Duplex converted to SFR assistance

[Carter Wynn]

Hello,

Looking for some assistance, have done most of the leg work ( I think!).

The subject property is a bilevel style detached residence, constructed in 1970's. Improvements were originally constructed as an up/down style duplex. Owner has since converted to single family residence by removal of the lower level kitchen, and removing any separation between the units. Foyer is now open to the upper and lower level. There is a single heating source (GHW) but there are separate electric meters. No permit was ever pulled for change, and according to the assessment department, the use is still as a duplex.

Now,the overall neighborhood is a mixture of SFR and some 2-4 units. Properties are zoned SR-2 and SR-3 in this neighborhood. The subject property is zoned SR-3, which is legal zoning for both SFR's and 2-4's. Current use under zoning is legal (spoke w/ planning dept to verify).

I also contacted the assessment dept to see what needed to be done to make a conversion from duplex to SFR legal and was told a permit must be pulled, removal of LL kitchen, and no separation between the units.

I have confirmed the HBU of this property is as a single family residence and will be appraising the subject as such. My question is, can I complete the appraisal "as is" w/ zoning being legal and city use as a duplex, or do I need to complete under the HC that property must be changed to SFR w/ city assessment?

(PS) appraisal is for mortgage purposes... (PSS) Im licensed now but cant find how to change it in user CP!

Thanks!

 

[Greg Graybadger]

Carter, from what you have described, here is my opinion. The property is no longer a duplex, so don't describe it as a duplex. The fact that the assessment department has it described as a duplex affects the taxes, but it does not affect the actual and functional use, nor the legal permissibility. You have improvements which were altered without required building permits. This can be a painful problem. You need to investigate further to learn what can be done to remedy this. Try to get it in writing, and always get the names of the officials giving you information. There is a huge variation among jurisdictions, so we cannot answer this. Then I would give the info to your client/lender and ask them how they would like to proceed.

 

[Mr Rex]

Having 2 separate meters on a SFR is one hell of an electrical hazard, and pretty much guarantees that the changes made were done so without permits etc.

 

[Carter Wynn]

Any other feedback on this one?

 

[Walter Kirk]

If your H&BU is as a single family and single family is a legal use don't sweat it. If the house was built with two electrical services I don't se a problem with that.

 

[jwd appraisals]

Appraiser as its current use, and report all the information you have obtained.

 

[Mr Rex]

If your H&BU is as a single family and single family is a legal use don't sweat it. If the house was built with two electrical services I don't se a problem with that.

Except that conversion to a single family residence is a violation of electrical codes in every jurisdiction that has electrical code. Again, evidence that the changes were not done with proper permits. 2 story foyer conversion with no permits or oversight???? I'd sweat it, and I don't usually play code police.

You can't unknow what you find (AC#15), and ignorance of the "law" has never been an acceptable defense.:new_smile-l:

 

[Walter Kirk]

Except that conversion to a single family residence is a violation of electrical codes in every jurisdiction that has electrical code. Again, evidence that the changes were not done with proper permits. 2 story foyer conversion with no permits or oversight???? I'd sweat it, and I don't usually play code police.

You can't unknow what you find (AC#15), and ignorance of the "law" has never been an acceptable defense.:new_smile-l:

How can you know that its a code violation? There are literally hundreds of duplex properties in my area which have two electrical services (so the tenants pay the electric bill) and a single heating system, in fact I once owned one. Such houses can be changed to single family quite easily without touching the electrical system

 

[Carter Wynn]

According to the assessment dept, when dealing w/ duplex to SFR conversions they will address multiple meters on a case to case basis. It certainly didn't appear multiple meters will ALWAYS be a violation based on my conversation w/ the city.

My only real concern is the fact they did not pull a permit before the conversion and whether the report should be completed as is or based on HC the use be changed w/ the city. Like someone mentioned before, I cant un-know that a permit is supposed to be pulled before a conversion can take place. Really wish there was a more definitive answer to this situation.

 

[23Degrees]

Check box 3 based on the HC that the proper permits have been issued by the city. IMO your concerns are real.