Appendix 4: Detached Garage Examples

This appendix shows examples of detached garages and how they are reported in different sections of the URAR. Applicable URAR sections for each example are summarized in this table.

Note: Only the portions of Unit Interior and Sales Comparison Approach that address area and rooms are included in these examples. The entire Unit Interior section displays for the ADU, as does the ADU Interior Quality and Condition subsection of the Sales Comparison Approach.

Detached Garage Examples

Example 1: Detached Garage - Vehicle Storage Only#

In this example, the subject has a 400 sq. ft. detached heated garage with no additional separate area.

No Outbuilding Section#

When the detached garage has no additional separate area, it is not reported as an outbuilding, so the Outbuilding section does not display.

Vehicle Storage#

When the detached garage has no additional separate area, it is reported in the Vehicle Storage section only. Any defects, damages, or deficiencies for the structure are reported in this section. If the garage has unique features, they are noted in Vehicle Storage Commentary.

• In this example, the 400 sq. ft. detached garage is reported, and the heated garage is noted in Vehicle Storage Commentary.

Sales Comparison Approach#

In this example, Comparable #1 has a 2-car heated garage with a half bath, and an additional outbuilding for which Outbuilding Type is Greenhouse.

Vehicle Storage Subsection#

Information about the subject property's driveway and garage populates from the Vehicle Storage section. If the subject or comparable(s) have additional features that impact value and/or marketability, dynamic rows are utilized to support adjustments and conclusions.

In this example, rows were utilized for heating and baths, and the adjustment for Comparable #1 is attributable exclusively to the half bath.

Outbuilding Subsection#

The detached garage for the subject property is reported as Vehicle Storage.

• If the subject and all comparables do not have outbuildings, the Outbuilding subsection does not display.
• If a comparable has outbuildings and the subject does not, the Outbuilding subsection displays with "dashes" for the subject.

In this example, Comparable #1 has an outbuilding (greenhouse), and the subject does not. The outbuilding displays with "dashes" for the subject.

Cost Approach (As Is Value of Site Improvements)#

Because the vehicle storage is not considered an outbuilding, if the Cost Approach is included in the appraisal, the depreciated cost of the detached garage is reported in the As Is Value of Site Improvements subsection instead of Depreciated Cost - Outbuilding.

Example 2: Detached Garage with Additional Separate Area (No ADU)#

In this example the subject has a multipurpose outbuilding with 900 sq. ft. of Gross Building Area (GBA) for the outbuilding that includes:

• 400 sq. ft. 2-car garage
• 450 sq. ft. unfinished area that is used for a workshop
• 50 sq. ft. finished area (full bath)

The entire outbuilding is heated.

Outbuilding Type is selected as Other, and described as Workshop/Garage.

Note: This example applies regardless of the square footage of the additional area.

Outbuilding - Workshop/Garage#

In this example, Outbuilding Type is selected as Other, and described as Workshop/Garage.

• Units in Structure is 0 because the outbuilding does not include an ADU.
• For Gross Building Area, the total GBA is reported (400 sq. ft. 2-car garage + 450 sq. ft. unfinished area + 50 sq. ft. finished area = 900 sq. ft.) regardless of usage.
• Heating is reported in the outbuilding Detail subsection (checkboxes), in addition to utilities.
• In the Outbuilding Area table, the finished and unfinished area not related to vehicle storage is reported, along with the full bath.
  • Area detail for the 2-car garage is reported in Vehicle Storage and not in the Outbuilding Area table.

Vehicle Storage#

Only the area and details that are specific to the subject's driveway and garage are reported in this section.

Sales Comparison Approach#

In this example, Comparable #1 has a multipurpose outbuilding with 550 sq. ft. of GBA that includes:

• 400 sq. ft. 2-car garage
• 150 sq. ft. unfinished area (shed)

The outbuilding is not heated.

Outbuilding Type is selected as Other, and described as Shed/Garage.

Vehicle Storage Subsection#

Information about the subject property's garage populates from the Vehicle Storage section. If the subject or comparable(s) have additional features that impact value and/or marketability, dynamic rows are utilized to support adjustments and conclusions.

In this example:

• None of the comparables have additional features impacting value and/or marketability, so no dynamic rows were needed.
• There are no measurable differences between the vehicle storage for the subject and Comparable #1, so no adjustment is made.

Outbuilding Subsection#

For the subject property, the Outbuilding Type and any relevant dynamic rows (e.g., area, bathrooms, heating) populate from the Outbuilding section.

• Adjustments for comparables are made in a "lump sum" that includes consideration of the outbuilding, its associated square footage, and amenities.
• Adjustments for the 400 sq. ft. garage portion are made in the Vehicle Storage subsection and are not included in the Outbuilding subsection adjustments.

