Help Needed

[glenn walker]

There are three structures - a main house and two so called guest houses and they are all similar in size to the main house ? OK first California allows A ( 1 ) guest house or ADU but only one and it has to be (SUBORDINATE) in size to the main house and the Subject property is non-conforming and does not represent a legal, permissible use under local zoning requirements and has numerous non-permitted modifications which may not be allowed to be rebuilt in the event of a fire or natural disaster ?

Personally I would not do this on a 1004 because it's two or three on a lot -mixed use and no amount of Hypothetical or Extraordinary assumptions can turn this beast into a conforming property BUT the good part is this is DOA anyway if the client actually reads the report.

 

[J Grant]

What is physically there now on the property? A house with a detached building comprised of a garage on one side and other side of garage a living sf space but with no kitchen... correct? (does it have a bathroom?)

How does this become a subject is a SFR with two guest houses? ( that implies 2 separate guest house buildings )

 

[glenn walker]

There are three structures - a main house and two so called guest houses and they are all similar in size to the main house ? OK first California allows A ( 1 ) guest house or ADU but only one and it has to be (SUBORDINATE) in size to the main house and the Subject property is non-conforming and does not represent a legal, permissible use under local zoning requirements and has numerous non-permitted modifications which may not be allowed to be rebuilt in the event of a fire or natural disaster ?

Personally I would not do this on a 1004 because it's two or three on a lot -mixed use and no amount of Hypothetical or Extraordinary assumptions can turn this beast into a conforming property.

Sounds like you've researched it enough and the county is "not confused with its own records.." . I agree with Denis' take, this is NOT a SFR with 2 guest houses ( what made you call a large garage with attached area 2 separate guest houses?.

It is what you see ( which is also what is permitted. ) A large garage with an "other " sf of space attached..which since local ordinance can not have a kitchen ( are you sure about that? ) is not a guest house...or even if it can have a kitchen, it does not have one now., correct? You are doing an as is appraisal, what exists now

So appraise it as exists now which from your description is a large separate building half of which is a garage. That might be comparable to SFR with large detached workshops, or garages, or guest houses...it at end the SC price is above your market value opinion then so be it...your comps and appraisal will tell the story of why.

What is physically there now on the property? A house with a detached building comprised of a garage on one side and other side of garage a living sf space but with no kitchen... correct? (does it have a bathroom?)

How does this become a subject is a SFR with two guest houses? ( that implies 2 separate guest house buildings )

What is physically there now on the property? A house with a detached building comprised of a garage on one side and other side of garage a living sf space but with no kitchen... correct? (does it have a bathroom?)

How does this become a subject is a SFR with two guest houses? ( that implies 2 separate guest house buildings )

The original poster says there are two separate guest houses ?

 

[J Grant]

Read the entirety of his posts, where he later talks about the detached building being a garage with a living area to one side of the garage.

Would be nice if he returned to the threat to clarify.

 

[Dublin ohio]

The original poster says there are two separate guest houses ?

Actually. The OP says it is one building with 2 levels. Each level has own entrance. Not really 2 guest "houses". But two "guest units". in one building.

 

[J Grant]

That being said, the property has a very large garage and the guest house is attached to it. I cannot tell how living space has been converted to garage, but yet, the living space is still there.

On one post he says it two levels, then above from his post # 3...what a mishmash of descriptions...

 

[Artemis Fowl]

That being said, the property has a very large garage and the guest house is attached to it. I cannot tell how living space has been converted to garage, but yet, the living space is still there.

On one post he says it two levels, then above from his post # 3...what a mishmash of descriptions...

Yes. IMO mixing terms is causing confusion and difficulty in properly framing the appraisal problem. Keep it simple...see Mr. Desaix's initial post.

 

[Dublin ohio]

Yes. IMO mixing terms is causing confusion and difficulty in properly framing the appraisal problem. Keep it simple

Probably why the OP is not sure of how to address it. Seems OP cannot define what they really have but has put a label on it and is now suffering from tunnel vision. Why approach it as having "guest houses" to begin with. No kitchens. We do not know if there are any bath facilities. As someone else stated. Sounds more like detached garage with attached multi purpose utility area attached. It is what it is.

 

[AObrejan]

Probably why the OP is not sure of how to address it. Seems OP cannot define what they really have but has put a label on it and is now suffering from tunnel vision. Why approach it as having "guest houses" to begin with. No kitchens. We do not know if there are any bath facilities. As someone else stated. Sounds more like detached garage with attached multi purpose utility area attached. It is what it is.

Still here...
Sorry for the confusion. The structure (not guest house) has two levels and it's attached on one side to a large garage. There is no kitchen (borrower tried putting one in and was denied) and one bath on each level.

 

[Dublin ohio]

Man cave (or "dog house"). Private party house, Bunk house. Over night guest quarters. Nice home office. Like I said. It is what it is. But not an ADU or "guest house".