Sketching Functional Obsolescence

[Fernando]

In 34 years, I don't recall a client who ever asked for interior walls, not even when I was doing FHA and Secondary market work.

Me too.
I never put interior walls ever even if there's no functional obsolescence.
Just my experience from a minimalistic appraiser.

 

[glenn walker]

That's an adjustment that i would hate to try and prove and frankly just a rabbit trail to review hell. Lmao )

 

[Tom4value]

In 34 years, I don't recall a client who ever asked for interior walls, not even when I was doing FHA and Secondary market work.

Huh. I believe you and know it is not a hard requirement by any of the GSEs but all of my clients require walls and door openings. Must be my luck of the draw!

 

[Dublin ohio]

What concerns me is having to draw a picture of what a "pass through" bedroom is' Of course I just don't call them a bedroom and compare them to similar properties if possible or properties with same functional bedroom count. Seems that some let the re agents determine what is and what is not a bedroom

 

[Fernando]

What concerns me is having to draw a picture of what a "pass through" bedroom is' Of course I just don't call them a bedroom and compare them to similar properties if possible or properties with same functional bedroom count. Seems that some let the re agents determine what is and what is not a bedroom

I have a rental with a "pass through" bedroom. I call it a 4th bedroom to get more rent.

 

[ZZGAMAZZ]

I have a rental with a "pass through" bedroom. I call it a 4th bedroom to get more rent.

F, you can't leave well enough alone, can you? Do you determine the functional obsolesence?

 

[ZZGAMAZZ]

What concerns me is having to draw a picture of what a "pass through" bedroom is' Of course I just don't call them a bedroom and compare them to similar properties if possible or properties with same functional bedroom count. Seems that some let the re agents determine what is and what is not a bedroom

Why not just call it a bedroom, add the door between the bedroom and the garage, create a new sketch label "Functional Obs" with an arrow pointing to the room, describe the issue in the "Condition" or "Deficiencies" narrative, report it as a bedroom in the SCA, include comps with that bedroom included in the count as well as comps withi a lesser bedroom count, address the obs in the "functionality" line item... then curse out the listing agent for failing to disclose the issue (using somebody else's cellular phone, then file an anon MLS citation violation [whick will be dismissed]...

 

[Terrel L. Shields]

What concerns me is having to draw a picture of what a "pass through" bedroom is' Of course I just don't call them a bedroom and compare them to similar properties if possible or properties with same functional bedroom count. Seems that some let the re agents determine what is and what is not a bedroom

Some of the older 19th century homes had a bedroom next to a "parlor" room.

 

[ZZGAMAZZ]

Some of the older 19th century homes had a bedroom next to a "parlor" room.

One might experience a "mud room" or a "laundry room" with interior garage access although Google says that a traditional Parlor Room would be in the front of the SFR near the entrance--often the best furnished room in the house where guests were welcomed. [Wonder why we as a population have become so much less civilized? Is it a natural function of industrialization, or modern living? I'm pretty much aware of the changes that occurred in the 60's but before then????????????