Four Seasons Sun Rooms

[Mike Boyd]

Whatever the "brand name," I call 'em all ENCLOSED PATIOS. If a typical patio adds $2,500 to the value, I might add $5,000 for an enclosed patio. I do not consider them to be the same as the rest of the living area. Years ago when FHA had an appraisal department one of my reports was reviewed by an FHA Staff appraiser. The house had a covered patio that had been enclosed with removable glass panels and was accessed by means of a sliding glass door off the living room. I called it living area and valued it the same as conventional living area. I was lambasted by the reviewer and had points deducted. (in those days your status at FHA required that you did not receive more than X number of points per year)

 

[Chris Colston]

Thanks, you answered my question about the forum. I wasn't asking about using name brands on an appraisal report.

I know YOU weren't, but this is a BIG forum with lots of people. Some just read and never respond or ask questions. Sometimes one person's question and the answer presented could lead to other questions that might not get asked publically.

BTW... on the issue of Corian, try SOLID SURFACE counters unless they are marble or granite. Use laminate rather than Formica. Just incase someone else reading this thread is interested. :happy:

 

[Couch Potato]

BTW... on the issue of Corian, try SOLID SURFACE counters unless they are marble or granite. Use laminate rather than Formica.

Probably ought to use natural stone rather than granite unless you are sure its not gabbro or some other rock. Do you really want to go to the trouble of identifying the particular type of rock?

 

[Dona Roberts]

Thanks Mike

Whatever the "brand name," I call 'em all ENCLOSED PATIOS. If a typical patio adds $2,500 to the value, I might add $5,000 for an enclosed patio. I do not consider them to be the same as the rest of the living area. Years ago when FHA had an appraisal department one of my reports was reviewed by an FHA Staff appraiser. The house had a covered patio that had been enclosed with removable glass panels and was accessed by means of a sliding glass door off the living room. I called it living area and valued it the same as conventional living area. I was lambasted by the reviewer and had points deducted. (in those days your status at FHA required that you did not receive more than X number of points per year)

This is exactly the kind of input I was looking for! I have never done an FHA appraisal (I think you have to be certified, along with other criteria, is that correct?) It's my understanding that they have different guidelines. Just curious, do most appraiser use those guidelines (some, most) for non FHA loans?

 

[jay trotta]

ifn your describing the subject, whats the difference in stating what "name brand" of stuff has been used ? Nobody knows whats in the comps. unless the Realtor notes it in their blurb. We're Not making adjustments based on "name brands", and their not listed anywhere in the grid. Ifn your doing a house that was just remodeled don't you want to present a "true picture" to your Client regarding the improvements ?
Whats the difference in cost between a stone walk and a cobblestone walk ?
In the one I just finished in front of the snowglobe, approx. $800 - and well worth the money for the difference of "curb appeal", will it increase the value, dunno, but it will probably secure a better end result than my competition.

Those Four Season puppies have been around for a long time and they are expensive, but ifn you price out anything similar, you will probably find the cost not to be dramatically different. Does it add anything, it provides more useable space, if thats what your looking for. Aren't "Florida Rooms" typical of the area anyway ?

 

[Ray Miller]

In this part of the world I have found what appraisers and home owners call; four season rooms, Az rooms, FL rooms, three season rooms, enclosed porches.

Four season is a room that has heat and lots of glass, doors and windows that can be open up in the spring, summer or fall. It may or may not have central air con.

The rest of the titles you have really got to study the construction and the arangement for heating and cooling, window and door lay out. To be sure what you are dealing with.

I have found two many appraiser count the area as GLA when it has not heat source except for opening up the doors from the main part of the house.

 

[Chris Colston]

I have found two many appraiser count the area as GLA when it has not heat source except for opening up the doors from the main part of the house.

Heat Source, Florida? There are still older houses, here, that do not have heat sources except for a very old radiant unit in the bathroom wall.... We're much more concerned with A/C source rather than heat, even for FHA.