Built-in Stove - FHA MPR item?

[Dublin ohio]

The issue is not there are no appliances. It is the design of the kitchen where an appliance cannot be installed without further construction. This is not a push in oven/stove.

Granite and similar counters are not typically per cut prior to installation for things like sinks and drop in cooktops. They are cut on site. I am not saying you can't call it out or even require it. But if it is not part of the contract. It is not part of the contract. If you want to make it subject to repairs. That is fine with me. But don't be surprised if you get push back and asked for your source that a stove is required

 

[Dublin ohio]

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?

Seriously? That is the best you can come up with. I almost find it insulting.

 

[Mike Ault]

Seriously? That is the best you can come up with. I almost find it insulting.

That was all the effort your position warranted. Wear a helmet.

 

[Dublin ohio]

That was all the effort your position warranted. Wear a helmet.

Yet here I am still waiting for you to provide the source that a stove is required

 

[Mike Ault]

Yet here I am still waiting for you to provide the source that a stove is required

Yet here I am still waiting for you to explain how you would value the impact on marketability of such a dysfunctional kitchen per "the selling guide" on your 1004D.

 

[Dublin ohio]

Yet here I am still waiting for you to explain how you would value the impact on marketability of such a dysfunctional kitchen per "the selling guide" on your 1004D.

Appraisal 101. The same way you account for any other marketability or value issue. So I showed you mine. You show me yours

 

[Mike Ault]

Appraisal 101. The same way you account for any other marketability or value issue. So I showed you mine. You show me yours

So, when you walked in and discovered that the kitchen was atypical for the area and dysfunctional – instead of doing the final inspection, you would reopen the appraisal, apply a functional utility adjustment and revise the value? Are you that much of a "client pleaser"? Here's what the Santa Anna HOC told another forumite last year regarding "the stove issue"…

https://appraisersforum.com/forums/threads/appliances-necessary-for-FHA.234722/

Ive fought this fight before. For it to be a kitchen there has to be a way to cook. Range or b.i. microwave. That came directly from Santa Anna HOC. I would make it subject to installation of range or built in micro and "testing" it based on this. Like most things, Im sure someone will turn a blind eye either way.

 

[Dublin ohio]

So, when you walked in and discovered that the kitchen was atypical for the area and dysfunctional – instead of doing the final inspection, you would reopen the appraisal, apply a functional utility adjustment and revise the value? Are you that much of a "client pleaser"?

Putting words in my mouth instead of reading what I posted. You do it your way. Have never had a problem calling what is what is. If it's not complete. It's not complete. But I do not add my own personal preferences. If plans and specs call for appliance. There has to be appliances. If not part of the construction contract. They don't. But that is something I will typically know when I do the original appraisal and is addressed therein. Unless a part of the contract has not been provided.

 

[Mike Ault]

Putting words in my mouth instead of reading what I posted. You do it your way. Have never had a problem calling what is what is. If it's not complete. It's not complete. But I do not add my own personal preferences. If plans and specs call for appliance. There has to be appliances. If not part of the construction contract. They don't. But that is something I will typically know when I do the original appraisal and is addressed therein. Unless a part of the contract has not been provided.

Do you typically subtract the value of all kitchen appliances from your appraisals under the "not in the contract" scenario when your comps closed with them? If so, is that a line item adjustment? Under condition, quality, functional utility, or something else? What do your clients think about that? Your way would seem to be exposing oneself to unnecessary criticism from their client as well. I had one tell me, "we don't want to have to hire any carpenters if we take one back".

 

[Dublin ohio]

Do you typically subtract the value of all kitchen appliances from your appraisals under the "not in the contract" scenario when your comps closed with them?

On new construction. I usually have similar sales without appliances. Not that uncommon. You must have been hanging around UC. Just being contrary to be contrary