Easy question about room count

[Tom D]

I know this maybe a simpleton question, but do ever make a specific adjustment on the room count line for a house having more, or less, rooms. The same on 2-4 family room counts.

Someone told me what some appraisers were doings. I am curious now about our group thought. Much thanks for even a yes or no answer. But a reason why would tell me better.

 

[shrubberyvaluation]

I've never seen it. Was showed an appraisal recently and the comps were all under 1,000 Square Feet and the room counts according to the appraisal were 8 or 9. Makes no sense, these were 2 bedroom homes with 4 or 5 rooms depending if you consider the dining area a room or not. No clue what they were doing, but it shouldn't of had an effect on the appraisal.

 

[Surf Cat]

I've done it both ways. For example, in appraising a condominium complex, sometimes I've found adjusting between two and three bedrooms was more accurate than adjusting for the difference in GLA.

In SFRs, I pretty much stick with only adjusting for the difference in GLA.

I don't adjust for GLA and difference in room count as that would be "double dipping."

If there was an enclosed patio at the rear of the property that wasn't part of the GLA, I would adjust that separately.

The ol appraisal adage comes into play here.... "it depends."

 

[J Grant]

I will adjust for bedrooms or baths. Otherwise, no adjustment for # of rooms (typically)

 

[Sadie]

I've never seen it. Was showed an appraisal recently and the comps were all under 1,000 Square Feet and the room counts according to the appraisal were 8 or 9. Makes no sense, these were 2 bedroom homes with 4 or 5 rooms depending if you consider the dining area a room or not. No clue what they were doing, but it shouldn't of had an effect on the appraisal.

That many rooms in that little area might result in a functional adjustment. Unless they were counting closets and bathrooms.

 

[AppraisingLA123]

You can make room count adjustments only if you want to complicate your life for no reason.

 

[shrubberyvaluation]

You can make room count adjustments only if you want to compliate your life for no reason.

I agree, if it really makes a difference it would be a functional utility issue.

 

[AppraisingLA123]

I agree, if it really makes a difference it would be a functional utility issue.

I have never in my life made functional utility adjustment, the row is taking up unnecessary space in the report.

 

[sputnam]

I know this maybe a simpleton question, but do ever make a specific adjustment on the room count line for a house having more, or less, rooms. The same on 2-4 family room counts.

Someone told me what some appraisers were doings. I am curious now about our group thought. Much thanks for even a yes or no answer. But a reason why would tell me better.

You make adjustments (or don't) depending on market reaction to the feature. There may be some markets where buyers will pay more for additional rooms. There are others where they won't.

 

[alebrewer]

I don't recall ever having adjusted for room count. Bedrooms/baths, of course. Room count is a subjective term, though. Is a laundry room a room? What about a breakfast nook? Entryway?