Garage Or Carport

[Vermonter]

Well, garages are superior to carports due to weather protection and security. Looks like this set up is as secure as a garage and almost as weather protective.

I would probably call it a garage, but note the wall block openings. Good luck extracting a market reaction to that.

 

[miktay]

"Anyone have a compelling argument to call it a garage? "
Not until somebody fixes all those holes in the side wall.
As a potential buyer, I would consider the time, money and hassle to finish it off.

 

[Michael P Jacobs MAI]

Grrr. Why did they do it like that? ... I have seen something similar, forget what I called it and did. Almost a garage, just add a hundred bucks or so to put plywood or something on that 1 wall.
Or fill in the blocks and stucco it. If I bought it that's what I would do.

It's a Florida thing. The air helps prevent mold since it's not air conditioned space. And, your analysis is correct - that's exactly what it is. We would expect to see more of these in the neighborhood if it is a true amenity and, if really easy/cheap, a nominal adjustment either way. OTOH, if it's a permit-nightmare maybe that's why we don't see ALL of these conversions.

 

[Tom4value]

It's a Florida thing. The air helps prevent mold since it's not air conditioned space. And, your analysis is correct - that's exactly what it is. We would expect to see more of these in the neighborhood if it is a true amenity and, if really easy/cheap, a nominal adjustment either way. OTOH, if it's a permit-nightmare maybe that's why we don't see ALL of these conversions.

The property is in Arizona. From what I hear, they don’t have a moisture problem but I like your way of thinking it out.

 

[Don Clark]

in photo - left wall appears to be concrete block/sealed.
Roof/Ceiling material and perm. attached or unfastened?

If roof is attached, Garage with minor functional obsolescence (ie open decorative block right wall) IF demonstrated by the available market data.

That' the way I see it. If it looks like a garage, functions like a garage, and just missing a few minor things that can be added, it is a garage.

 

[J Grant]

Agent shows it as a garage in MLS. County shows it as a carport which is obviously it's original configuration. Seller explained she added the wall and the garage door and pointed out that it is still a carport because it doesn't really have a wall. (The wall is blocks with holes in them in case that is not evident by the photo.) Obviously it is better than a carport without a garage door but not as great as a real garage with a wall.

Anyone have a compelling argument to call it a garage? View attachment 33638

The problem imo is not so much what to call it, as that it may have been converted without a permit, correct? Aka county still shows it as a carport and owner had the work done--- looking at the photo it might not be to code.The tracks are put up on a metal ceiling.. what is the roof like? Is it a flimsy metal carport roof, or a roof like rest of dwelling has/other?

If the work is "home made" and not to code, combined with the semi open wall, .most markets would see it as inferior to a "real" garage. Before deciding what to call it imo need to ask owner if they had a permit pulled when the work was done.

 

[residentialguy]

Before deciding what to call it imo need to ask owner if they had a permit pulled when the work was done

Not sure where you are going with that. No permit means no contributing value? Are you going the direction of Mike Kennedy Academy: no permit, can't appraise?

 

[J Grant]

I did not say anything about value, did I in my post? I give the value market gives for non permitted areas in appraisals.

Her question is what to call it, and imo whether the work was professionally done with a permit and up to code vs home made might affect what best to classify this , and permit or lack of permit can affect value, each case is different, would you agree?

 

[residentialguy]

that's cool...just didn't know where you were going with it. I don't know how a flimsy or un-permitted garage would re-classify it, but willing to learn.

 

[CindyR]

Thanks all. That was fun. i loved the post about mold. We don't have that here. I saw one moldy house once (in the past 18 years) where the REO folks closed every door and window and left every faucet in the home trickling for months until the servicer finally had time to get in there. And my question was not how to value it - there are others like it. It's better than a carport but not as good as a garage. But i knew the agent would dispute the description if he thought it would help his argument about the value. We shall see. But i am confident in my description that it is a carport and not a garage. Here's what i said...

"The MLS listing also reports the home to have a 1-car garage. The home actually has a 1-car carport which has been modified with the addition of a garage door. The exterior wall of the structure is decorative block with holes in each block. It is not an actual wall and is therefore not considered a fully enclosed garage structure. While the structure provides somewhat similar functional utility it also allows free access to insects, rodents, etc and is less effective than a truly finished garage. "

Note, here in AZ we have bee swarms, often of africanized bees, so if i had a garage i would not want it to have holes all over the wall. Same with rodents - mice, rats, roof rats, all sorts of things could scamper through those holes. Snakes too. And i also was wandering through the old listing photos and the wall was added before 2003. The current owner just added the garage door. But i don't think either modification had a permit. That would not matter in this situation but it was discussed in some posts.