Help Needed

[Webbed Feet]

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

LOL... Hey.. good pun to a possible license killer.

 

[Webbed Feet]

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.

I've been reading every post in this thread, and I see most responders struggling because your original post, and most following posts, are all confusing due to typos and poor wording, as well as a lack of clear descriptions. For example, you've still not bothered to describe the floor plans of the extra buildings. We just, at the post of yours I am quoting, finding out they have bathrooms. Well, what about bedrooms, separate living rooms, heating and cooling, etc? What quality level of finish do they have?

An additional problem going on in the thread, and I strongly agree with the prior posts stating terminology has been a mixmash, is inconsistent use and definition of the labels being used. You need to recognize that these labels do not have consistent meanings all over the U.S. and that you are asking for help from appraisers all over the U.S. One small thing Dennis was questioning that I can probably clear up, and that is "why does documentation refer to "Guest House" if kitchens are prohibited?" First, I assume that somewhere in your area there is some sort of jurisdictional authority that defines what a "Guest House" is and has defined one as something that requires a kitchen. If so, what has probably happened is the local assessors office, required to reflect all improvements to achieve taxation purposes, had to use some sort of code for the improvement for taxation. The best available code the staff at the assessors office had to use was "Guest House." Hence, a tax card showing a guest house as the assessors office does not have to follow building code or zoning in the use of codes created (who knows when) for taxation purposes in getting a mass appraisal model to work.

P.S. Decided to edit my own for possible clarification. You all have Prop 13. The tax codes on some old assessors characteristics card created for taxation purposes could predate Prop 13 and that could possibly be something that might cause confusion. Generally, I have the impression that no assessors staff have been to this property in a long time perhaps?

 

[Webbed Feet]

Oy veh caramba...what a nightmare <....snip.....> What distinguishes an ADU is it has a kitchen , particular an installed stove. <....snip...>Some assignments are "ugly", (I've done my share)...but that's why the client needs you isn't it..

I agree!

I disagree. The definition of "ADU" is not only very different in different jurisdictions, but it is presently in a constant state of flux due to social and political pressures. So we need to be careful when we start declaring that these labels mean or don't mean in forum posts.

I agree! And, that is why the client should receive the honor of paying out something like $1,500 for this assignment.

 

[Webbed Feet]

I have to vote "like" on a couple of posts regarding H&BU (though I disagree with many appraisers sometimes in their intent when referring to legally permissible.) and what research to do first for such an assignment. Upon realization of what I was up against, my very first steps would have been:

• A new fee and assignment conditions agreement with the client. Lacking a successful assignment renegotiation with the client, there would not be a step two. This first step would include a research and letter of findings fee in order to get agreement with client to continue the assignment or not and under what conditions to continue it after initial research had been accomplished along with other possible fee changes.
• Property inspection, no inspection of comps or comp searching as such would be premature. In-depth property owner interview while there.
• An in-person visit to the applicable permits and planning departments for a full history research on the property with determination of any process to obtain documentation regarding grandfathering or replacement if destroyed. Fees regarding said documentation and how long it would take to obtain.
• Letter of findings to client with request for their desires regarding documentation of legal standing of improvements i.e. can be replaced if destroyed or not, etc. All pending my approval regarding moving forward with the assignment or they can cancel it now.
• After I get all of the above cleared up, I typically know what I face, what fee and turn time I'll be quoting to continue the assignment, what EAs or HCs if any might be needed, and hence what reporting format I require for the assignment to be completed. If the client wants something else, they are free to go elsewhere and I get to go have a happy week.