Is this an ADU?

[NORTON]

It's Southern CA, there is not a jurisdiction down there that will tell a homeowner to remove their unpermitted ADU.
They will tell them let's get this on the books for increased tax revenue of course, that's about the limit of their concern as long as there isn't any obvious glaring safety concerns.
With or without permanent heat likely would not be a requirement for the jurisdiction's approval.

 

[alebrewer]

It's Southern CA, there is not a jurisdiction down there that will tell a homeowner to remove their unpermitted ADU.
They will tell them let's get this on the books for increased tax revenue of course, that's about the limit of their concern as long as there isn't any obvious glaring safety concerns.
With or without permanent heat likely would not be a requirement for the jurisdiction's approval.

California laws are somewhat unique when it comes to ADU's. I believe AB 976 created an environment where state allowance supersedes municipal zoning.

 

[Sadie]

For this property, it's garage was converted to what could be considered an ADU although it is without a permanent heat source, as this is what as Appraiser stated in their report. It's assumed the Appraiser is stating fact, so the wall AC unit would not be a combo unit which also would provide heat.
This area is in addition to a detached bonus room, which is not part of my question.
The photos of this area are pics 38 - 42 in the listing below.
So, bathroom and sleeping areas are present, as is a kitchen but no heat in this unpermitted detached converted garage living space Southern CA, would you guys call it an AdU?

Thanks.

https://www.zillow.com/homedetails/725-W-107th-St-Los-Angeles-CA-90044/20965357_zpid/?utm_campaign=androidappmessage&utm_medium=referral&utm_source=txtshare

It depends on whether or not a permanent heat source is a requirement for a living unit in the area. There are some areas that it is not required.

 

[Elliott]

Did a SFR, a few years ago, the owner had rented out 3 of the 4 bedrooms, and the 500 sq ft garage had a sheet partition in the garage that had two more monthly renters who could use the common bathroom and kitchen. ADUs? As I recall, as soon as I got back to the office I called the lender.

 

[Mike Ault]

Did a SFR, a few years ago, the owner had rented out 3 of the 4 bedrooms, and the 500 sq ft garage had a sheet partition in the garage that had two more monthly renters who could use the common bathroom and kitchen. ADUs? As I recall, as soon as I got back to the office I called the lender.

Just an overcrowded house. ADUs require their own cooking & bathroom facilities, not shared ones.

 

[Surf Cat]

I would note what is actually there.

Yep..... a non-permitted garage conversion. Find another couple of sales with non-permitted additions then throw this statement in the report below (AMCs used to stip me to remove this statement....but I refused as it was the truth).

The lender should be made aware that homeowners insurance policies typically do not cover damage related to unpermitted work, and insurers may cancel or deny claims entirely if illegal construction is discovered.

The lender can waive it for all I care....

 

[chad hampton]

Anyone old enough to remember when the saying “appraises are not the permit police” was something every appraiser followed?

Might be the best example of scope creep we have over the last 5-10 years. Used to be unthinkable for an appraiser to be asked to comment on if something was permitted or not. That was the lender/UW job. We report what is there and its value.

 

[Tom D]

No sense in asking the owner why they did it. And why no heat. Might help the brain fog. Not enough info to correctly answer, 50/50 here again on the correct answer, as always is the response.

 

[Tom4value]

Anyone old enough to remember when the saying “appraises are not the permit police” was something every appraiser followed?

Might be the best example of scope creep we have over the last 5-10 years. Used to be unthinkable for an appraiser to be asked to comment on if something was permitted or not. That was the lender/UW job. We report what is there and its value.

Yeah, I remember. I also remember proctors and reviewers reminding us that it is our job to report and analyze any issues that would affect marketability and/or market value. Unpermitted ADUs or worse, ADUs that the building/zoning regulators say are not supposed to be there would DEFINITELY be an issue that would affect the sale and therefore, marketability and market value.

I was taught since I was an itty bitty appraiser that we are to be the eyes and ears for our client that would help them make a lending decision. If a client has to foreclose because a buyer walked away from a property that needed thousands of dollars in alterations to be compliant you can bet that the appraiser will be included in the lawsuit. Which is the better defense; “I am not the permit police” or, “I told you so”?