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No oven/range...do you call for it?

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Douglas Mackay

Thread Starter
Sophomore Member
Joined
Jan 14, 2002
Professional Status
Certified Residential Appraiser
State
Montana
I'm doing a conventional appraisal of a one level rancher built in 1997. No oven/range was in place at the time of inspection. In my opinion, one needs to be installed prior to closing for the kitchen to be functional. Do you agree or would you merely disclose that none was present and make it a recommendation versus a requirement?
 

Farm Gal

Elite Member
Joined
Jan 14, 2002
Professional Status
Licensed Appraiser
State
Nebraska
Doug:
are they built-ins or are you speaking of a space for a freestanding unit?

If it's blank space for a free standing, I'd ignore it!

If built-ins I guess I would indicate that they have to be installed and give a cost to cure... but only wiht functional units...
 

Randy Beigh

Senior Member
Joined
Jan 16, 2002
Doug

Agree with Lee Ann.

If the range is personal property, then it is like most refrigerators. But, what if the refrigerator is built in and then is removed? Then, you need to call for the problem to be resolved. If it is realty, versus personal is the key.
 

Jim Bartley

Senior Member
Joined
Jan 20, 2002
Professional Status
Certified Residential Appraiser
State
Virginia
This gets into the area of "what is a fixture?". What would a typical buyer expect? In my market, the oven/range, whether free standing or not, typically transfer with the property, while the 'frig does not. However in some markets, like those with high rise condos, the 'frig would normally also transfer with the property. Why not just adjust for the missing range?
 

David S. Roberson

Senior Member
Gold Supporting Member
Joined
Jan 16, 2002
Professional Status
Certified Residential Appraiser
State
Tennessee
Since the range/oven are so easily removable, and about half the properties here sell without it (unless they are new properties), I'd call it personal property & not worry about it.
 

Blue1

Elite Member
Joined
Jan 14, 2002
Professional Status
Certified Residential Appraiser
State
California
In my market, ranges are generally included in the sale. As are Spas, window coverings and ceiling fans. I'd call for it if it were me.
 

BigBlueGA

Junior Member
Joined
Mar 13, 2002
Professional Status
Certified General Appraiser
State
Georgia
Hell, I don't even have a functioning range in MY house :)

Hey hey for microwave and oven cookable food!
 
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