Commercial Use in Residential Property

[Meandering]

Welcome to the California Adult Care Licensing Program​

The Adult Care Licensing Program licenses and monitors Adult Day Programs, Adult Residential Facilities, Social Rehabilitation Facilities, Residential Care Facilities for the Chronically Ill, and Enhanced Behavioral Support Homes for adults.

The core mission of the Adult Care Licensing Program is to optimize the health, safety, and quality of life of adults in community care facilities through the administration of an effective, collaborative, and regulatory enforcement system that emphasizes harm prevention and proper and timely compliance.

There are 13 Adult Care Licensing Regional Offices located throughout the State. If you have any questions regarding Adult Care Licensing, please contact the local office near you or the Technical Support Program.


Depending on the level of "care" being provided, the "facility" may be licensed in California. Check with the regional office from the link.

 

[sputnam]

If your assignment was for market value, you appraise the property at it's Highest and Best Use.

 

[Fernando]

Just may luck today. I looked at a house and there were 2 wheelchaired old men in the living rm.
Not sure if this is a 2 person care home. Didn't ask.
However there is a modified ramp to the porch. Some handlebars in bathrooms. Not major modifications and could be easily fixed back.
It depends on how extensive the home is used (I'd seen one with many occupants and many bedrooms).
In my case, I'm going to call it SFR easily.

 

[George Hatch]

You better watch out. One of them may be working from home (like appraisers do) and have both a state-issued professional license (like appraiser do) and a locally issued business license (like appraisers do). That'll put Meandering on your case for working beyond your license.

 

[Meandering]

I don't care if you are working beyond your license.

I'll just read the funny stories later about how appraisers undervalued properties because the owners had licensed home businesses.

Oh and I'll giggle even harder when the GSEs start publishing papers about appraisers who do not know the very premise they work under, the pre-printed definition of market value, includes all real estate, a property competes with, and is not limited by the license level of the appraiser, even if there is an on-suite bedroom/bathroom.

 

[George Hatch]

You're grasping. I have repeatedly said that HBU analysis doesn't end at "legally permissible" but also includes the other elements. And nobody has been talking about a storefront with a bedroom in the back.

 

[Meandering]

You're grasping. I have repeatedly said that HBU analysis doesn't end at "legally permissible" but also includes the other elements. And nobody has been talking about a storefront with a bedroom in the back.

It also isn't restricted by the license level of the appraiser,

who then can't perform the H&B analysis to include any similar properties with similar current uses, in commercial zones.

H&B, "open and competitive" markets, are not limited to appraisal licensing restrictions.


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[Meandering]

As-is
As-of the day

Location licensing and permits have to be verified,

Further than a glance at a map, oh it's in an R1 zone.

Grandfathered ring any bells with youse guys?


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[Elliott]

M,
You indicated this a is a refi. Have you contacted your lender/AMC about the 'use' of the subject property as a adult care home? What does your engagement say regarding use of the property. The lender will probably have an issue if this round peg is trying to be put in the square hole of a conventional refi. By all means, disclose the current use. I'd think it would be up to the lender to what extent they want the property appraised as an adult care home and whether they feel your licensing is appropriate.

 

[Meandering]

It's pretty funny that you have to verify a permit was issued for the new deck on the back of the house,

and that the water heater is double strapped.

Oh but that operating commercial business??? Naw, we don't see that.


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