Page 1 "One with accessory unit"

[ZZGAMAZZ]

Subject is a 4000 sf SFR marketed on MLS as having an ADU, which my inspection revealed to be a 250 sf attached studio area with no direct interior access, with kitchenette and full 1.0 bathroom, which I termed as a "Guest Unit," describing differencess between the two types of supplemental units.

Client condition is to remove the page 1 "One with Accessory Unit checkbox. Not an ADU by definition"

I could easily define this as a "business decision" and remove the checkmark becausee the difference probably means nothing to nobody. I've already lost enough potenial revenue by refusing to comply with client stips with which I can't ethically agree that I'm literally struggling financially; HOWEVER.... "By WTF definition? The fact that I described the difference between ADU and Guest Unit ad nauseum throughout the report, or some industry definition by an unknown source--But who TF would impose a condition on a licensed practitioner [any trade] without citing the source of the definition. AND AND, how is the page 1 "Accessory Unit" defined for lending purposes.

BTW I'm just starting to realize that onlline AI sites can answer virtually any question about residential appraisals....

 

[J Grant]

Subject is a 4000 sf SFR marketed on MLS as having an ADU, which my inspection revealed to be a 250 sf attached studio area with no direct interior access, with kitchenette and full 1.0 bathroom, which I termed as a "Guest Unit," describing differencess between the two types of supplemental units.

Client condition is to remove the page 1 "One with Accessory Unit checkbox. Not an ADU by definition"

I could easily define this as a "business decision" and remove the checkmark becausee the difference probably means nothing to nobody. I've already lost enough potenial revenue by refusing to comply with client stips with which I can't ethically agree that I'm literally struggling financially; HOWEVER.... "By WTF definition? The fact that I described the difference between ADU and Guest Unit ad nauseum throughout the report, or some industry definition by an unknown source--But who TF would impose a condition on a licensed practitioner [any trade] without citing the source of the definition. AND AND, how is the page 1 "Accessory Unit" defined for lending purposes.

BTW I'm just starting to realize that onlline AI sites can answer virtually any question about residential appraisals....

Perhaps the fact taht it has a kitchenette rather than a kitchen (ADU is defined as having a kitchen)

They may want ADU removed due to some areas are not zoned for it or some loan types might penalize it. IDK . If it were an ADU with a kitchen you would have to leave it as that regardless of what client says but since it has a kitchentte, it can be a guest suite.

I assume you did not include the sf of the ADU -so leave it as sf not included in the main dwelling since there is no interior access, but take out the ADU checkmark and call it a guest suite or in-law suite.

 

[Tom D]

Well, can't hide those pictures which should be on a separate phot page if nervous. I believe an adu notice is mostly meant to have it taken out of house GLA when it is part of the actual dwelling.
An ADU is typically an additional living area independent of the primary dwelling that may have been added to, created with
dwelling. The ADU must provide for living, sleeping, cooking, and bathroom facilities and be on the same parcel as the prim

You did describe it in several places including the grid, and photos.
However, I agree with jgrant above. Put the lender notice in your work file. I don't die on this hill, but i do have a mine field. At worst it was a typo, you forgot to check the box.

Examples of ADUs include, (but are not limited to):
a living area over a garage,
a living area in a basement,
a small addition to the primary dwelling, or
a manufactured home (legally classified as real property). This one is an interesting comment

The kitchen must, at a minimum, contain the following:
cabinets;
a countertop;
a sink with running water; and
a stove or stove hookup (hotplates, microwaves, or toaster ovens are not acceptable stove sub

 

[J Grant]

Comment if appropriate that, it was changed from an ADU to a guest suite due to having a kitchenette and not a full kitchen. Do they want comps with similar? Usually, I provide one but preferably two comps when it is a guest suite or ADU -

 

[DWiley]

Subject is a 4000 sf SFR marketed on MLS as having an ADU, which my inspection revealed to be a 250 sf attached studio area with no direct interior access, with kitchenette and full 1.0 bathroom, which I termed as a "Guest Unit," describing differencess between the two types of supplemental units.

Client condition is to remove the page 1 "One with Accessory Unit checkbox. Not an ADU by definition"

I could easily define this as a "business decision" and remove the checkmark becausee the difference probably means nothing to nobody. I've already lost enough potenial revenue by refusing to comply with client stips with which I can't ethically agree that I'm literally struggling financially; HOWEVER.... "By WTF definition? The fact that I described the difference between ADU and Guest Unit ad nauseum throughout the report, or some industry definition by an unknown source--But who TF would impose a condition on a licensed practitioner [any trade] without citing the source of the definition. AND AND, how is the page 1 "Accessory Unit" defined for lending purposes.

