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Market Reaction to Illegal Set-back

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ZZGAMAZZ

Thread Starter
Senior Member
Joined
Jul 23, 2007
Professional Status
Certified Residential Appraiser
State
California
Original report described a rear garage set-back less than current standards and property was called out as legal non-conforming as a result based upon conversation with Planning Department, which imposes a stiff fee to analyze the re-build status; so I recommended that the lender obtain the document.

Lender's condition says: Appraiser to determine market reaction to illegal set-back.

I don't know how to determine the market reaction because 1) I don't know how to obtain any data that would be sufficient to base a response; and 2) I don't know whether re-build is possible.

Please advise how best to proceed. Thank you.
 

Randolph Kinney

Elite Member
Joined
Apr 7, 2005
Professional Status
Retired Appraiser
State
North Carolina
Original report described a rear garage set-back less than current standards and property was called out as legal non-conforming as a result based upon conversation with Planning Department, which imposes a stiff fee to analyze the re-build status; so I recommended that the lender obtain the document.

Lender's condition says: Appraiser to determine market reaction to illegal set-back.

I don't know how to determine the market reaction because 1) I don't know how to obtain any data that would be sufficient to base a response; and 2) I don't know whether re-build is possible.

Please advise how best to proceed. Thank you.
Since I doubt that you will find a sale that has a similar violation of set back to determine market reaction, I suggest you make the appraisal subject to the home owner getting a variance from the city. And while he is at it, he should make sure the city will allow the structure, if destroyed, to be rebuilt to the correct set backs.
 

Mike Boyd

Elite Member
Joined
Jan 18, 2002
Professional Status
Retired Appraiser
State
California
There was another thread on this same issue a month or so ago. There were many responses and methods described.
 

leelansford

Elite Member
Joined
Mar 29, 2002
Professional Status
Certified Residential Appraiser
State
Illinois
Hmmmm.

Lacking market data, it is most difficult to arrive at a market-derive response.
 
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