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No Heat Upstairs

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Barry Kirsch

Freshman Member
Joined
Feb 17, 2003
Just inspected a farm house, everything was fine... except they don't have heat on the 2nd floor... in the winter they just close off that part of the house.... are they any guidelines for reporting something like this?

Thanks! :huh:
 

Bill_FL

Senior Member
Joined
Aug 23, 2002
Professional Status
Certified General Appraiser
State
Florida
Is this typical for the age and style home?

I have run into this on some older farm homes that relied on the natural convection of heat to the upper floors via open registers. Infact, I grew up in one.

I disclose this in the appraisal, but go ahead and list the second floor. (Otherwise in the ones I had done, there would be no bedrooms). The comps I found were similar old farm homes and I could always located one or two that also had no central heat upstairs, and adjust others as needed.
 

Ron in AR

Sophomore Member
Joined
Jan 16, 2002
Professional Status
Certified Residential Appraiser
State
Arkansas
If it isn't typical for the market and the 2nd floor should have heat, call it functional obsolescence and adjust based on a cost to cure.
 

Tim The Enchanter

Elite Member
Joined
Jan 24, 2002
Professional Status
Certified Residential Appraiser
State
California
If it isn't typical for the market and the 2nd floor should have heat, call it functional obsolescence and adjust based on a cost to cure.

Yep. Then wait for the callback. Hopefully asking for a 442, they installed the heat. ;)

Mine have been NO heat source. Finished one today. :D
 

Richard Carlsen

Elite Member
Joined
Jan 15, 2002
Professional Status
Licensed Appraiser
State
Michigan
Just mention it in the report but count the area in the square footage.

I would not call it functional as most of the really older farm houses in our area do not have heat upstairs. It is therefore typical of the market.

If the UW wants heated rooms, just tell the owner that those plug in electric units fill the bill to a "T". After you have dutifully gone out, seen that the units are there and sent your invoice for $75, the homeowner can unplug them and store them away.
 

Phil Rice

Member
Joined
Apr 22, 2002
Professional Status
Certified Residential Appraiser
State
Colorado
It depends on the market.


If you can find comps (even just 1) that are the same, go with what the market tells you.

I do not include unheated space in my GLA calculation. For me to include the space, it needs to have a permanent heat source, not something pluged into the wall. Which raises a good point. Do they have electricity on the second floor?

As always, the main concern is to disclose, and to compare apples to apples as much as possible.
 

Charlotte Dixon

Senior Member
Joined
Jan 16, 2002
Professional Status
Certified Residential Appraiser
State
Delaware
"Problem Solvers" that's what we really are. I also have appraised farm houses with all bedrooms on the second floor and no heat up there. I note subject to: One permanent baseboard electric heat strip to be installed in 2nd floor hallway. So, they don't like heat up there? I can relate.
 

Stone

Elite Member
Joined
Feb 1, 2002
Professional Status
Certified General Appraiser
State
Wisconsin
Plug in heaters are personal property.

I did some looking into these a while back for the same reason we are discussing here. I found that there are some plug in units that you can attach in a way that they are more or less fixtures. Some wall unit air conditioners (not window) are plugged in instead of wired directly, and they are definitely not personal property.
 

Mike Simpson

Senior Member
Joined
Jan 30, 2002
Michael-

It depends on how the 'plug-ins' are attached, and the owners intent when installing these units.

If they can be unplugged and walked off with I should believe Pamela is correct...they'd be personal property.

-Mike
 
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