BTW I'm just starting to realize that onlline AI sites can answer virtually any question about residential appraisals....

The GSE selling Guides provide definitions what what an ADU is. I suggest searching those Guides (or using a search engine to do so).

 

[ZZGAMAZZ]

Perhaps the fact taht it has a kitchenette rather than a kitchen (ADU is defined as having a kitchen)

They may want ADU removed due to some areas are not zoned for it or some loan types might penalize it. IDK . If it were an ADU with a kitchen you would have to leave it as that regardless of what client says but since it has a kitchentte, it can be a guest suite.

I assume you did not include the sf of the ADU -so leave it as sf not included in the main dwelling since there is no interior access, but take out the ADU checkmark and call it a guest suite or in-law suite.

I had already done everything you suggest, ad nauseum throughout the report, but left the page 1 box checked. Well come to find out that ChatGPT had the exact FNMA section n verse "memorized," so I cited that reference in my response and caved to the client condition because due diligence revealed that the distinction tween kitchen n kitchenettee is addressed, the page 1 checbox doesn't correspond with the regs. So it doesn't matter because there is no right or wrong, per se, IMO so it became a business decision. GM

 

[ZZGAMAZZ]

The GSE selling Guides provide definitions what what an ADU is. I suggest searching those Guides (or using a search engine to do so).

Did that. Studied the definitions....which do not correspond with the page 1 checkbox.

 

[ZZGAMAZZ]

MY RESPONSE FOLLOWS:


ENDING ADDENDUM: CLIENT CONDITIONS

THIS APPRAISAL REPORT WITH FILENAME OF "xxxxxxxx" AND A SIGNATURE DATE OF XXXXXXXXX WAS CREATED IN REPONSE TO THE FOLLOWING CLIENT CONDITIONS:

Conditions Due 08/29/25
Conditions:
(1) Please Uncheck accessory unit box under general description. Not an ADU by definition.
(2) Please comment if guest unit is legal and permissible under current zoning.

APPRAISER RESPONSE:

(1) APPRAISER REVIEWED CURRENT INDUSTRY STANDARDS:

For the URAR (Form 1004): Fannie Mae
“An ADU is typically an additional living area independent of the primary dwelling that may have been added to, created within, or detached from a primary one-unit dwelling. The ADU must provide for living, sleeping, cooking, and bathroom facilities and be on the same parcel as the primary one-unit dwelling.” The ADU must be subordinate in size to the primary dwelling and have separate ingress/egress, kitchen, sleeping, and bathing areas.A second kitchen alone does not make an ADU.

BECAUSE INDUSRY STANDARDS FAIL TO DEFINE "COOKING FACILITIES," A DEFINITIVE STANDARD REGARDING A KITCHENETTE DOES NOT EXIST; CONSEQUENTLY THE APPAISER HAS REMOVED THE CHECKMARK, WITH THE DISINCTION BETWEEN ADU AND GUEST UNIT ALREADY DESCRIBED THROUGHOUT THE OIGIHAL REPORT.

(2) A SUBORDINATE, SUPPLEMENTAL LIVING AREA LIKE THE AREA IN QUESTION ATTACHED TO THE SUBJECT'S DWELLING UIIT IS LEGAL AND CONFORMING.

THE CLIENT CONDITIONS HAVE BEEN ADDRESSED.

XXXXXXXXXXXXXXX, ARXXXXX
XXXXXXXXXXXX, INC.
XXXXXXXXX CA XXXXX

 

[Dublin ohio]

BECAUSE INDUSRY STANDARDS FAIL TO DEFINE "COOKING FACILITIES," A DEFINITIVE STANDARD REGARDING A KITCHENETTE DOES NOT EXIST;

But Fannie doe give you a benchmark

• The kitchen must, at a minimum, contain the following:
  • cabinets;
  • a countertop;
  • a sink with running water; and
  • a stove or stove hookup (hotplates, microwaves, or toaster ovens are not acceptable stove substitutes).
• An independent second kitchen by itself does not constitute an ADU.
• The removal of a stove does not change the ADU classification.

 

[ZZGAMAZZ]

But Fannie doe give you a benchmark

• The kitchen must, at a minimum, contain the following:
  • cabinets;
  • a countertop;
  • a sink with running water; and
  • a stove or stove hookup (hotplates, microwaves, or toaster ovens are not acceptable stove substitutes).
• An independent second kitchen by itself does not constitute an ADU.
• The removal of a stove does not change the ADU classification.

Honestly don't know how I overlooked that--possibly because I relied on the AI widget, possibly 1st n last time. Nevertheless, the reference that you gradiously provided tends to support the decision to un-mark the box. THANKS....