Does the property have to have stove to be habitable?

[Pappraisals]

I have an earth home that I appraised. In the kitchen the stove is missing. I noted this in the appraisal and from everything I was taught made a cost to cure do to the home needing a stove to be habitable. The underwriter agreed with me, although the lender is questioning where is this documented? After thinking and researching I am now questioning myself as to if the home actually needs a stove and should have I made the cost to cure instead of just noting it. Any idea if there is anywhere documented that this house has to have the following to be condisered habitable? I threw in that it was an earth home because I had to fight the realtor on that, another thing I looked for stating a home has to have a kitchen, bedroom, bathroom, living area to be considered a home, but I couldn't find that either.

 

[Michigan CG]

I have seen some argue that a home has to have a stove....i don't agree....cost to cure $50 from the used appliance guy.

A home does NOT have to have a separate bedroom to be a home. I have appraised a home, 2,600 SF that was one room, the stool area was walled in, but not the sleeping area nor the shower. Both could be seen from the whole house.

 

[CANative]

A stove is personal property in most cases.

Some could could live at the place and have pizza delivered every day.

 

[Kevin A. Spellman]

A kitchen stove would fail the test of a fixture. So it is not realty and is personal property. The absence of a stove is not the issue. Why was the stove removed. Was it for health or safety reasons or was it stolen. This is what I would make a comment about.

 

[stefan olafson]

I agree with Greg, it's personal property. I never (or very seldom) include any free standing appliances in the value when I appraise a property. I note if they are there or not in the subject, but don't really care if they are in the comparables or not.

My reasoning is this. Say you have two 55 year old homes, one with an original hump shouldered fridge and the other with a top of the line GE. Don't they both do the same thing? Even though there is an immense difference in value when you look at it?

 

[Paul Isolda]

I would rather have the hump shouldered fridge than the GE. They make the worst appliances on the market and will never buy another of their kitchen appliances again as long as I live.

 

[TC]

A stove is personal property in most cases.

Some could could live at the place and have pizza delivered every day.

Ah, the good old bachelor days!!!

 

[CJ1234]

Personal Property, not included in my reports (Unless it's built in /fixture).

I called the HOC with FHA on one, asked if appliances are a Minimum Standard. FHA stated no, they are not necessary.

I mention which are present, whether or not they typically convery with the property.

My #1 lender requires appliances, I've been told. But that's an underwriting condition.

 

[Mztk1]

I appraised an area where the stove, if it was a gas appliance, had to be present or else they considered it a risk and a house could not sell. Gas stoves were considered necessary fixtures, like a built-in light fixture. But if that particular stove was not in the contract, the owner could sell the house and switch the stove out with a cheaper one. Which is also true of ceiling fans and chandeliers.

 

[Smokey Bear]

My reasoning is this. Say you have two 55 year old homes, one with an original hump shouldered fridge and the other with a top of the line GE. Don't they both do the same thing? Even though there is an immense difference in value when you look at it?

ROFLMAO - only a guy could think they were equivalent. LOL You stay outa my kitchen, boy!