Unpermitted bath

[Metamorphic]

You gotta ask yourself how the market is going to react to this ath (B left out on purpose). Put your buyer hat on,

Ok, if I bought that house I'd call it the "kids bath", put an automatic closer on the door, and pretend its not there.

 

[Webbed Feet]

<......snip.....>but I was trained that no value was given to unpermited spaces.

Reconsider that training when you get a chance. It is the market that giveth and taketh away value, not a real estate appraiser. We reflect the market and show how we arrived at that reflection.

Webbed.

 

[Mark K]

Certainly it must be disclosed as unpermitted. Its in a city with poor records and lax enforcement. There is plenty of unpermitted stuff in the city that has value. In fact, due to the poor records many times the city dont know what is permitted and what is not.

If the city often doesn't know what is and what isn't permitted, how can you be certain that it wasn't permitted?

In any case, I'd give it roughly the same value as a 1/2 bath and explain that the shower portion is not functional and is given no value.

 

[Webbed Feet]

Unpermitted bath 3.5X8.

Not possible to get to the shower without climbing over the toilet. How would you value it?

Mr. Wegner,

I would not "value" it, because that is the job of the market to determine what the value is or is not. My job is to determine what the market will determine. Beyond that, my job is to determine if there is a hazard clearly present. Or if I am unable to do that to call for inspections by parties that can. Prior to all of this, my job would be to contact my client in order to renegociate the SOW in order to determine with my client if this all will be approached with HC's, EA's, or not. If it will, exactly what are they? I will probably have to create them for the client and the client will have to agree to their use. IF my SOW was requiring 03/05 Fannie forms this would mean my client better expect either CB3 or CB4 coming at them. IF my client is wetting their pants wanting a CB1 report the ball would be in my court to determine if I can move forward or not due to my feelings regarding possible hazards without my being able to use any HC's or EA's to cover my tail feathers.

So my first step would be to redetermine the SOW. That would tell me to what extent I would have to determine functional obsolesence or not, and to what extent I would have to research additional market data concerning such situations.

Webbed.

 

[Mike Garrett RAA]

Typically as a camper or mini-motor home!

 

[Gary Schinagel]

I saw a bathroom like that once on an old cruise ship.

And I was even thinking of taking my first cruise

 

[Gary Schinagel]

Reconsider that training when you get a chance. It is the market that giveth and taketh away value, not a real estate appraiser. We reflect the market and show how we arrived at that reflection. Who said there was no value what-so-ever.
Webbed.

Who said there was no value what-so-ever. Thats the problem sometimes with out illumination. Saying it twice and No value given is shorthand for APPRAISERS. Mention it in the right sections under potential zoning issue and under improvements and functional and highest and best use(since now you state it could or was used as a rental then the market sees it that way. And additional comments. I would not bring the Zoning inspector but I would find out if it was permitted and or built to code reagrding permittability. If it would not be permissable I would not make them get rid of it because I have had teenagers and I can see the use. But mentioning it and only giving GLA value and not an additional value JUST MAKES SENSE. It probably is a marketable benefit but just cannot merit an upward bath adjustment unless it passes @ least the permittability test if the zoning WERE ever to become invloved.Bottom line is, disclose it, explain why and OR why not ,you are giving it value as a bath. I think you can count the GLA.:icon_idea:

 

[Doug Wegener]

?

Mr. Wegner,

I would not "value" it, because that is the job of the market to determine what the value is or is not. My job is to determine what the market will determine. Beyond that, my job is to determine if there is a hazard clearly present. Or if I am unable to do that to call for inspections by parties that can. Prior to all of this, my job would be to contact my client in order to renegociate the SOW in order to determine with my client if this all will be approached with HC's, EA's, or not. If it will, exactly what are they? I will probably have to create them for the client and the client will have to agree to their use. IF my SOW was requiring 03/05 Fannie forms this would mean my client better expect either CB3 or CB4 coming at them. IF my client is wetting their pants wanting a CB1 report the ball would be in my court to determine if I can move forward or not due to my feelings regarding possible hazards without my being able to use any HC's or EA's to cover my tail feathers.

So my first step would be to redetermine the SOW. That would tell me to what extent I would have to determine functional obsolesence or not, and to what extent I would have to research additional market data concerning such situations.

Webbed.

"My job is to determine what the market will determine"

Thats true. How would you determine it in this case? May I submit politely its almost impossible to determine.

Whatever happened to common sense in appraising?

 

[Doug Wegener]

Permitted

If the city often doesn't know what is and what isn't permitted, how can you be certain that it wasn't permitted?

In any case, I'd give it roughly the same value as a 1/2 bath and explain that the shower portion is not functional and is given no value.

Of all the answers, this one is the one that best approaches common sense in my opinion.

I asked the city the same the thing. The answer is they cant. I looked at the records. The only thing I can be sure about with this property is the pool and the water heater are permitted. Building department was at the site for the water heater 11/2006 and did not cite for any violations, which they do if there is any obvious unpermitted unsafe structure. Otherwise they have a laissez-faire attitude.

Nobody can really tell what is permitted or not. This is an REO and Im not calling for inspections on this. Their is obviously no hazard except that you might fall when getting out of the shower.

Assessor lists the home as 2053 sqft but I measured at 2360 sqft. But that does not mean a lot.

The fact is there is 2360 sqft there, poor building records, and the city is not going to make anybody remove anything.


Common sense tells me that the bath has some value but clearly not as much as a normal bath that is not all cramped as that.

I think giving it the value of a 1/2 bath is imminently reasonable.

The sink and cabinet and fan/hood are seperate issues. I dont think they particularly add much .

 

[Gary Schinagel]

"My job is to determine what the market will determine"

Thats true. How would you determine it in this case? May I submit politely its almost impossible to determine.

Whatever happened to common sense in appraising?

You must be on vacation too!

Most zoning offices I go to will be happy to talk with you either face to face or by phone appointment. You can give them scenarios and they are very informative. There are alot of things as you stae that make this an undeterminable issue. I am talking more about probability by virtue of provable research analysis. Most inspectors can quote you point blank about whether they would make someone tear it down. In this case as described to me I am making an extraordinary assumption that would not be hard to validate that they MIGHT not pass this bath but would not make them tear down the structure. Since the bathroom appears to be a superadequacy anyway simp-ly satating this analysis and not giving the bath a full adjustment is a reasonable conclusion. Hope this helps. NEXT!