Illegal Second kitchen or Unpermitted ADU

[CGinMN]

OP, is this what you have? Red line = ADU, permitted and heated. Green = kitchenette, illegal and unheated? Assuming the kitchenette is the only illegal/unheated potion of the home, then this is a 3/2 with a 2nd kitchen OR a 2/1 with an illegal ADU and you have a highest and best use determination to make. Either way you the GSEs want 2 similar illegal comps.

 

[soucat]

OP, is this what you have? Red line = ADU, permitted and heated. Green = kitchenette, illegal and unheated? Assuming the kitchenette is the only illegal/unheated potion of the home, then this is a 3/2 with a 2nd kitchen OR a 2/1 with an illegal ADU and you have a highest and best use determination to make. Either way you the GSEs want 2 similar illegal comps.

That’s correct. Does a standard bedroom door really satisfy the reasonable expectation of privacy per Fannie Adu guideline? Also on that note how can it be an Adu if it is also part of GLA? Extracting it out from GLA and reporting as separate ADU when it is contiguous with the rest of the dwelling would not conform to ANSI guidelines.

 

[soucat]

Pics don’t show, is there a sleeping area, and is there a bath contained within the ADU?

What is this?

View attachment 62414

The doorway to the right leads into the primary bedroom with kitchenette and 3/4 bath. This doesn’t seem like a setup conducive to the FNMA Adu reasonable expectation of privacy guideline.

 

[CGinMN]

The guideline is clear, but if you think there isn't market acceptance, then that is also part of the guideline and your reporting/analysis requirement. Sounds like you are leaning toward calling this a 3/2 with an unpermitted, unheated, non-GLA, 2nd kitchen, which I think is a fine conclusion so long as it is the highest and best use.

 

[J Grant]

Still is hard to figure what is going on but it looks like it is not an ADU, it is a granny suite or inlaw suite or just a bedroom suite, with a bathroom, that has, carved out of the garage, an illegal per county code kitchenette with a stove. Make it subject to removing stove and be done. Without a stove it is a food prep area and there are no laws against that. The bedroom, bath and kitchenette area get counted as sf GLA because if kitchen is open into the bedroom it gets its heat source from the larger bedroom area.

 

[soucat]

OP, is this what you have? Red line = ADU, permitted and heated. Green = kitchenette, illegal and unheated? Assuming the kitchenette is the only illegal/unheated potion of the home, then this is a 3/2 with a 2nd kitchen OR a 2/1 with an illegal ADU and you have a highest and best use determination to make. Either way you the GSEs want 2 similar illegal comps.
I assumed it was heated, if it is not heated then it can not be counted as GLA

Why don't the appraisers looking at these properties understand what they are looking at ?

Only the kitchenette portion is unheated, but it is open to the bedroom which has a source of heat.

Still is hard to figure what is going on but it looks like it is not an ADU, it is a granny suite or inlaw suite or just a bedroom suite, with a bathroom, that has, carved out of the garage, an illegal per county code kitchenette with a stove. Make it subject to removing stove and be done. Without a stove it is a food prep area and there are no laws against that. The bedroom, bath and kitchenette area get counted as sf GLA because if kitchen is open into the bedroom it gets its heat source from the larger bedroom area.

Thanks for the advice. This is what I am leaning towards.

 

[CGinMN]

Still is hard to figure what is going on but it looks like it is not an ADU, it is a granny suite or inlaw suite or just a bedroom suite, with a bathroom, that has, carved out of the garage, an illegal per county code kitchenette with a stove. Make it subject to removing stove and be done. Without a stove it is a food prep area and there are no laws against that.

Is this disinformation or misinformation?? Per the selling guide, The removal of a stove does not change the ADU classification.

The bedroom, bath and kitchenette area get counted as sf GLA because if kitchen is open into the bedroom it gets its heat source from the larger bedroom area.

Again, how does the kitchenette get counted as GLA if, as OP has said:

non-heated kitchen

 

[J Grant]

Is this disinformation or misinformation?? Per the selling guide, The removal of a stove does not change the ADU classification.

Again, how does the kitchenette get counted as GLA if, as OP has said:

Another simpleton who can not understand the difference ? Or just pretending to be one.

The SUBECT IS NOT AN ADU SO THE SELLING GUIDE WRT REMOVAL OF A STOVE DOES NOT APPLY. Imo, removing the stove is relevant because the OP said a second kitchen is illegal in that county,

The kitchenette does not have a heat source but as a small space open to the rest of the bedroom it uses that heat source. But it is up to OP how to treat it , or what are they supposed to do, say it is not GLA and does not exist ?A closet does not have its own heat source but we count closet areas as part of the GLA Sf.

 

[Surf Cat]

Does local zoning require 2 car covered parking?

If so, possible cost to cure for removal of those interior 8 x 8 walls in garage and kitchette altogether to convert garage back to original use. Then the dwelling would be conforming to the neighborhood builds.

Is the homeowner going to do that? No....but it might satisfy the client to lend on it. Refi yes?

 

[CGinMN]

The SUBECT IS NOT AN ADU SO THE SELLING GUIDE WRT REMOVAL OF A STOVE DOES NOT APPLY.

What part of the selling guide precludes the space from being an ADU? Or are you making the OPs highest and best use determination for them?