Single family, 2 kitchens

[J Grant]

Why does a second kitchen, esp if permitted, present functional obs? It is a buyer preference for use within their own home, much like building a wet bar or built in media center etc....easily removed items like this, imo, don't need adjustments, nor cost to cure. Some future buyers might want them, others may not. If they are not expensive to remove , Then they would not present a deal breaker to a future buyer.

Imo, it does not need an adjustment, pos or negative. Just mention that it is permited, that it is there for personal use/enjoyment of owner, and that no comps were avail with 2nd kitchens, and you have no market based sales/listings to base whether or not market is returning value. Mention that sales in area have individual features, some have wet bars, some have built ins, etc, and that these kinds of personalized amenities in the houses are typical for enjoyment/use of owners, but not seen as showing a $ for $ value.

If it is permited, you don't need to provide a cost to cure. What would be the point? (unless said kitchen is blocking flooprlan flow /access to rooms )

Just because something is non conforming does not mean it is funct obs. Funct obs means it negatively impacts use /light/air /room egress etc...if the kitchen does none of those things, then why does it present functional obs?

 

[Scott R Marshall]

Every market may be different but if I were appraising a home where the second kitchen was permissible by zoning, there would be no need to make an FO adjustment unless maybe it was also part of a bathroom or smack dab in the middle of a living room. The GLA of that space is where the value would lie, not necessarily in what it was used for. In almost every market I appraise in, it wouldn't be a postive or a negative in terms of making an adjustment.

 

[incognito]

Shaquille Oneal's house is 40,000 sq.ft., has 10 kitchens, and an indoor basketball court. YOU tell HIM that it is functional obsolescence!

The issue comes up quite ofter around here. If it is an illegal use, generally the homeowner will just remove the range/oven to the garage, and it will be in compliance. After closing, they put it right back.