Illegal Basement Kitchen

[Dublin ohio]

However, appraisers are not responsible for verifying that permits from the local authority are in place for every modification ever made to a structure. That is an impossible "standard of care" to meet, and I would not be giving my clients the impression that I did any such thing

I wonder how many appraiser's that are requiring permits. Even know what has to have a permit. In most of the areas I work in. Including urban and suburban. You could completely remodel you kitchen and not need a permit. Unless you do structural or mechanical modifications. So you could replace your whole kitchen and not need a permit. Same with baths.

 

[Dublin ohio]

Certain towns I check for permits not only for subject but for comps. I doubt buyers and agents do that.

If with permit, I give it more value than without permits.

Seems like the above contradicts my bolded part. Think about it before you get froggy

 

[Fernando]

I wonder how many appraiser's that are requiring permits. Even know what has to have a permit. In most of the areas I work in. Including urban and suburban. You could completely remodel you kitchen and not need a permit. Unless you do structural or mechanical modifications. So you could replace your whole kitchen and not need a permit. Same with baths.

When I was younger, I followed the permit excuse. When I saw this house with a renovated kitchen without permits, I didn't give it value. Homeowner was upset.
Now I realize that market gives it value even without permits.
Or since I did my kitchen without permits, I believe my kitchen gives more value to my home appraisal value.

 

[Fernando]

Seems like the above contradicts my bolded part. Think about it before you get froggy

Some cities require sellers to give a permit history to buyers when selling home. That's easy for everyone to see permit on subject only.
I doubt buyers would compare other sales having permit or not.
I doubt other appraisers as thorough as me.

 

[Dublin ohio]

Some cities require sellers to give a permit history to buyers when selling home. That's easy for everyone to see permit on subject only.
I doubt buyers would compare other sales having permit or not.
I doubt other appraisers as thorough as me.

Bottom line is. You actually "wing" it.

 

[Fernando]

Bottom line is. You actually "wing" it.

Competent appraisers know the nuisances of different cities and "wing" it. AI not as good as appraisers in "winging" it.

 

[Fernando]

Speaking off unpermitted work, my sink in my unpermitted remodeled bathroom has a slow drain. I think it's clogged.
I don't know much about plumbing but should the pipe underground have a slight tilt for the water to drain to the main sewer?
Not sure if that contribute to the slow drain. Also, sometimes I see small tiny flies on my sink. Are they coming out from the pipe?

 

[Dublin ohio]

Speaking off unpermitted work, my sink in my unpermitted remodeled bathroom has a slow drain. I think it's clogged.
I don't know much about plumbing but should the pipe underground have a slight tilt for the water to drain to the main sewer?
Not sure if that contribute to the slow drain. Also, sometimes I see small tiny flies on my sink. Are they coming out from the pipe?

Ideal slope for drains is 1/4" per foot. Bathroom drain clogs are usually in the trap or where it enters the main drain. The flies are probably sewer flies

 

[Tom4value]

Sounds like you are an exceptionally diligent appraiser, and keep on doing you! However, appraisers are not responsible for verifying that permits from the local authority are in place for every modification ever made to a structure. That is an impossible "standard of care" to meet, and I would not be giving my clients the impression that I did any such thing. You have been doing this a long time. Have you always gone down to the building department and used the microfiche machine to examine the permit history of every subject you ever appraised? In every little burg of your service area? How far back do they go? Even in the the most data rich environment I operate in, the permit history stops in the early 80s. Any modification done prior to that, there is no record of. When FHA was training us in the early 90s, that question was asked and answered with "FHA does not require the appraiser to verify permits". They still don't. Nobody believes in getting permits for "any modifications" in most of the markets I appraise in, they concentrate on trying to shortchange the assessor instead. When I run into one of those situations, I place the client on notice whether floor plan modifications are reflected in public records, and if they aren't, whether the modifications are functional & "appear" commensurate in quality with the rest of the dwelling. That is the extent of our responsibility, being "the permit police" is not. I have never (in 30 years) had a client who demanded that I verify that permits were in place after placing them on notice that the subject had modifications which weren't reflected in public records, a scenario which has occurred innumerable times. I do not ensure that the owner obtained a permit for their kitchen or bath remodel, water heater or roof replacement, nor do I place the lender on notice regarding such issues. Neither does any other appraiser operating in my market. Speaking collectively for all my peers, however, I can safely say that we would love to operate in a market where "permits" are internet searchable, they would greatly assist documenting exactly "why" we the make the condition/quality adjustments to the comparables which we do.

No, I do not check for permits for every improvement/repair. I don't think I implied that. However, I do check on things that I am frequently asked about, such as ADUs. Also, things that "just don't look right", as in shoddy or dangerous structures. 99% of the time, it is up to the Building Inspector to issue and check for permits, not me. My criteria is, "will someone ask why I didn't check on this".

 

[Fernando]

Ideal slope for drains is 1/4" per foot. Bathroom drain clogs are usually in the trap or where it enters the main drain. The flies are probably sewer flies

I'd poured liquid several times and it's draining. Plumbers tell me not to use chemicals cause they damage the pipes.
It's cheaper than hiring a plumber.