Guest Suite

[RustNeverSleeps]

How would you handle this?

The subject has an attached guest suite (1 bed / 1 bath same quality) with a separate entrance. There is no access from inside the main entrance. I know this should be considered outside of GLA.

The problem I have is that county and MLS treat this as GLA and part of main bed/bath count (for the subject and the comparables in the neighborhood). I have called agents and no one seems to know the exact s.f. breakdown of main residence and guest suite. So the only reliable data I have is my own measurement of the subject. Also this is a temparate/warm climate so this is not unusual or obsolescence.

So it seems my analysis would be more credible to just go with county/MLS, break the rule, and include it all in GLA and main bed/bath count.

What say yee?

 

[C Alexander]

Explain and describe in the commentary---on the sketch show the guest qtrs as an individual measurement yet included in the total sf.
If your comps are similar with guest houses included in living area then it is 'standard and typical' of the neighborhood.

 

[Rich Heyn]

How would you handle this?

The subject has an attached guest suite (1 bed / 1 bath same quality) with a separate entrance. There is no access from inside the main entrance. I know this should be considered outside of GLA.

The problem I have is that county and MLS treat this as GLA and part of main bed/bath count (for the subject and the comparables in the neighborhood). I have called agents and no one seems to know the exact s.f. breakdown of main residence and guest suite. So the only reliable data I have is my own measurement of the subject. Also this is a temparate/warm climate so this is not unusual or obsolescence.

So it seems my analysis would be more credible to just go with county/MLS, break the rule, and include it all in GLA and main bed/bath count.

What say yee?

To what rule are you referring?

 

[Mike Kennedy]

Urban/Suburban/Rural Market?
Which County?
Zoning and Building Ordinances exist?
Applicable Requirements for interior access?
Applicable "guest quarters" requirements?
Is the extra BR + Bath a newer Extension attached to orig Dwelling?
Legal, LNC, or Illegal Use?
What is the client type, intended use of the report?

 

[CANative]

Legal, LNC, or Illegal Use?

Ya' know... If you ask an assessor this question they will not know what you're talking about much less care. If you ask the planning and building department most will tell you they don't refer to legal, non-conforming uses. They only consider legal uses versus non-legal uses.

This LNC is fannieformfoo® and for an improved property it's not terribly relevant.

 

[Mike Kennedy]

Those who either fail to ascertain the existing legal, transferrable, use status of a property (where building & zoning laws exist) or rely soley on Assessors have NO CLUE and in many cases were TRAINED not to confirm Use Status.

LNC (pre-existing/grandfathered) Use is a Legal Use. H&BU "As-improved" must be a legal use as of the EDA.

All definitions cited were derived either from The Dictionary of Real Estate Appraisal Fourth Edition, published by the Appraisal Institute, 2002; The Appraisal of Real Estate Twelfth Edition, the Appraisal Institute, 2001; or the most recent edition of the Uniform Standards of Professional Appraisal Practice.

HIGHEST AND BEST USE
The reasonably probable and legal use of vacant land or an improved property, which is physically possible, appropriately supported, financially feasible, and that results in the highest value. The four criteria the highest and best use must meet are legal permissibility, physical possibility, financial feasibility, and maximum profitability.

HIGHEST AND BEST USE OF PROPERTY AS IMPROVED
The use that should be made of a property as it exists. An existing property should be renovated or retained as is so long as it continues to contribute to the total market value of the property, or until the return from a new improvement would more than offset the cost of demolishing the existing building and constructing a new one.

Hundreds of posts over the years on AF exclaiming appraisers magically made, or intend to make, EXISTING Illegal Improvements "disappear" evidences "assooooming it all away" is common, erroneous, practice ingrained by so-called "mentors".

 

[RustNeverSleeps]

they are newish (2000 to present) million dollar residential, Mediterranean style homes in a gated golf community, original construction, all legal and conforming, purchase, Fannie Guidelines...

nit picky, but the rule i refer to is rather the standard - ANSI

 

[Mike Kennedy]

"all legal and conforming"

Suggest verifying that lack of interior access is "L & C". Doubtful, unless County Building Ordinance permits it. Suggest checking ANSI for "lack of interior access" as GLA as well.

http://www.greenwoodlands.com/images/ansi20standards.pdf Page 6

Finished Areas Connected to the House
Finished areas that are connected to the main body of the house by other finished areas such as hallways or
stairways are included in the finished square footage of the floor that is at the same level. Finished areas that are​

not connected to the house in such a manner cannot be included in the finished square footage of any level.

Also recommend confirming whether that County utilizes ANSI (not all do).

 

[RustNeverSleeps]

There is no zoning Mike, it is a deed restricted community.

 

[Mike Kennedy]

Building Code Ordinance? Which County?