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condo unit issue,please help!

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appauled

Thread Starter
Sophomore Member
Joined
Sep 24, 2007
Professional Status
Certified Residential Appraiser
State
Florida
i have an issue i did an apprasial in a 29 floor high rise. how ever the unit on the contract states its 1805, however at the time of inspection the developer office tell me i have to go to unit 1905, because they eliminated the 13th floor. mind you i went to the 19th floor. the unit on the contract state 1805 which does exsist and its on the 18th floor...so i get a letter explaining that unit numbers on the contracts are indeed the units that they are purchasing, however being that they eliminated the 13th floor it, however the door numbers for the units they will be incorrect and will appear that its higher floor..but the address of the unit will be the physical address plus the # on your door. ...my thing is that fine that maybe, but i would still go the 18th floor and look for the unit number they are providing..

but my concern is that they want me to put the unit number as the unit # that is on the contract. but that would be misleading because based on what they are saying ..example the person who purchased unit 1705 on contract is actually physically purchasing unit 1805..

so i explain in the appraisal stating all the issue of the unit # and what floor its located, and state what number i actually inspected and floor # and they do not want me to put that in the report. they just want me to agree with them and put what ever the contract states...when in fact the one that screwed up is the developer, because they didnt eliminate the 13th floor its just liveable because it is used to reinforce the the building which is typical for a high rise..and they screwed up with unit numbers and the floor numbers...

i would greatly appreciate a postive way on handling this:shrug: !!!!thanks in advance
 

Karl

Elite Member
Joined
Jan 15, 2002
Professional Status
Licensed Appraiser
State
Arizona
I just posted in another theread about the need of Appraisers needing Customer Relations Course. Your problem is definately WHY we need one. I think you are going to need a long chart with your client & he's going to need a chat with the buyer & seller, possiblly Title Co. No sense filling in that part of the form until all are on the same page. Good Luck!!, I'm betting it's not going to be as difficult as it seems once you use PROPER Customwer Relations techniques.
 

Mountain Man

Elite Member
Joined
Jan 15, 2002
Professional Status
Certified General Appraiser
State
Georgia
Karl, you obviously did better than I in understanding that post. :shrug:
I'm still not clear on exactly what is the OP's problem with the legal description. :blink:
 

Annelle

Junior Member
Joined
Jan 26, 2004
Professional Status
Certified General Appraiser
State
Arizona
Can you please restate your question? I think I understand most of the post, but I could be wrong. When was the 13th floor eliminated? And why weren't the numbers changed at that time? Has this been filed with the county and approved? Can you refer to the plat map, and complex map in the report as to the actual location of the unit and be certain that is the correct one ? How do you know which unit you are actually appraising? Have you talked with the Building Dept? I'm with Karl, I think all that parties need to coordinate. You also need to keep good records on this in your workfile.
 

Chris Colston

Elite Member
Joined
Jul 24, 2003
Professional Status
Certified Residential Appraiser
State
Florida
It is typical (in Florida anyway) in HIGH RISE condos to not have a 13th FLOOR designation. It's kind of difficult to eliminate the 13th Floor, but the numbers will go 12XX, to 14XX without a 13XX.

APPAULED, find out what the legal description that was filed with the county says the unit # is. Do you have a copy of the purchase agreement from the developer? That is the unit # you use and that is the unit you appraise.
 

Abzntminded

Sophomore Member
Joined
Nov 21, 2007
Professional Status
Licensed Appraiser
State
California
...when in fact the one that screwed up is the developer, because they didnt eliminate the 13th floor its just liveable because it is used to reinforce the the building which is typical for a high rise..and they screwed up with unit numbers and the floor numbers...

i would greatly appreciate a postive way on handling this:shrug: !!!!thanks in advance


If the confusion is that the unit # in the address and the unit # in the legal description/builder's plans is different, that's normal for mid and highrises. The legal unit derives from the builder and city engineers putting the plans together, and follows a particular logic. The address designation is blessed by the Post Office, and follows its own logic.

It's common that above the 13th level in a highrise the legal units and address units are off one hundred-place digit if the two were the same below the 13th level; very often they're not similar at all.

You have to keep in mind that these are two separate, unrelated bits of data and no clarification should be necessary. Don't use the term "18th floor" in any description or on the grid for adjustments, use "18th level"; but keep the address units accurate.
 

Jason S

Sophomore Member
Joined
May 1, 2007
Professional Status
Licensed Appraiser
State
California
Get the APN# of the unit they want you to appraise, go to that unit and report what you find.
 

Annelle

Junior Member
Joined
Jan 26, 2004
Professional Status
Certified General Appraiser
State
Arizona
I agree with Abzntminded. The floor number and the address don't have to match. It is common in some areas to name the 1st floor of units #101, #102 etc, one or two floors, or even 3 above ground level, as they may parking on one and two, and a lobby above that.
 

Mike Boyd

Elite Member
Joined
Jan 18, 2002
Professional Status
Retired Appraiser
State
California
I would pay money to see an 18 floor building with the 13th removed. Yes, it is needed for support..........unless you have a permanent "sky hook" in place.
 

appauled

Thread Starter
Sophomore Member
Joined
Sep 24, 2007
Professional Status
Certified Residential Appraiser
State
Florida
ok im sorry the mix up, the unit number i have on the contract is 1805, which is on the 18th floor.

however the builder is telling me that is the unit number on the contract, but they are actually purchasing unit 1905.because they (developer) supposly eliminated the 13th floor. (the 13th floor does exsist just not on the elevator, because typicaly that floor is used as a reinforcement floor with beams, etc for high rises in our area, its just not a liveable floor.

however the unit i inspected, is unit 1905 on the 19th floor. because i was told by the developer that is the unit the buyer are purchasing.i asked for the addendum of the contract stating that. because basicly we are talking about two different units here, on paper its 1805, but in reality and physically its unit 1905 , per the door number of the unit.

typically here in florida usually what ever your door number is in a condo high rise is the unit # for the subject.

example the person who is purchasing unit 1705 on a purchase agreement is actually physically purchasing unit 1805,based on the information the developer has given.

they are stating that number on the door of each unit, is going to be the unit # they are to utilize to identify there unit,for mailing address, food delievery , etc.

ok i can understand the numbering being different,because it can happen.

now how do you explain the floor/level difference, because the borrower where under the impression there unit was on the 18th floor just like the unit number on the contract.

but now the developer is stating its a different unit number located on a different floor/level number.

so i reported on my report what my findings where, and the lender does not want to accept that, they want me to state whatever is on the contract. and put the subject floor level as 18, however the subject is on the 19th level.

the developer is also saying , that it seems that the units are in higher level but they are not because again they eliminated (13th level)...which that makes no sense, because let my case the subject is supposly on the 18th level, so you would get off on the elevator on the 18th level, but not so ,i have to get off on the 19th level, because unit is 1905 and its located on the 19th level.


please let me know what you think and if i explained better for all to understand.

**the legal on the apn # states the unit number on the contract. **

it just seems that the developer goofed, it up, and does not want to admit they made a mistake, and correct the issues with unit numbers and floor numbers.
 
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