Only Kitchen Is In The Basement

[Kevin Gregan]

I have an appraislal and the only kitchen is in the basement? What is the typical protocal for this? Also, the detached home is zoned for mobile homes, but there are no mobile homes around will this zoning effect marketability.

 

[Lee Lansford]

As to the zoning question, ask the zoning administrator what the permitted uses are for this zoning classification.

Determine what the subject's status is (i.e., legal; legal, nonconforming; illegal).
If status is one of the latter two categories, what are the implications (i.e., re-build etc.) of the status.

Somewhere there are sales comparisons where the kitchen is located in non-GLA area. I just finished an appraisal of a SFR detached with such status. In this suburban neighborhood of Chicago, such status is not the norm but neither is the subject unique.
You may have to extend your search parameters (i.e., time and distance) to find such a sold property, but I'll bet that you will find something! This is when it helps to know other appraisers--in addition to Realtors or brokers--who have familiarity with the neighborhood.

Good luck.


Lee

 

[Randy Beigh]

Kevin,

Incomplete questions will only bring about more questions.

1. What rooms are on each floor?

2. Is this a summer cabin or a year round residence?

3. Did there used to be a kithcen on the main floor and it get moved to the basement? In other words, why is the kitchen in the basement?

So far as the zoning issue goes, this is a highest and best use question and you need some geographical competence to understand the area. The zoning, by itself, is not what makes the difference. What is the market doing is what will make the difference.

 

[Kevin Gregan]

Here are a few more details about the subject property!

It is a 1 level rancher style home with a fully finished basement. the above grade level has 3 bedrooms 1 bathroom. It did not appear that there was ever a kitchen on the upper level, but the house is 35 years old. The house is a year round residence in a high end Washington DC suburb. It is being purchased by investors at a below market value price and the house will be renovated and resold. I have no idea why the kitchen is in the basement. The lot size is 2 acres and land value in the area is high. I am not sure if the current zoning will have an influence on the land value.

Thank You for the help.

I will get on the horn to call the zoning department.

 

[Dave Smith]

Is it a walk out or daylight basement, with access to outside without going upstairs? What else is on the level that the kitchen is on?

 

[Randy Beigh]

Thank you, Kevin

I assume that means that the living area is below grade, also. That is kitchen, dining, and living are all below grade.

Guessing, this is unusual for your market, but there must be others that have things upside down, too. And that is what I would look for, other functionally, unusual floor plans.

You say it is being purchased at below market. Is that because its condition is below market, or is this floor plan the problem? If it is the floor plan, it may not be selling below market. If the living areas are in a basement, it may make it difficult to sell at typical market prices, under any situation.

Most houses in this area have basements, but the living areas are not down there and the market would not be kind to that type of situation.

 

[Kevin Gregan]

house is on a side sloping lot with a walk-out basement, and there are inside stairs going to the upper level. There is also a rec. room in the basement level. There is no bathroom in the basement level. 1 electrical meter. It does not appear to have seperate apartment utility.

 

[CANative]

Is it just a split level home with the lower level partially below grade?

 

[Kevin Gregan]

it is a rancher, on a slope so it has a walkout below grade basement. Functionally the basement felt like a basement with the exception of a kitchen. It had a utility room, laundry room, and a rec room.

 

[Randy Beigh]

Kevin,

Are you saying there is no living room or dining room in this house? And there is only 1 bathroom and it is upstairs?

This thing sounds like a functional nightmare.