GLA or still just a garage?

[Tom4value]

You need to keep in mind that a substantial portion of the population lives in unincorporated areas of the country where there is no entity to issue permits. They are a non-issue, because they don't exist. I can do anything I want to my home, no permit required.

If no permit is required then no permit is required! You did your duty to your client. If they are, it is your job to inform your client.

 

[sputnam]

Just got an order for a property where the garage has been converted to living space. It has a 2nd kitchen, half bath, heat and a/c (ducts, not mini-split), insulated but still has the garage door and floors are epoxy. What kind of adjustments would you make?

It's a judgement call... and only your judgement and the 'rules' about what is and isn't living area matter. No one in this forum, except you, has or will see the property in connection with the appraisal assignment. If you decide to call it GLA, you can deal with the fact that different levels of quality can exist within the living area of the same dwelling. You can report it or adjust for it at more them sepearately. Likewise, if you decide to call it Garage, you will need to account for the market reaction, if any, to the features that are the same as typical garages.

Appraisals of the market value of a property are ALL about market reaction.

 

[alebrewer]

I think there is an argument that having a garage door means it's not finished like the rest of the house

I know I'm being pithy a bit, but what reg did you find that in? Point is, unless there's a reg that says 'overhead door means garage', then it doesn't. I would absolutely love an overhead door instead of french doors (to my patio, that is). Seems like a personal preference to me. Back to the original point, though - there is no reg that stipulates a room's use based on the door design.

 

[Zoe]

I know one thing. Epoxy floors are not cheap unless you do it yourself. Did the homeowner convert it or did a licensed and bonded contractor?

If it don't have a window, it can't be a bedroom. It has heat/air, kitchen, 1/2 bath. Does it have 2 means of engress/egress? If it is tied to the central unit, a contractor would have known if the system could handle the space to heat/cool. Electric had to be sufficient too like on the breaker box. Plumbing is installed.

You want first responders to have 2 ways to get in and out. Same with whoever is in the room in case of fire or whatever.

 

[Zoe]

I would probably do on separate line item like basement and may give it more or less than GLA per sq.ft. due to kitchen and 1/2 bath. Kitchen and baths are not cheap. Go hire a plumber and electrician. What about the cabinet man? He ain't cheap either.

You could ask for copy of homeowner's insurance policy to see how it is covered. You know if the owner spent that much money, they want it on homeowner's insurance policy.

We are not talking hundreds on what owner spent. We are talking thousands. If they had licensed and bonded contractors, they are sharing liability also.

 

[TerryRohrer]

I know I'm being pithy a bit, but what reg did you find that in? Point is, unless there's a reg that says 'overhead door means garage', then it doesn't. I would absolutely love an overhead door instead of french doors (to my patio, that is). Seems like a personal preference to me. Back to the original point, though - there is no reg that stipulates a room's use based on the door design.

It seems to be a thing these days:

Not Just for Cars: Garage Doors for the Home

See how the nontraditional use of a garage door could transform your living space

www.houzz.com

 

[alebrewer]

It seems to be a thing these days:

Not Just for Cars: Garage Doors for the Home

See how the nontraditional use of a garage door could transform your living space

www.houzz.com

Those must be garages...

 

[J Grant]

IMO, a working garage door still in place with tracks and overhead motor is a health and safety issue with regard to carbon monoxide because it means the car can be driven in and stored inside, what is now supposed to be used as living area.

Whereas removing the tracks and motor and removing the garage door ( or putting drywall up as a barrier ) mitigates that problem.

 

[alebrewer]

IMO, a working garage door still in place with tracks and overhead motor is a health and safety issue with regard to carbon monoxide because it means the car can be driven in and stored inside, what is now supposed to be used as living area.

Whereas removing the tracks and motor and removing the garage door ( or putting drywall up as a barrier ) mitigates that problem.

That's similar to stating that folks need a label on a lawn mower stating to not put your hand under the deck while it's running.

 

[Zoe]

IMO, a working garage door still in place with tracks and overhead motor is a health and safety issue with regard to carbon monoxide because it means the car can be driven in and stored inside, what is now supposed to be used as living area.

Whereas removing the tracks and motor and removing the garage door ( or putting drywall up as a barrier ) mitigates that problem.

I am not arguing that. It would be easy to put up facade wall that could be removed easily and remove the tracks or paint them. You could probably put up a facade wall for $1,000 or less and remove it if necessary. It would help insulation too for heat/cool and sound, etc. Maybe $2,000 on the facade wall. I can't see it being over $3,000. Go high and say $5,000. If you put a window in it, it would cost more than solid facade wall. Or a door.

You wouldn't care what it looked like on the outside. You can't get out the wall unless there is a window or a door. You could leave the garage door and have a facade wall on interior that is insulated and could be easily removed.

I am not going to play stupid and say the owner is pulling cars in the garage with full kitchen and 1/2 bath.

You still need 2 ways in and out. Window or door.