Bathroom Counts

[DKAYTES]

Scenario: The subject property 2.5 bathrooms consisting of 1 bathroom having a sink / vanity combination, a toilet, and a bathtub with a shower head ( that is 1 bathroom). In the master bedroom another bathroom with a sink / vanity combination, a toilet and a double stand up shower. Then a 1/2 bath with a sink / vanity combination and a toilet.

The client is insisting the bathroom with the stand up shower is has be considered as a " 3/4" bathroom, however in this market area there is no market reaction ( negative or positive) for the second full bathroom having a stand up shower only. A similar comparable which were marketed and sold was listed and sold as 2.5 bathroom property.

I have always considered a full bathroom to be a room with basic lavatory functionality ( toilet and sink) along with a bathing area, whether it is a bathtub or a standup shower. IMO anything other type of description would be misleading. I'm trying to satisfy this condition ( which I have never been questioned on before) and not be misleading to the intended user. At this point, I am trying to grid the bathroom count as " 1.75/1 ". the "1" for the 1/2 bath, because in this market area the properties are listed as "2/1" for a 2.5 bathroom property. Being consistant with the MLS. In addition no adjustments for comparables sold with bath counts as 2.5. The client is in agreement with no value change or adjustments are necessary. My approach is - in the text addenda explaining to the reader the logic and the request of the client. Further, one of the comps has a photo of one of the bathrooms - a stand up shower. I made that bath count the same as the subject, " 1.75/1" and explained this in the addenda also, that it is a similar bathroom configuration as the subject but was sold as a 2.5 bathroom count home therefore no adjustment was deemed warranted. Trying to make all things equal.

If our jobs as appraiser's is to establish a credible opinion of market value according to the local market area's reaction utilizing the similar comparables, no mislead the intended user, haven't we done our job?

Any input and or guidence on verbage or griding is appreciated.

 

[CANative]

Just tell your client he or she is a idiot. Problem solved.

 

[RSW]

I treat them the same way, also. It is the utility of the room that is important.

 

[CANative]

It has a fixture that will allow the occupant to bathe

bathed bath·ing
Definition of BATHE
transitive verb
1
: moisten, wet
2
: to wash in a liquid (as water)
3
: to apply water or a liquid medicament to

 

[hastalavista]

It has a fixture that will allow the occupant to bathe

bathed bath·ing
Definition of BATHE
transitive verb
1
: moisten, wet
2
: to wash in a liquid (as water)
3
: to apply water or a liquid medicament to

Maybe the GSEs can adopt this as one of their new definitions.
Things are getting so bad that they have to define quantities so they can be quantifiable.

To the OP: I think the client's request is ridiculous. I think how you handle it is a business decision.

 

[Lloyd Bonafide]

Just tell your client he or she is a idiot. Problem solved.

Exactly right. There's no such thing as a 3/4 bath in my mind. Lots of bathrooms have no tubs - only showers, even some master bathrooms in multi-bath homes. I've seen more than a few master bathrooms that have been completely remodeled, and when they are done there is no tub anymore.

 

[HF Mudd]

3/4 bathroom is a term used by RE Agents. IMO, it is not an appraisal term. Either the bathroom has facilities for bathing or it does not.

 

[Captain Common Sense]

Yep, the MLS is the only place I run into that bath count. The assessors office and data source that I use both say 1, 1.5, 2, 2.5 etc. I used to have Metroscan, Realquest and NDC but I can't remember if any of them use that knucklehead .75 count. So what are they saying, a fully custom tiled steam shower (1.75) is worth less than a fiberglass bath/shower (2.00) insert?

 

[DKAYTES]

Thanks for everyone's input. I would like a little feedback on my approach and if you guys agree.... I have grided the bathroom count as 1.75.5. Further in the text addendum I state that I was requested to grid this bath as a .75 bath per their request. Gave a detailed configuration of the bathrooms with fixture counts, added a blurb about not trying to mislead the intended user(s) and complying to the client's request. No bathroom adjustments warranted, included a copy of the public records of the subject which indicates the bath count 2.5. ( this is the only sticky part). Even included the previous MLS sheet indicating the 2.5 baths, which should support the no bath adjustment. With the detailed description of the bathroom and the only different is the shower vs a bathtub. I don't think I am being misleading here to the intended user(s). The purpose of the report is to convey an accurate description of the subject and how they relate to comparables in the market. No ? I think I have done that while trying to clear the condition. I feel like a politician trying to please everyone here.

Thoughts ?

 

[Captain Common Sense]

You have probably handled it better than I would have. I would have semi-politely told them "no".