Does A Bedroom Need Full Access To A Full Bath?

[glenn walker]

A person uses a half bath to take a pee not to shower or bath and a person using it as a office uses it to take a pee and not take a shower or bath-- NOW what has changed ? Nothing.

I always tell people if you take the doors off your Truck it's still a truck and not a Jeep. But if you want to dream it's a jeep call it one. And if you take the doors off a closet in a bedroom its still a bedroom just one which has no closet doors LMAO

 

[Fernando]

For a time, new construction had a bedroom downstairs with a half bathroom as floor plan. It could be used as a bedroom or den. ]
If appraiser uses similar comps with same floor plan, it doesn't matter what you call it.
I modified my den into a bedroom (added a closet) and it's faster running up the stairs to full bathroom to pee than to run across kitchen and family room to first floor bathroom.

 

[Mike Ault]

For a time, new construction had a bedroom downstairs with a half bathroom as floor plan. It could be used as a bedroom or den. ]
If appraiser uses similar comps with same floor plan, it doesn't matter what you call it.
I modified my den into a bedroom (added a closet) and it's faster running up the stairs to full bathroom to pee than to run across kitchen and family room to first floor bathroom.

If your subject was a one-bedroom home with a basement, and you found three comps with the same floor plan. Would it matter if you called all those basements "second bedrooms"?

 

[Mark K]

If you appraised a home with no indoor plumbing, and just so happen to find comparables with no indoor plumbing as well, would you bother to disclose? And perhaps even judge it to be (gasp) "functionally deficient"?

Why not throw in 'no electricity' if you're going out on a hyperbolic limb.

People that buy old houses are aware of the old designs, floor plans, etc. Many times they think what you consider to be defects, charming. I know where you're coming from and I personally don't care for old houses, however there is a market segment that desires old homes in spite of the "defects". I've appraised a lot of rural, older homes. Many people, obviously not you, love them.

One person's perceived deficiencies are considered character traits by others.

 

[Mike Ault]

Why not throw in 'no electricity' if you're going out on a hyperbolic limb.

People that buy old houses are aware of the old designs, floor plans, etc. Many times they think what you consider to be defects, charming. I know where you're coming from and I personally don't care for old houses, however there is a market segment that desires old homes in spite of the "defects". I've appraised a lot of rural, older homes. Many people, obviously not you, love them.

One person's perceived deficiencies are considered character traits by others.

And with full disclosure of functional deficiencies compared with contemporary standards to which the ultimate investor in the loan has every right to expect with their security, I am in agreement. In the majority of cases, however, we aren't just appraising for the benefit of the borrower.

 

[Fernando]

If your subject was a one-bedroom home with a basement, and you found three comps with the same floor plan. Would it matter if you called all those basements "second bedrooms"?

With ANSI, can't count bedrooms in basement. You know that.

 

[Mike Ault]

With ANSI, can't count bedrooms in basement. You know that.

Sure we can. I do it all the time. I just don't include them in above-grade GLA. Or when they are dysfunctional as sleeping quarters.

 

[Fernando]

Sure we can. I do it all the time. I just don't include them in above-grade GLA. Or when they are dysfunctional as sleeping quarters.

When you put them on a separate line, they're not really considered as bedrooms in total room count. You know that.

 

[Mark K]

And with full disclosure of functional deficiencies compared with contemporary standards to which the ultimate investor in the loan has every right to expect with their security, I am in agreement. In the majority of cases, however, we aren't just appraising for the benefit of the borrower.

Agree and would discuss the floor plan in the same manner as I would for any house. However, I would not frame it as a "disclosure of functional deficiencies". I don't agree that a floor plan that doesn't meet current standards/expectations is necessarily a functional deficiency. YMMV

 

[Mike Ault]

When you put them on a separate line, they're not really considered as bedrooms in total room count. You know that.

When I label them as "bedrooms" on my sketch, and I indicate them as "bedrooms" in the basement portion of the grid, then they are, in fact, fully functional bedrooms. Why are you trying to pivot to "total room count" all of a sudden? Vacation hangover? Just admit you had a TIA, and move along.