FHA Garage Conversion

[Alan Magill]

I would have to agree with Tim here. Must be a Texas thing.

I have always separated garage conversions on FHA's mainly because that is what I was told to do and have not been directed differently. If the area is of similar finish it might be more comparable to use homes with more similar effective square footage and make similar adjustments to excess living area making the point moot. The only problem is that it generally sends your gross adjustments higher than desirable.

i would like to see a reference as well re their stance on this if in fact it has changed.

 

[Marcia Langley]

Tim,

Thanks for posting that ruling. I had heard other posters in the past say that they put conversions and additions on the below grade line and wondered where they got that from. Now I know.

It seems to me that the areas where this practice has taken hold are those where basements are rare. In my market where basements are common, we need that line for basements and if we have other finished space not included in GLA we use one of the blank lines at the bottom of the grid.

All of my training and education has been more contemporary than your posted ruling and I have never seen it. My education in current FHA guidelines is pretty comprehensive so I can only assume that the posted ruling is no longer a part of the guidelines.

Even if it were, it seems compliance is an extremely reigonal thing, again, in areas where basements are rare. There is no question that this is not something that FHA cares to enforce nation wide.

 

[The Sheriff]

Currently, dealing with a carport converted to an office without permits. The office is finished in a workmanlike manner with similar heating and cooling as the main house. Talked to FHA Santa Ana on Friday... They could give two sh*ts less if the addition has permits. They said, "Would the market perceive it as additional GLA? (In my market, yes). Is it finished in a workmanlike manner? (Hell, it looked better than the rest of the house!) " Count it as GLA and move forward to the next assignment. Hope this helps... I kept the phone on speaker while I worked on the report as it was a good 35+ minute wait getting an answer from a human.

Hope this helps...

 

[CANative]

Sheriff... That sounds like something they would say over the phone at SAHOC. But only because it makes sense.

 

[ZZGAMAZZ]

For those who feel that the FHA policy that Mr. Hicks attached is indeed appropriate: Does the policy pertain to garage-to-GLA additions that ARE NOT permitted, or does it include conversions with permits--or should conversions WITH PERMITS be incorporated into GLA with the GLA adjustment modified downward to reflect the enhanced/enlarged/superadequate GLA?

 

[Ken Whitaker]

Quick question on this topic. I recently inspected a home with a pretty poor 150 sq ft "bedroom" that was made inside a 450 sq ft garage. NO heat, pretty sub-par looking as far as the taping and texture job of the sheet rock, etc. I obviously wont include it as GLA... but question is... do I need to call for it to be removed and returned back to the garge? Or just call it like I see it and say its there but given no value? As ugly as it is.. it doesnt look "unsafe" or hazardous. Thanks!

 

[Joe Booth]

How does one know it was built to code without permits? You don't. It may have a contributory value but it should not be included in living area IMHO.

 

[Roscoeman]

How does one know it was built to code without permits? You don't. It may have a contributory value but it should not be included in living area IMHO.

I agree...

further if it did not have permits and burned down? In our county you can rebuild to the footprint that is on file at the county.

What if it burns down and you include it in the gross living area, do ya think the owner could sue you?

Not sure, but my opinion.

 

[Mike Garrett RAA]

Here we go again...becoming the permit police!

 

[Ken Whitaker]

OK guys, Thanks for the response... but you all seem to think I want to include it as living area. please read this part of my post again ...

"I obviously wont include it as GLA... but question is... do I need to call for it to be removed and returned back to the garage? Or just call it like I see it and say its there but given no value? As ugly as it is.. it doesnt look "unsafe" or hazardous. Thanks!"


I OBVIOUSLY WON'T INCLUDE IT AS GLA (gross living area).

I JUST WANT TO KNOW IF I SHOULD CALL FOR IT TO BE REMOVED.

Thank you!