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What is the "back half". In subdivisions around here. The developer is responsible for the curb cut and approach. Builder takes care of actual driveway. To plans and spec means to plans and specs. If no driveway included. Deal with it. If you want to make it "subject to completion per your own specs" go for it
The plans submitted for that project obviously included "a stove to be installed" in the spot where one was not. Those are not my specifications, they were the architect's. The property is not marketable without cooking facilities. If the borrower died in a car accident on the way home from closing & the lender had to immediately foreclose on it, they would have to install a stove before placing it on the market. If you were underwriting my appraisal, you would just have to "deal with it."
This situation is not making it "subject to you own specs", but a functional issue that can be observed and that affects the livability of the home. In a way, the appraiser is putting the stamp of approval that the home is livable considering its design, what is typical in the area, and use. In the case of the stove, it is not typical not to have a place for a stove in the kitchen.
By who?
selling-guide.fanniemae.com
Doesn't matter. The project is not complete without one.
According to that guidance, the missing built-in appliance means that the appraisal of the subject should have analyzed the impact on marketability of the functional defect which resulted. Sounds like a new appraisal assignment to me, not the simple pass/fail decision which the client ordered.What is the expectation of appraisers when the subject has missing or no appliances?
The project may not be "complete" in your opinion. But if I am doing an appraisal to plans and specs and the stove or other appliances aren't part of the specs. I don't add to the "specs". If there is an impact. So be it. If you want to require installation of a stove as a separate issue. No problem. But you might have a hard time convincing the lender that it is a "requirement". Since no "requirement" exists in GSE or FHA world.
It's a "standard of care" issue. You don't simply stand by and let clients involve you in stupid decisions. It's in your client's best interest to ensure that the property they are securing their loan with fulfills the typical expectations of buyers in the marketplace. If you are appraising a multimillion dollar property and walk in to discover that they installed the cheapest Home Depot personal property appliances they could find because the ones the property was obviously designed for were on backorder, would you give the scenario your okey-dokey?