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SFR with 2 kitchens & no continuous access.

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dgappraisal

Thread Starter
Freshman Member
Joined
Jun 2, 2007
Professional Status
Certified Residential Appraiser
State
Florida
Subject property is zoned SFR. Owner removed an interior door and installed a piece of plywood on either side with insulation inbetween, thereby blocking the back portion of house from the front. He lives in the front and rents out the back portion. House has 1 electrical meter and 2 functional kithcens (1 each in front and rear sections of "home").

Additionally, the front section where the owner lives does not have a "full" bath and no definitive BR, house as a whole is therefore only a 1 BR and the front section technically an efficiency.

What's the consensus on how this assignment should be handled?

TIA!!!
 

PropertyEconomics

Elite Member
Joined
Jun 19, 2007
Professional Status
Certified General Appraiser
State
New Mexico
In my market the second kitchen is not allowable under zoning. I would suggest you check.
Secondly, what would a typical purchaser do with this home?

Answer these questions and I think you have the answer to your problem.

Good luck.
 

ZZGAMAZZ

Senior Member
Joined
Jul 23, 2007
Professional Status
Certified Residential Appraiser
State
California
As Prop indicated the answer lies in the zoning designation and the pertinent developmental standards. Is a second kitchen permitted? If so, was it created with permits? Answering "no" to either of these questions results in the need for the 2nd kitchen to be called out and described as a building code violation and potential health & safety hazard.

Report would be conditioned subject to removal of the barrier, which is a condition that you could satisfy with a 1004D; and conditioned subject to removel of the 2nd kitchen, subject to the follow-up inspection of an individual qualified to determine whether the H&S hazard has been rectified.

(just my take based upon relatively limited experienced; and I figure it's best to get my 10 cents in before the distinction between "permitted use" and "permitted improvements" starts to unravel...)
 

CANative

Elite Member
Joined
Jun 18, 2003
Professional Status
Retired Appraiser
State
California
Z.... I suppose you meant CIR versus 1004D. This is apparently an FHA assignment.

About how much are SFR prices in this neighborhood and how much would it cost to reconfigure it to it's HBU (as a SFR I assume.) This may be a single family residence with some curable functional obsolesence. What is allowed in the "SFR zoning district?" Will it allow for an accessory unit (as defined by FHA)? Or is the use illegal?

From appendix D to the 4150.2.

Zoning Compliance
• Determine whether the current use is in compliance with the zoning ordinances. Mark whether it is Legal, Legal Non-Conforming (Grandfathered Use), No Zoning, or Illegal Use.
• If the existing property does not comply with all of the current zoning regulations (use, lot size, improvement size, off street parking, etc.) but is accepted by the local zoning authority, enter “Legal Non-Conforming” and provide a brief explanation.
• If the use is not legal, the property is not eligible for FHA mortgage insurance.

Accessory Unit / Accessory Dwelling Unit
The accessory unit is defined as a habitable living unit added to, created within, or detached from a single-family dwelling that provides the basic requirements for living, sleeping, eating, cooking, and sanitation.

Accessory Dwelling Units (ADUs) are commonly understood to be a separate additional living unit, including separate kitchen, sleeping, and bathroom facilities, attached or detached from the primary residential unit, on a single-family lot. ADUs are usually subordinate in size, location, and appearance to the primary unit and may or may not have separate means of ingress or egress.
Attached units, contained within a single-family home, known variously as "mother-in-law apartments," are the most common type of accessory dwelling unit. Accessory units usually involve the renovation of a garage, basement, or small addition to a single-family home.

FHA Criteria
“Accessory dwelling unit" means a subordinate dwelling unit may or may not be incorporated within, or detached from a single-family structure. Accessory units may not be subdivided or otherwise segregated in ownership from the primary residence structure.

Some accessory units may predate the adoption of local zoning ordinance and may therefore be classified as legal nonconforming units.

Utility Service Requirements
An accessory apartment must be connected to the utilities (except telephone, television and cable) of the dwelling unit and may not have separate services.
 
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