In this example, the adjustment for Comparable #1 reflects the differences in finished and unfinished area, bath, heating, and the marketability of a shed vs. a workshop.

Cost Approach (Depreciated Cost - Outbuilding)#

If the Cost Approach is included in the appraisal, the depreciated cost of the outbuilding is reported in the Depreciated Cost - Outbuilding subsection. The entire finished and unfinished area of the outbuilding is reported here, including the garage.

In this example, Area Type for the garage is Garage.

Example 3: Detached Garage with ADU#

In this example the subject has a multipurpose outbuilding with 1000 sq. ft. of GBA that includes:

• 400 sq. ft. 2-car garage (not heated)
• 600 sq. ft. ADU (includes heat and air conditioning)

Note: This example would also apply when the ADU is above the garage.

Outbuilding - ADU/Garage#

In this example, Outbuilding Type is ADU/Garage.

• Units in Structure is 1 because the outbuilding includes an ADU.
• For Gross Building Area, the total GBA is reported (400 sq. ft. 2-car garage + 600 sq. ft. ADU = 1000 sq. ft.) regardless of usage.
• Utilities are reported in the outbuilding Detail subsection.
• In the Outbuilding Area table, the finished and unfinished areas are reported as 0 sq. ft., and the Room Summary column is blank.
  • Area detail for the 2-car garage is reported in Vehicle Storage and not in the Outbuilding Area table.
  • The area and rooms for the ADU are reported as part of the Unit Interior section for the ADU, and not in the Outbuilding Area table.
• Because the outbuilding includes an ADU, heating and cooling information is reported in the Mechanical System Details subsection, instead of the Detail subsection (checkboxes).

Unit Interior - ADU/Garage - ADU#

Notes:

• Only the portions of Unit Interior that address areas and rooms for the ADU are included in this appendix. Reference the 10 Unit Interior chapter of this document for details on the reporting and display of this section.
• In this example, Outbuilding Type is ADU/Garage, and Unit Identifier is ADU.

Area Breakdown#

Level and Room Detail#

Vehicle Storage#

Only the area and details that are specific to the subject's driveway and garage are reported in this section.

Sales Comparison Approach#

In this example, Comparable #1 has a below grade ADU in the primary dwelling, and a heated 2-car garage with no additional separate area. Comparable #1 has no additional outbuildings.

Unit(s) Subsection for the ADU#

Information about the subject property's ADU populates from the Unit Interior section.

• Location of ADU - in this example, Location of ADU is ADU/Garage for the subject, and Dwelling for Comparable #1.
• Floor Number - the floor number of the ADU reflects the level on which the ADU is located (e.g., an ADU in the below grade level of the primary dwelling is reported as B1, an ADU located above a detached garage is reported as 2).
  • In this example, Floor Number is 1 for the subject and B1 for Comparable #1.

Vehicle Storage Subsection#

Information about the subject property's garage area populates from the Vehicle Storage section. If the subject or comparable(s) have additional features that impact value and/or marketability, dynamic rows are utilized to support adjustments and conclusions.

In this example, the vehicle storage portion of the subject is not heated, and Comparable #1 is heated. Therefore an additional row is needed, and the adjustment for Comparable #1 is attributable exclusively to the heating.

No Outbuilding Subsection#

ADU/Garages do not redisplay in the Outbuilding subsection.

Cost Approach (Depreciated Cost - Outbuilding)#

If the Cost Approach is included in the appraisal, the depreciated cost of the outbuilding is reported in the Depreciated Cost - Outbuilding subsection. The entire finished and unfinished area of the outbuilding is reported here, including the garage. In this example, Area Type for the garage is Garage.

Example 4: Workshop with ADU and Vehicle Storage#

In this example the subject has a multipurpose outbuilding with 1500 sq. ft. of GBA that includes:

• 400 sq. ft. 2-car garage (not heated)
• 600 sq. ft Accessory Dwelling Unit (includes heat and air conditioning)
• 500 sq. ft. unfinished space used as a workshop - (not heated)

Outbuilding Type is selected as Other, and described as ADU/Workshop/Garage.

Outbuilding - ADU/Workshop/Garage#

In this example, Outbuilding Type is selected as Other, and described as ADU/Workshop/Garage.

