to primary unit, or any variation.

Zoning is the first source to check. In our location, NO permit can be obtained if there are 2 detached living units. It's illegal and the additional unit has to go (kitchen must be removed).

But guess what??? That doesn't apply if it's an Amish property, 'cause their "family". Different rules for different situations and different people..... No wonder our job is so hard and we have so many questions!

 

[Carnivore]

Charlotte,

Yes, It can be hard and htats why we will survive because AVM's just cant seem to get it right.


Gee, do you think AVM's are including basements in the analsysis as GLA or as Basements?

Does GIS data rate the quality of finished basements?

Does GIS data differential between garages in basement versus basements garages?

Tainted data, thats all they have and the data is so tainted that any math professor would say; "Houston(finis), We have a problem"

Its all becoming clear to us now! They really cant do it without stealing the data or duping willing participants into participating in data mining upload ports.