Second kitchen in single family home

[hoobie9]

Can someone provide a source for actual rules considering extra kitchens in single family homes, and what features constitute a kitchen?

My mother's house has an upstairs room that is an extra kitchen/laundry space. Includes washer/dryer, stove, fridge, cabinets, counters and sink. It is registered with the city as single family. Has a single entrance hall, and one set of utilities.

We were first told the second kitchen was unacceptable due to the buyer's USDA loan, but I've read through miles of CFR regulations, and found no such thing. We are being told the **whole room** must be gutted and refinished (except for washer/dryer)

I was then told this is a new Appraiser's rule, and nothing to do with USDA. Is that true? Can anyone point me to documentation that defines it more specifically than the word-of-mouth I'm getting from our realtor (who seems easily confused by the whole thing).

Second, if we were to remove the stove & fridge, why can't a second floor laundry room include sink and counters? Maybe our appraiser has never hand washed pantyhose? Or pre-soaked a kid's shirt after ice cream sundaes? I would much rather remove a couple appliances than gut the renovate the entire room .

Any guidance or suggestion is appreciated.

 

[Michigan CG]

INSIST that your lender force the appraiser to provide proof. MOST of the time this is complete BS, although sometimes it isn't. Nine times out of ten the appraiser won't be able to defend his position.

 

[Craig in Oregon]

Two or more level homes may have a "service" kitchen such as in a rec or other room such as basement, bonus room simply for sake of convenience to avoid upstairs downstairs. At least where I live. The test is would the area of kitchen and laundry be used for a second unit i.e. rental unit. With one entry and one utility, privacy would be compromised if the second kitchen was used by tenant; laundry would have to be shared. I suppose renting a room out to friend or relative would be OK, not the same as making a duplex, is it?

Like Mich, I think somebody was cross eyed when they read some "rule" or simply is making their "rule" up. I was under impression USDA had same guidelines/requirements as FHA and I've never read FHA prohibiting a 2nd full kitchen in a SFR where the floor plan would obviously not work for a 2nd unit. Maybe someone else has, though.

 

[Mike Kennedy]

Where in NY is the property located? Governing Municipality?

 

[hoobie9]

Mike, the property is in Batavia, NY (Genesee County)

Thanks all for the information already... I'm awaiting a copy of the actual appraisal and plan to call the appraiser to ask for background documentation and hopefully a more reasonable compromise than complete tear out (to the tune of $1000)

 

[Deleted member 128537]

Complete bs. I called FHA about this about 2 months ago. USDA follow the same rules. If there is an issue it is only with that specific lender.

 

[Mike Kennedy]

Mike, the property is in Batavia, NY (Genesee County)

Town of Batavia, City of Batavia, or Genesee County area utilizing Batavia zip code? Governing Municipality?

 

[RSW]

The lenders I work with are more concerned with if zoning allows for a 2nd kitchen and can the dwelling be rebuilt back to its current footprint. There is no FHA or USDA rule concerning 2nd kitchen.

 

[hoobie9]

Mike, the house is in the City of Batavia itself.

 

[J Grant]

was then told this is a new Appraiser's rule, and nothing to do with USDA. Is that true? Can anyone point me to documentation that defines it more specifically than the word-of-mouth I'm getting from our realtor (who seems easily confused by the whole thing).

Your problem is that you are relying on the realtor, who told you this is a new "appraiser rule". Call the bank, the lender and ask for a more complete explanation. The appraiser may have written "gutted and refinished", but it could translate to removing the stove and appliances and smoothing the wall out , capping electrical wiring for safety, painting the wall.

If the lender has a requirement, that is their rule, and the appraiser is doing an appraisal per zoning (which typically allows one full kitchen per dwelling), and the lender's requirements. I am not a USDA expert so I have no idea what their guidelines are.

It is up to you, if the lender has a policy about removing 2nd kitchens, you can comply, and get the loan, or not, and don't get the loan. Or spend some time shopping around, maybe another lender does not have this requirement...though many loan officers don't know, or will say anything to get you to apply and them impose requirements later in the process including appraisals.