Garage conversion

[CANative]

Which City?

Your assumption is that the OP doesn't know the ordinances in his market and you, being 3,000 miles away, know better?

There is more to these issues than code.

 

[Mike Kennedy]

You are not a building inspector. If the GC is marketable appraise it. If the county doesn't know there is a permit then how the heck can you know. You've done your due diligence. Just disclose what it is and get on with it, and don't over think it.

Does the site, "as-improved" represent a legal, LNC, or illegal use? Is the site "as-improved" it's Highest and Best Use? Source of data to credibly answer that assignment condition requirements?