u/SmokyBanditBlackJack

Private appraisal for family sale. Last MLS sale shows the area is an enclosed porch behind the dining area and kitchen (12’x20’) separated by a sliding glass door. Paneling on three walls and vinyl siding on the fourth wall, which is the rear wall of the house, kitchen window looks into the EP; open joists ceiling, carpeted floor, no ductwork, insulation level unknown.

Fast forward 15 years and the ceiling has been drywalled and the sliding glass door removed and an existing heat duct on the floor a few inches from where the sliding door was in the dining area back wall is the only heat/cool source to that 12’x20’ space. Insulation level still unknown.

Homeowner says that duct sufficiently heats/cools the EP which is now being used as a family room/kids play room, which is a questionable claim IMO. 20 degree winter days and 90 degree summer days can be common in my midwest state. Strictly following ANSI, I plan to call it an enclosed porch and expect homeowner pushback. ANSI also says it must be finished in a similar manner to rest of the house, which is debatable. Paneling is acceptable, per ANSI, and so is vinyl on the walls but can I interpret that as including exterior vinyl siding being an acceptable interior wall covering? The rest of the house is recently updated…new paint, new LVP, remodeled kitchen. It’s very nice, in contrast with this room.

I believe I know the answer here, but I’m looking for further ammunition to dispute the expected pushback and would appreciate any helpful input. I also don’t have enough data to say, one way or another, if the market would view this space as equal, temperature wise, to the rest of the house. In the spring and fall, maybe; harsh summer or winter, likely not. I say this assuming most buyers are unaware of our ductwork requirement saying the duct needs to be in the room and not just “near” it.

The entire room is also on 4 x 4 beams, 18 inches off the ground, with no footer or even skirting to enclose it to make it appear as if it’s over a crawl space, which further makes it look like an enclosed porch from the exterior.

Hopefully someone has experience with this. The development is on a small lake with a newly-built harbor extension and with these 0-10 year old condos around it, where some have a harbor view and some do not. There is a dock available for all 40 units in the development, but not all docks are owned so maybe 10-12 of 40 sit unused. Hypothetically, if Bob owns a condo and decides he wants a dock, Bob can purchase one from the HOA and then he owns it and can sell it along with his condo. However, if Bob sells to a buyer who doesn’t want a dock and Bob sells it regardless (cheaper without a dock) then the dock ownership reverts back to the HOA and Bob loses the money he paid for his dock because he can’t maintain dock ownership without owning the condo.

The unit I’m appraising has a boat dock included in the contract price. Comp 1 is my best comp (waterfront) and also sold with a dock included. Comp 2 and 3 are not waterfront units. One sold without a dock and one is unknown because the realtor won’t return my calls. Btw, I was able to estimate a water view adjustment, not from matched pair analysis, because I have only one waterfront sale, but from a realtor survey involving multiple realtors who have worked in the development.

My appraisal is not for a lender, but is a private appraisal for a buyer already in contract on this unit. The listing agent stated the docks can sell for $30-40K, but I have no proof of that because the docks don’t have a deed and therefore have no public record of the sales. It’s all private, by contract, with the HOA. MLS info on which units sold without docks is limited, for some reason.

My question, along with how to determine a dock adjustment, is whether the docks are even real estate in the typical sense since there is no deed. Ownership seems more like a lease than true ownership. Not for this particular appraisal, but would a lender loan on the dock portion of the value? Seems doubtful, but who knows.

Can anyone offer some advice here on estimating an adjustment and how to handle the unknown dock comp if that realtor never calls back?

I get a few of these per year, but just got two in one day. Can anyone elaborate on what exactly the insurance company needs needs from the appraiser and why an appraiser would even be engaged?

The first order, the homeowner was denied a full roof-shingle replacement and is instead only getting half replaced on an 18 year old roof. I was texted a copy of the note from the insurance company that says (paraphrased):

"A communication was added to claim #________ requesting a new appraiser to keep the claim moving. I am the assigned adjuster to this claim and we stand by our estimate for a half vs full replacement. The note also states that an appraisal demand would be submitted to us to move the claim forward. We haven't received the appraisal demand yet. Please submit the appraisal request in writing with the name of your appraiser to start the appraisal process".

The second order was similar and is for a homeowner who has been told the insurance will only cover replacement for two of four exterior walls of vinyl siding. I have no other info other than that the insurance company told him to engage an appraiser to help appeal the decision to only cover 2/4 sides of vinyl replacement.

Do you guys get these requests and how do you handle them? I would think they would want a professional roofer to help and not an appraiser who doesn't climb roofs during appraisal inspections. I actually work part time for a close friend's roofing company, but no one involved with this order knows that.

The state I work in is a matching-required state for both roof shingles and siding, but there is also a line of sight law in play here. Any advice? My plan right now is to state in a letter that the marketability and value will be affected by the half replacements and that line of sight does not apply to buyers because they will be on the entire property when deciding to purchase or not purchase.

ps I've been posting here a while, but had to get a new username...first new-name post right here. :)