Tucson, AZ Single Story – Ranch Style 1900 sq ft 3 bedrooms, 2 baths About 35 years old
Unpermitted 500 sq ft living room addition, added about 10 years ago (caused the other problems) One bedroom has no exterior walls, one normal door, and one unique fire escape type hole in the wall with sliding mirrors on each side. No central heating (gas) or cooling (swamp cooler) to 500 sq ft addition, but new room and several other rooms have window style A/C units installed through holes in the walls.
The Plan (feedback wanted)
Not too worried about unpermitted addition, it is common in the area and other houses sell fine, no HOA. Will probably have an inspector check for obvious issues I should fix before listing. I don’t think it is uncommon for sellers to do their own pre-listing home inspection, using the same companies a buyer would use? Fairly inexpensive ($500)? Check zoning laws — is a bedroom without exterior walls a problem? If not, close up the unique fire escape I made, and let the next owner decide if they want a fire escape or feel okay with just one door/exit. If it is a legal/zoning issue, are there any simple fixes, like adding a second door? Really think I want to avoid a floorplan change, like swapping bedroom and family room, and don’t think house will sell well as 2 bedroom. Might have friends/family I can ask about zoning laws if unclear to me. Remove all through-the-wall A/C units and patch holes. Get some bids and options from contractors for central cooling and heating options. Lots of options here, like new gas furnace, combined A/C + furnace, keep swamp cooler only, or A/C + cooler. I think it probably comes down to cost vs resell value, and any option that is standard central heating + cooling will be a smooth sale, just maybe not the best price (i.e.-houses with swamp coolers sell fine in the area, and so do houses with A/C). Not sure if I should have a listing agent selected before starting this part, and expect them to help with advice here, or just rely on the advice of the contractors.
I’m pretty new to reddit, and brand-new to this reddit, so sorry if I made any rookie mistakes. I have zero karma, and don’t know how to message a moderator, so also not surprised if nobody but the spam filters ever see this.