Converted Garage

[Tom Woolford]

Final word from Atlanta HOC:

"The appraiser must treat garage conversions as part of GLA provided that it is accessible from the interior of main dwelling in a functional manner; has a permanent/sufficient heat source and in keeping with the design/appeal/quality of construction of the main dwelling.

Conversions that do not meet the above are to be addressed as a separate line item in the sales grid, not in the GLA. Appraiser must address the impact of inferior quality conversions on marketability as well as contributory value, if any."

No permit? Fine. So I'm running with it

 

[hastalavista]

Final word from Atlanta HOC:

"The appraiser must treat garage conversions as part of GLA provided that it is accessible from the interior of main dwelling in a functional manner; has a permanent/sufficient heat source and in keeping with the design/appeal/quality of construction of the main dwelling.

Conversions that do not meet the above are to be addressed as a separate line item in the sales grid, not in the GLA. Appraiser must address the impact of inferior quality conversions on marketability as well as contributory value, if any."

No permit? Fine. So I'm running with it

(my bold)

Please "CC" the email to Mike K.
Thanks!

 

[Mike Kennedy]

the required permit for installation of a ceiling fan has absolutely nothing to do with a certificate of occupancy.

If you're going to quote municipal codes and regulations you ought to be conversant in what they actually state and how they are enforced. Its called geographic competency. I uess that is why you don't perform appraisals in coral springs, fl

A permit allows installation, legal use is subject to follow up inspection by Building Inspectors who either sign off Code Compliance on the B.P. or in some Municipalities they issue a supplemental a Certificate of Occupancy/Use indicating formal compliance and closing out the Open Building Permit. Let us know Coral Spring's process. Thanks.

here ya go. >>

1. City of Coral Gables : Building Division
   www.coralgables.com/index.aspx?page=896
   May 9, 2016 ... A Building Permit is required for most types of construction work within the City of Coral Gables. ... as final survey, the permit status will change to “Final” and a Certificate of Occupancy will be issued. ... Coral Gables, FL 33134.

For your library Howard

http://www.coralgables.com/index.aspx?page=622


The following projects do not require a permit Work exempt from permit
as per the Florida Building Code Section105.2.
http://coralgables.com/modules/showdocument.aspx?documentid=12865

You're welcome.

 

[Howard Klahr]

City of Coral Gables

Once again Mike you need to focus on your geographic competency when quoting regulations. You have now jumped from the city being discussed previously in the thread, Coral Springs), to another entirely new municipality, Coral Gables. Just to bring you up to speed here these two cities are only approximately 50 miles apart. You're getting closer in your geography but still off the mark.

Interestingly enough that you can grab links to internet sources, I'd think that you could at least search a map

The following projects do not require a permit Work exempt from permit as per the Florida Building Code Section105.2.

I'm sure there is a point here somewhere but NOWHERE on this list is a ceiling fan. Furthermore, as noted above, this document is from an entirely different city than was being discussed in the thread (Coral Gables as opposed to Coral Springs)

 

[Mike Kennedy]

the required permit for installation of a ceiling fan has absolutely nothing to do with a certificate of occupancy.

If you're going to quote municipal codes and regulations you ought to be conversant in what they actually state and how they are enforced. Its called geographic competency. I uess that is why you don't perform appraisals in coral springs, fl

A permit allows installation, legal use is subject to follow up inspection by Building Inspectors who either sign off Code Compliance on the B.P. or in some Municipalities they issue a supplemental a Certificate of Occupancy/Use indicating formal compliance and closing out the Open Building Permit. Let us know Coral Spring's process. Thanks.

 

[Mike Kennedy]

Coral Springs
The Building Services Division provides customer friendly plan review, issuance of building permits, performance of field inspections, and issuance of certificates of occupancy to ensure conformance of construction in the City with governing building codes.
The Florida Building Code – 2014, 5th Edition

http://coralsprings.org/government/other-departments-and-services/building

 

[Mike Kennedy]

123456

 

[Mike Kennedy]

All MK reports are subject to, how would he know if the homeowner replaced a defective receptacle and didn't get a permit or have a licensed electrician perform the work? What a crock Kennedy.

II. ORIGINATION THROUGH POST - CLOSING/ENDORSEMENT

D. Appraiser and Property Requirements for Title II Forward and Reverse Mortgages
3. Acceptable Appraisal Reporting Forms and Protocols Handbook 4000.1508
Effective Date:
09/14/2015 | Last Revised: 09/30/2016
*Refer to the online version of SF Handbook 4000.1 for specific sections’ effective dates

iv. Conditions Requiring Inspection by a Qualified Individual or Entity
The Appraiser must notify the Mortgagee and make the appraisal subject to an inspection by a qualified individual or Entity when the observation reveals evidence of a potential safety, soundness, or security issue beyond the Appraiser’s ability to assess.

3) Required Analysis and Reporting
If the appraisal has no conditions, the Appraiser must render an as-is value opinion.
If the Appraiser must conclude the report under a hypothetical condition or extraordinary assumption, the Appraiser must report the issues and requirements as one of the following:
• “subject to a required inspection based on the extraordinary assumption that the condition or deficiency does not require alteration or repair.”
Handbook 4000.1
525

 

[Mike Kennedy]

All MK reports are subject to, how would he know if the homeowner replaced a defective receptacle and didn't get a permit or have a licensed electrician perform the work? What a crock Kennedy.

An illegal garage conversion to finished living space is equivalent to a defective receptacle or ceiling fan in your world? Interesting concept.

 

[residentialguy]

An illegal garage conversion to finished living space is equivalent to a defective receptacle or ceiling fan in your world? Interesting concept.

Oh...so a little illegal is fine. Let us know when your book of "Too illegal" comes out.