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Poor Floor Plan

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cridgely01

Thread Starter
Sophomore Member
Joined
Sep 6, 2007
Professional Status
Certified Residential Appraiser
State
Maryland
I have a semi detached unit with a two story addition to the rear.. When the addition was added they removed the windows from the original 2 rear bedrooms- added doors which now lead to newer rear owners bedroom. The change has now left two rooms in the middle with no windows for egress just doors---Can a bedroom have two doorways and still be considered bedroom? I realize the new floor plan design is disfunctional what do I do?:shrug: One must pass thru either room to get to the rear bedroom.....
 

Farm Gal

Elite Member
Joined
Jan 14, 2002
Professional Status
Licensed Appraiser
State
Nebraska
You have several problems which may need to be researched separately and then reconciled...

1. Market reaction. How ya gonna find a true comparable (ick) for TWO 'maybe bedrooms- maybe office/dens'?

2. Fire code - does that jurisdiction allow habitation for sleeping purposes, or do you have a fire code that insists putting a bed in those rooms is illegal due to lack of fenestration?

3. Building Occupancy regulations (which may differ from Fire Code).

And then you gots 4. Who is your client and is there ANY CHANCE they could try to use the report for any kind of special lending program which might consider these non-bedrooms.

Even if the answers to #2 & 3 above are no-problemo, you still may have a real issue with the valuation.

Hope it isn't an AMC client, some of these are Monday research questions!
 

Mike Kennedy

Elite Member
Joined
Sep 28, 2003
Professional Status
Certified Residential Appraiser
State
New York
TWO story rear addition........


upper floor bedrooms replaced orig first floor 2 BRs - now interior family room and den? need more info on the two story addition........prior to reaching ANY conclusion.



post the sketch ?
 

cridgely01

Thread Starter
Sophomore Member
Joined
Sep 6, 2007
Professional Status
Certified Residential Appraiser
State
Maryland
The addition created a first floor family room or living room and a second floor rear bedroom ....all bedrooms are located on the second floor...Imagine end Eog th with bedroom and bath located in front and 2 rear bedroom....now add the 2 story 16x18 addition to the rear...which now positioned the original 2 rear bedrooms to the middloe of the second floor
 

cridgely01

Thread Starter
Sophomore Member
Joined
Sep 6, 2007
Professional Status
Certified Residential Appraiser
State
Maryland
the homeowner gave me a copy of a previous appraisal from 3/07 and the appraiser never addresses these cosncerns and stated the home has 4 bedrooms on the second floor....I was surprised...
 

Joe Booth

Junior Member
Joined
Oct 16, 2003
Professional Status
Certified Residential Appraiser
State
California
If you cite F.O. make sure you include the walls and doors in your sketch.
 

cridgely01

Thread Starter
Sophomore Member
Joined
Sep 6, 2007
Professional Status
Certified Residential Appraiser
State
Maryland
When you look at the drawing you cant help but notice the F.O. of this floor plan---I always provide a detail drawing including windows, walls, closets....My client is Wachovia and they have their own criteria-- depending on if is staying inhouse or being sold--It addition to the addition my property back ups to a major interstate....E.O.
 

ZZGAMAZZ

Senior Member
Joined
Jul 23, 2007
Professional Status
Certified Residential Appraiser
State
California
IMO the reconfigured floor plan is appropriate if the local JA approved the building permits.

That takes at least half of the guess-work out of the equation.
 

Mike Kennedy

Elite Member
Joined
Sep 28, 2003
Professional Status
Certified Residential Appraiser
State
New York
the homeowner gave me a copy of a previous appraisal from 3/07 and the appraiser never addresses these cosncerns and stated the home has 4 bedrooms on the second floor....I was surprised...


if the home HAS replaced 2 orig first floor BR with 4 on second floor .....PLUS MBR on first...... does the market indicate the additional 5th BR represents FOSA?

IF the original 2 are no longer private, they are no longer BEDROOMS.. pass thru does not represent FOI. :)


which sketch is the MOST reliable.... prior appraisal OR the most recent? If in doubt........ re-inspection is called for.
 

cridgely01

Thread Starter
Sophomore Member
Joined
Sep 6, 2007
Professional Status
Certified Residential Appraiser
State
Maryland
Mike
the bedrooms were never on the first floor....all are and have alway been on the second floor..... I believe AI only have two real bedrooms and two finished FO rooms.....Why was a pass thru room not represent a FO?

The OAR sketch shows 4 bedrooms on the second floor and states the subject has no FO or EO issues....It was done by a Certified appraiser and I just cant believe I see such deceiving stuff being reported because some appraiser wont tell the truth....

I just research of the local fIRE CODES for additional support and there must be a window or exterior door for emergency egress...these two room have no windows, no exterior doors (second Floor) just two interior doors in each room one in from the hallway in and one rear doorway leading to the rear bedroom.....
What a mess and I knew It as soon as I saw the Side and rear of the house....
 
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