Conversions

[Mike Kennedy]

because in their words "none of the other appraisers ever say a property is non-conforming so why do you?." I'm curious to find out how clients respond to your posture on permit-checking. Thanks.

a. none of the other ankle-grabbing "appraisers" are Appraisers.

b. The appraiser also must include a specific statement indicating whether the improvements represent a legal use; a legal, but non-conforming (grandfathered) use; or an illegal use under the zoning regulations; or whether there is no local zoning.

c. Highest & Best Use MUST be legally permissible.

 

[Kevin A. Spellman]

The Scope of Work is an ongoing process. Information discovered during an assignment could reconsider the Scope of Work.

I would have done the research for the permit; it is easy here in MA to search for a permit.

 

[ghrousseau]

I did an appraisal on a home that sold at auction. At the inspection I found a converted garage(very, very nice one). The use is legal if permitted. I was not able to verify the permits with the city. I did it subject to verification of permitted status, lender isn't happy. They want it "as is", but with a cost to cure for the garage. Am I wrong to consider this a new assignment since I have now been given a new scope of work. I would decline the assignment, I'm not interested in appraising a home with a illegal garage conversion. And this garage my very well be legal if the client would check with the city directly. What does every one think?

Few Questions:

What city, how big is the home, 1 car or 2 car, and is the garage door in tact?

"I was not able to verify the permits with the city" Does this mean "you did not check or there are no permits on file, meaning it is an illegal garage conversion?"

The other thing that baffles me is why you did not discuss with the client upon inspection? Did you contact them and offer to go down and research the permits??? Making a property subject to the client obtaining permits creates a list of problems, especially if the garage conversion is illegal anyway (which it probably is.) Someone has to file a plan check, possible variance, inspections, does it meet code...........does the addition require additional work to bring it up to code yada, yada, yada. The reason lenders typically request that the report be made with an "as is value" and a cost to cure, is because they know it is a) legally permissible, and b) economically feasible............especially if the garage door is intact. And now you state you will decline the new assignment because you don't want to appraise a home with an illegal garage conversion??? That will be the last assignment from that client.

 

[EVAUSA]

EVASUSA: I appreciate your insight into the SOW as a "living document" of sorts becuase I was not fully aware of the practical implications of how it might change after the assignment is initiated. However, I gotta imagine that the response you most likely hear is "Your responsibilty to do that is integral to the assignment." I used to send my clients packing for re-build letters but those that had to spend a half-day at the Planning Counter rarely if ever ordered another appraisal--because in their words "none of the other appraisers ever say a property is non-conforming so why do you?." I'm curious to find out how clients respond to your posture on permit-checking. Thanks.

After I explain how time extensive the process can be, my clients usually understand. In most cases, the borrower ends up getting me the data, on a couple cases I was able to get another $100! Every client is different, I always try to be as nice as possible and hope for the best. If the client is a real jerk, I dont want them to order from me again anyways. Good luck!

 

[Louis Pompeo]

In for a penny, in for a pound.

I did an appraisal on a home that sold at auction. At the inspection I found a converted garage(very, very nice one). The use is legal if permitted. I was not able to verify the permits with the city. I did it subject to verification of permitted status, lender isn't happy. They want it "as is", but with a cost to cure for the garage. Am I wrong to consider this a new assignment since I have now been given a new scope of work. I would decline the assignment, I'm not interested in appraising a home with a illegal garage conversion. And this garage my very well be legal if the client would check with the city directly. What does every one think?

Are you kidding?

"The use is legal if permitted" - What does that mean?

"I would decline the assignment, I'm not interested in appraising a home with a illegal garage conversion."

Do you tell your clients "I only do properties with no functional or economic problems?........I don't want anything difficult!"

Do they send you assignments and say "here's one for you....we think it's a 'clean' property.....if not.....send it back and we'll get someone else to do it"

Get real lady!