• Units in Structure is 1 because the outbuilding includes an ADU.
• For Gross Building Area, the total GBA is reported (400 sq. ft. 2-car garage + 600 sq. ft. ADU + 500 sq. ft. unfinished workshop space = 1500 sq. ft.) regardless of usage.
• Utilities are reported in the outbuilding Detail subsection.
• In the Outbuilding Area table, the finished area is reported as 0 sq. ft., and the unfinished area is reported as 500 sq. ft. reflecting the area of the workshop. The Room Summary column is blank because there are no rooms outside of the ADU.
  • Area detail for the 2-car garage is reported in Vehicle Storage and not in the Outbuilding Area table.
  • The area and rooms for the ADU are reported as part of the Unit Interior section for the ADU, and not in the Outbuilding Area table.
• Because the outbuilding includes an ADU, heating and cooling information is reported in the Mechanical System Details subsection, instead of the Detail subsection (checkboxes).

Unit Interior - ADU/Workshop/Garage - ADU#

Notes:

• Only the portions of Unit Interior that address areas and rooms for the ADU are included in this appendix. Reference the 10 Unit Interior chapter of this document for details on the reporting and display of this section.
• In this example, Outbuilding Type is selected as Other and described as ADU/Workshop/Garage, and Unit Identifier is ADU.

Area Breakdown#

Level and Room Detail#

Vehicle Storage#

Only the area and details that are specific to the subject's driveway and garage are reported in this section.

Sales Comparison Approach#

In this example, Comparable #1 has a below grade ADU in the dwelling, and a heated detached garage with no additional separate area. Comparable #1 has no additional outbuildings.

Unit(s) Subsection for the ADU#

Information about the subject property's ADU populates from the Unit Interior section for the ADU.

• Location of ADU - in this example, Location of ADU is ADU/Workshop/Garage for the subject, and Dwelling for Comparable #1.
• Floor Number - the floor number of the ADU reflects the level on which the ADU is located (e.g., an ADU in the below grade level of the primary dwelling is reported as B1, an ADU located above a detached garage is reported as 2).
  • In this example, Floor Number is 1 for the subject and B1 for Comparable #1.

Vehicle Storage Subsection#

Information about the subject property's garage area populates from the Vehicle Storage section. If the subject or comparable(s) have additional features that impact value and/or marketability, dynamic rows are utilized to support adjustments and conclusions.

In this example, the vehicle storage portion of the subject is not heated, and Comparable #1 is heated. Therefore an additional row is needed, and the adjustment for Comparable #1 is attributable exclusively to the heating.

Outbuilding Subsection#

For the subject property, the Outbuilding Type and relevant dynamic rows (e.g., unfinished area) populate from the Outbuilding section.

• Adjustments for the comparables are made in a "lump sum" that includes consideration of the outbuilding and its associated square footage and amenities.
• Adjustments for the 400 sq. ft. garage portion are made in the Vehicle Storage subsection and are not included in the Outbuilding subsection adjustments.
• Adjustments for the ADU's finished area, bedrooms and bathrooms are made in the Unit(s) subsection and are not included in the Outbuilding subsection adjustments.

In this example:

• A dynamic row was utilized to account for the remaining workshop area.
• Comparable #1 does not have a corresponding outbuilding, and the detached garage does not have any additional separate area, so it is not reported as an outbuilding, and therefore "dashes" display.
• The adjustment for Comparable # 1 reflects the marketability of the additional 500 sq. ft. of unfinished area.

Cost Approach (Depreciated Cost - Outbuilding)#

If the Cost Approach is included in the appraisal, the depreciated cost of the outbuilding is reported in the Depreciated Cost - Outbuilding subsection. The entire finished and unfinished area of the outbuilding is reported here, including the garage. In this example, Area Type for the garage is Garage.

Example 5: Oversized Detached Garage (No Dividing Wall)#

In this example, the subject has a 500 sq. ft. detached garage that includes 100 sq. ft. of extra unfinished area with no separation of the area.

No Outbuilding Section#

When the detached garage has no dividing wall, it does not have to be reported as an outbuilding. In this example, no outbuilding was reported, so the Outbuilding section does not display.

Vehicle Storage#

When the detached garage has no dividing wall, it is reported in the Vehicle Storage section only.

• In this example, the 500 sq. ft. detached garage is reported.

Sales Comparison Approach#

In this example, Comparable #1 has a 400 sq. ft. detached garage with no additional area, and no outbuildings.

Vehicle Storage Subsection#

Information about the subject property's garage area populates from the Vehicle Storage section. If the subject or comparable(s) have additional features that impact value and/or marketability, dynamic rows are utilized to support adjustments and conclusions.

In this example, any adjustment would be made for the differences in garage area.

No Outbuilding Subsection#

In this example, the subject and all comparables do not have outbuildings, so the Outbuilding subsection does not display.

Cost Approach (As Is Value of Site Improvements)#

Because the vehicle storage is not considered an outbuilding, if the Cost Approach is included in the appraisal, the depreciated cost of the detached garage is reported in the As Is Value of Site Improvements subsection instead of Depreciated Cost - Outbuilding.