Climate Controlled Garage - HELP Please

[Andee]

Got my first climate controlled garage, which I know there is no comp for this in my market, this is definitely not typical. Custom built home, 4 car garage, they opted for climate control because the dogs are in the garage, plus he wants to put in a video driving range eventually, and it's finished out like a garage. They moved in right before the holidays and still have lots of stuff that needs to be unpacked in the garage but there is an EV car parked in there. The dogs have their own space with the kennels on one side of the garage, with a dog wash station, which shares the same side as the EV car. The driving range is going to go on the opposite side of the garage. It basically breaks down to 1 huge garage for 4 cars, with 2 double garage doors, with one side being a few feet longer. How would you consider this for the purposes of GLA? Call it a garage and make mention of the climate control because it's built out like a garage because that's what the intended use is?

 

[sputnam]

Got my first climate controlled garage, which I know there is no comp for this in my market, this is definitely not typical. Custom built home, 4 car garage, they opted for climate control because the dogs are in the garage, plus he wants to put in a video driving range eventually, and it's finished out like a garage. They moved in right before the holidays and still have lots of stuff that needs to be unpacked in the garage but there is an EV car parked in there. The dogs have their own space with the kennels on one side of the garage, with a dog wash station, which shares the same side as the EV car. The driving range is going to go on the opposite side of the garage. It basically breaks down to 1 huge garage for 4 cars, with 2 double garage doors, with one side being a few feet longer. How would you consider this for the purposes of GLA? Call it a garage and make mention of the climate control because it's built out like a garage because that's what the intended use is?

Read ANSI Z765-2021. If you don't have a copy, buy one... or buy one of the books that were written and used for ANSI classes.

 

[Tom D]

So it basically a semi finished heated/ca space. To be GLA it has to look like the rest of the house, is there a garage door in the family room. You can always add for an upgrade if that's the market, but if nobody else has it, it's an over improvement for the area, but an improvement for the dogs. That's my best guess, not seeing it.

The question isn't ansi. It's, is it a garage, or a family room with garage doors. Hard to twist this one into GLA, i might think. But i'm not looking at it.

 

[DTB]

It's a garage.

Adjust in the reconciliation for its superior amenities, appeal. Sign it, ship it.

 

[J Grant]

Got my first climate controlled garage, which I know there is no comp for this in my market, this is definitely not typical. Custom built home, 4 car garage, they opted for climate control because the dogs are in the garage, plus he wants to put in a video driving range eventually, and it's finished out like a garage. They moved in right before the holidays and still have lots of stuff that needs to be unpacked in the garage but there is an EV car parked in there. The dogs have their own space with the kennels on one side of the garage, with a dog wash station, which shares the same side as the EV car. The driving range is going to go on the opposite side of the garage. It basically breaks down to 1 huge garage for 4 cars, with 2 double garage doors, with one side being a few feet longer. How would you consider this for the purposes of GLA? Call it a garage and make mention of the climate control because it's built out like a garage because that's what the intended use is?

We don't have to adjust for or find an ocdpm for every custom feature a particular owner has in their house. The fact that you see few climate controlled garages /you found no comps with it - what does that tell you.? We are supposed to analyze the market. It means most people do not value a cliamte control garage, so they never install it.

Just say it is a garage with an AC and heat unit. Big deal. Most buyers don't care about it, which is why 99.9 of houses are built without a climate-controlled garage. Mention it as a feature and say it is included in the upgrades and factored into the reconcliaotn of the market value opinion.

Market value is predicated on the typically motivated buyer if the house were sold as of X eff date. Since the typically motivated buyer does not have dogs they keep in a garage and plans to install a driving range, the answer is there.

 

[The Bob]

One of the best things we did when we built a new house was to put a mini-split in the garage. I have full shop and spend alot of time in their. I consider it as a "that's nice" feature as far as how a buyer would look at it. It's not a feature that is going to move the needle. Post #4 is your answer.

 

[Zoe]

You can do an adjustment in the sales comparison approach. Find out what it costs to install the system. It is a garage. People who have like antique cars and prized possessions do garages like that. They even wrap the cars with like a big plastic bag and put additional controlled a/c on the car so the temp and humidity stays constant on the vehicle or whatever. When they wrap them like that the environment never changes on the car.

Like valuables that people have in a museum where the environment stays the same where they are cased in.

If they lose power, they have a backup generator so the system never shuts down. When they wrap the cars, it is like a big balloon that is inflated with constant control over temp and humidity around the car.

yours on the other hand could have other uses. Man or woman cave is one possible option but it is a garage.

 

[J Grant]

One of the best things we did when we built a new house was to put a mini-split in the garage. I have full shop and spend alot of time in their. I consider it as a "that's nice" feature as far as how a buyer would look at it. It's not a feature that is going to move the needle. Post #4 is your answer.

You are one of the few appraisers who can separate your own personal preference from what something is worth in an appraisal - (value in use vs market value)

As noted, any owner can install a mini split at any time at a relatively modest cost at any time - which makes adjusting for climate control in a garage less supportable.

Different houses can have different features an owner wanted - upgraded landscaping, a built in outdoor bar etc.

 

[Zoe]

You are one of the few appraisers who can separate your own personal preference from what something is worth in an appraisal - (value in use vs market value)

As noted, any owner can install a mini split at any time at a relatively modest cost at any time - which makes adjusting for climate control in a garage less supportable.

Different houses can have different features an owner wanted - upgraded landscaping, a built in outdoor bar etc.

depreciated cost is a recognized method of adjustment in sales comparison approach to value.

 

[Zoe]

I have a mini split in my office that is detached from main dwelling but attached to 2 car garage. Full bath in my office. The attached office to 2 car garage to the office is finished nicely. washer/dryer hookups, heat/cooling, refrigerator, freezer, etc.

Unfortunately the garage is not finished, but it is huge.

This appraiser can adjust for the HVAC based on depreciated cost in sales comparison approach to value. For sure in cost approach to value.