• Welcome to AppraisersForum.com, the premier online  community for the discussion of real estate appraisal. Register a free account to be able to post and unlock additional forums and features.

If I'm feeling lazy, is it ok to.

Status
Not open for further replies.
I think appraisers like to hear themselves type. :rof::rof:
 
As someone that doesnt live there ... I dont think its a promo or too much for a summary report. Its descriptive and informative to the reader. Id not change it much.
 
I think he's "noodling around" with it because there's some other part of the report he doesn't want to work on. :-)
 
I think he's "noodling around" with it because there's some other part of the report he doesn't want to work on. :-)

Ding, ding, ding!

It has a Santa Rosa address but is outside the city in an area of acreage properties. It's an FHA assignment. The property has a lot of problems, they paid too much for it last year, they tried to cancel (the homeowner) and want their money back, the MB client is being cool. I need to cover my bases and I need to be clear about the difference between the market downtown and the market in the country.

And no, I don't want to work on it any more...

REQUIRED INSPECTIONS OR CORRECTIONS:
The below items were noted during the onsite visual observation and subsequent investigation of the subject property's relevant characteristics. These items require professional trade/skill inspection or repair to meet MPS/MPR (minimum property standards/minimum property requirements). Repairs must be completed in a professional manner in compliance with HUD guidelines. Lender to coordinate repairs and document that all readily observable deficiencies indicted in this report have been acceptably corrected, or waived by lender.

12.5 x 18.5 Outbuilding:
The appraiser could not gain interior access to the small outbuilding labeled "Shop/Hobby" on the attached building sketch. The entry door was locked and the property owner stated that the key was unavailable until a later time. The appraiser continued with the property site inspection without inspecting the interior. The appraiser called several days later to schedule a second visit to the site for purposes of completing the inspection but the property owner declined and stated that the loan was being cancelled. A review of the subject property's permit history indicates that two outbuildings were illegally converted to living area and required demolition of kitchen and bath facilities and capping of the plumbing. A later entry into the permit history appears to indicate the requirement was "finaled." However the documents are not specific to which unit the final applied to. The appraiser noted kitchen and bath facilities in the larger outbuilding. The outbuilding being discussed in this paragraph was noted as having all windows covered by plywood sheets. Also observed was a gas or propane exhaust vent for a wall furnace. Staff personnel at Sonoma County Permit Resource Management Department (PRMD) could not provide any additional details. The appraiser assumes that the interior was accurately described by the property owner as having no functionality as a living unit but conditions the appraisal on an interior inspection of this building. No cost to cure estimate because actual conditions are unkown at this time.

Accessory Dwelling Unit:
The larger accessory unit (see attached building sketch) was one of the other buildings, referred to in the permit history, as an illegal 2nd dwelling unit. It is the appraiser's understanding of the zoning ordinances applicable to the subject property (DA - Diverse Agricultural District) that a minimum lot size of 2 acres is required for 2nd dwelling units, granny units, inlaw units or other types of accessory units designed for full time occupancy (kitchens and baths). The exception would be an accessory dwelling unit constructed prior to adoption of the current zoning district in 1993, in which case the use would be legal, non-conforming. The structure was obviously built many years prior to 1993 and originally was most likely a barn, shop or other type of farm outbuilding. There is no record of when the unit was converted to living space and the county permit history is not clear on the issue. The appraiser interviewed PRMD staff but could get no definitive answer. NEED MORE COMMENTS HERE.

Roofing, main residence:
The top layer of composition asphalt shingles appeared to be in good condition, however the appraiser noted a build of of multiple layers of shingles. The appraiser was able to count a minimum of four (4) layers along the roofline off the rear decking. Building codes generally allow for two layers and in some cases three layers. Additional layers have the potential for causing excessive structural stress due to the weight. Because the appraiser could only observe a very small section of the roofing it is possible that the multi-layer build up is only at the edge of the roof to deflect rain water. The appraiser has no expertise in roofing or construction and because there is no readily observable evidence of leaking or other type of roof failure an extraordinary assumption is made that no alterations, modifications or repairs are required. An inspection of the roofing system by a qualified roofing contractor is required. If upon inspection the roofing is found to be defective all old shingles must be removed before re-roofing.

Mechanical:
The residence is heated by a freestanding propane gas stove in the larger bedroom and a propane gas fireplace in the living room. The property owner states that the fireplace force warmed air through ducts in the attic in order to heat other portions of the residence. The appraiser observed heating ducts in the attic during the attic inspection. The property owner attempted to operate both the gas stove and gas fireplace but neither unit would light. The property owner stated that the propane supply line had been turned off for the season. The assumption is made that these units operation. A ducted gas fireplace is somewhat unusual in the appraisers experience. Inspection by a qualified heating contractor to verify proper operation and safety.

Sewage disposal system:
The subject property is not connected to a public sewer system because the area is not served by public sewer and water. The appraiser noted to concrete lids near the south end of the residence and assumes that this is the septic tank. The drain field is located to the west. The appraiser did not observe any evidence septic problems at this point. However, while inspecting the bathroom in the accessory unit described above a slight sewage type odor was noted. The structure is built on a concrete slab and the bathroom area is raised above the slab on wood frame flooring. This was apparently to accommodate the bathroom plumbing. There was no visual evidence of plumbing or septic problems but the combination of the odor associated with flushing the toilet, an illegal or unpermitted conversion to living area and several apparently unresolved notes in the subject property's permit history regarding septic failures over the course of about 5 years indicates the likely presence of plumbing or septic problem. It could not be determined if this structure has it's own septic system or is tied into the main residence septic system. Inspection of the onsite septic system, including any units which may be connected to it is required. Inspection of the bathroom plumbing in the accessory unit is also required to ensure that there are no unsafe or unsanitary conditions present.


And I'm not finished yet.
 
Ding, ding, ding!


And no, I don't want to work on it any more...




And I'm not finished yet.


I sure there are some creek or rivers around there that you can go noodling in. Might find a nice ole cat fish for supper:clapping:
 
GB

do you really put all that into every report ? Good thing you don't live in my area- you would need 14 License's to cover all that you claim to be. You would also be the bullseye on the target. Glad to see you live in the land of Fruits N Nuts, so it'll be a pass over.

Good Luck
 
GB

do you really put all that into every report ? Good thing you don't live in my area- you would need 14 License's to cover all that you claim to be. You would also be the bullseye on the target. Glad to see you live in the land of Fruits N Nuts, so it'll be a pass over.

Good Luck


And what pray tell is wrong with his report thus far???
 
10 - 20 Pages!

My regional and City analysis run 10-20 pages....but I am winded.

Dude, that better be for a commercial report. I can sum up the Monroe area in three words.

The market sucks!

Anything else is just lipstick on a pig. Or maybe I'm just becoming disillusioned in my old age. ;)
 
Wikipedia changes at a user's whim. If it is important to you to include a long description, may be you can cut and past the Wiki entry on a supplement addendum with the date is was taken, and just give the site credit as your source.

City-data has a ton of "data" about the SR. It even includes a free AVM so the underwriter can check your work. :rof:

http://www.city-data.com/city/Santa-Rosa-California.html
 
Status
Not open for further replies.
Find a Real Estate Appraiser - Enter Zip Code

Copyright © 2000-, AppraisersForum.com, All Rights Reserved
AppraisersForum.com is proudly hosted by the folks at
AppraiserSites.com
Back
Top