Converted Garage

[Fernando]

Subject has garage converted into living space without permits.
On 1004 can I still say subject has 1 car garage but later note garage is converted?
Or should I indicate no garage since no car can park in there?

 

[andrew81]

Subject has garage converted into living space without permits.

Ok

On 1004 can I still say subject has 1 car garage...

No, it is not a garage.

but later note garage is converted?.

Yes, discuss the garage was converted.

Or should I indicate no garage since no car can park in there?

Yes

 

[Dublin ohio]

Question: When is a garage not a garage.
Answer: When it is not a garage.

 

[Tom D]

you didn't mention the garage door. i suppose if it was gone, that would be a good clue. if just drywalled over the inside, and if left. well, that is a very good question to ask.
what would be the highest and best use for that space. oh wait, that thought is for land.
insufficient data provided by appraiser to properly understand the dilemma. please provide additional blog commentary and if there are comparables having similar use, if they exist.

 

[J Grant]

It can't be both things at once. it either is adapted better to its current use as living area, or it still is a garage with a couch in it.

As far as leaving existing garage door up, some owners do that, but they remove tracks and motor. Just state the exterior door is still in place, but the interior has been converted to living area,, therefore it is reported as no garage on the appraisal

 

[sputnam]

What is the assignment? Current fee simple AS IS market value? If so, that's what you do.

 

[glenn walker]

Its a one care garage that has been converted and being used as living space. I often do these as a one car garage on the grid and then use a cost to cure of say $2,000 to $3,000 two reconvert if someone wants to or is forced by code compliance --On the grid on comparables I then make a negative - $2,000-$3,000 against usable garages. I also include this in my cost approach. IN CALI from a market reaction perspective its almost always a wash as one car garages mostly built in the forties-fifties and sixties and too small to hold a modern SUV or truck so most are either used as storage or converted. No matter what its still a garage which has been converted. 90% have no permits- are of lower quailty constructive than main living area. Also note if there are any H & S Issues if it has no windows and no additional doors for egress and ingress if a fire starts the occupants are trapped.

 

[Fernando]

Its a one care garage that has been converted and being used as living space. I often do these as a one car garage on the grid and then use a cost to cure of say $2,000 to $3,000 two reconvert if someone wants to or is forced by code compliance --On the grid on comparables I then make a negative - $2,000-$3,000 against usable garages. I also include this in my cost approach. IN CALI from a market reaction perspective its almost always a wash as one car garages mostly built in the forties-fifties and sixties and too small to hold a modern SUV or truck so most are either used as storage or converted. No matter what its still a garage which has been converted. 90% have no permits- are of lower quailty constructive than main living area. Also note if there are any H & S Issues if it has no windows and no additional doors for egress and ingress if a fire starts the occupants are trapped.

I do the same calling it a garage (subject still has garage door) and cost to cure higher $5,000 because normally not done with permits.
Prior comments indicated otherwise and I changed how I did it without indicating cost to cure.
I will have to see other peers how they do it.

The conversion is not to code (no windows) but gets rental income. Would highest and best use be converted garage since rents obtained at least $1,000 in market?

 

[Tim The Enchanter]

As far as leaving existing garage door up, some owners do that, but they remove tracks and motor.

I don't get why anyone would remove that stuff.
Had one where they turned an old 1,000 SF house into a nice 3000 SF house. The permits said remove door from detached garage to convert to carport?
Why downgrade like that?