Bathroom Counts

[DMZwerg]

Hmmmm so I wonder what a bathroom area with stand up shower and separate tub should be called, 1.25 bath?


LOL

Here is a rundown of one master bath suite I have seen:

1 large whirlpool tub
2 separated sink counters (can't recall if both were double-basin or a double & a single)
2 "closet" toilets
2 showers

So, would that be a 2.0+ bathroom since it has Tub/Sink/Toilet + shower + 2nd shower (full around) + 2nd toilet + 2nd sink all in a single master bathroom. Therefore if each additional separate detached fixture is an additiona +0.25 that would be a 2.0 bath bathroom, and if each was given an extra 0.33 that would be a 2.33 bath bathroom! I called it 1 bathroom and went on to explain, just like I did with the other 2 such multiple bath suites in the same property. :icon_mrgreen:

 

[Webbed Feet]

<....snip.....> ................and if each was given an extra 0.33 that would be a 2.33 bath bathroom! I called it 1 bathroom and went on to explain, just like I did with the other 2 such multiple bath suites in the same property. :icon_mrgreen:

Me too. What I might do is use the digits to the right of the decimal point in my sketch to indicate number of fixtures in that bath, and then in my addendum. But back at the SCA grid it's just one bath regardless of the extra fixtures. The reason is if I've done my job right the comps are of the same level of quality and also often have extra fixtures in their master bathroom suites and other baths. Attempting to prove extraction for a "per fixture" "market" adjustment in those situations is a fools claim of extraction I've never seen possible to do. The cost approach is a different matter. What is the market value of a Bidet next to the toilet? Ya got me!

 

[CANative]

If a house has one 1/2 bath (sink and toilet - i.e. powder room) then I simply list the full bath(s) and the 1/2 bath (1.5 or 2.5 or 3.5). If there are two or more 1/2 baths I use letters - 1f/1h or 2f/2h or 4f/3h, etc.

If a bathroom has a tub and a shower it's still a full bath and nothing more. I'm just not going to get into a fixture adjustment can of worms.

And if a house has two full baths with two tubs and no shower I might start thinking about the application of an adjustment for functional osolesence. Men don't take baths. They take showers.

 

[DKAYTES]

Thank you all for the different points of view... It is certainly a regional issue of labeling of the bathrooms. The bottom line is describe the bathroom configuration in the addendum and the reasoning for the 1.75.5 on the grid. I'm not giving credit for the fixtures, just used the fixture counts in the addenda to illustrate to the intended user there is no difference in value in the market for a bath with a shower only vs. one with a tub. I think the stip is ridiculous. I've done my job with the diligence required and not to be misleading to the intended user while trying to satisfy this condition. Again, this is the first time something like this has come up. Let's take it in the opposite direction as DMZ pointed out... is there a 1.25 bath if the property has a shower, a separate tub, sink and toilet ? Does the market dictate that? I doubt it. Make all things equal and the answer is no. A bathroom in this market area with a facility to bath, is a full bathroom.

The conditions and stip some of these AMC's have these days... This is why think AMC, lenders etc, need to have people locally do the reviewing, they might have a better sense of the regional areas, not necessarily the local markets, but what is customary on the east coast vs. the west coast is not necessarily the same - part of geographical competence... Here in the east we don't call a toilet only a " water closet", it's a toilet, typically found in the basement of an older row home in Philly. if it is just a toilet with no sink, it's usually an unfinished basement. What is the contributory value there....usually nothing

 

[Pittsburgh Pete]

Thank you all for the different points of view... It is certainly a regional issue of labeling of the bathrooms. The bottom line is describe the bathroom configuration in the addendum and the reasoning for the 1.75.5 on the grid. I'm not giving credit for the fixtures, just used the fixture counts in the addenda to illustrate to the intended user there is no difference in value in the market for a bath with a shower only vs. one with a tub. I think the stip is ridiculous. I've done my job with the diligence required and not to be misleading to the intended user while trying to satisfy this condition. Again, this is the first time something like this has come up. Let's take it in the opposite direction as DMZ pointed out... is there a 1.25 bath if the property has a shower, a separate tub, sink and toilet ? Does the market dictate that? I doubt it. Make all things equal and the answer is no. A bathroom in this market area with a facility to bath, is a full bathroom.

The conditions and stip some of these AMC's have these days... This is why think AMC, lenders etc, need to have people locally do the reviewing, they might have a better sense of the regional areas, not necessarily the local markets, but what is customary on the east coast vs. the west coast is not necessarily the same - part of geographical competence... Here in the east we don't call a toilet only a " water closet", it's a toilet, typically found in the basement of an older row home in Philly. if it is just a toilet with no sink, it's usually an unfinished basement. What is the contributory value there....usually nothing

Here abouts we call them a "Pittsburgh potty"--had one removed from my older house in the '80's--the next decade or so brought three daughters to our one bath house before we moved to a 3 bath house--would have killed to have the basement toilet back. Don't think value is reflected in the market but personally it would have been a total bonus.

 

[Mr Rex]

So how much adjustment for a jetted tub verus 1)a garden tub or 2)regular sized tub? Does a jetted tub count as .05 of a bath in the bathroom Dewey Decimal system you guys have created?

 

[DKAYTES]

"Pittsburgh potty"

" Potty" This is a term I've only used with my kids were younger !!

More importantly, goes to show you how we much disclose or discribe these properties because of some reviewer's point of view.m2:

Thanks again for all of the input ! I knew I wasn't loosing my mind.

 

[Pittsburgh Pete]

" Potty" This is a term I've only used with my kids were younger !!

More importantly, goes to show you how we much disclose or discribe these properties because of some reviewer's point of view.m2:

Thanks again for all of the input ! I knew I wasn't loosing my mind.

My motto has always been "if there is doubt, spell it out!" Consider your audience!

 

[DMZwerg]

If a house has one 1/2 bath (sink and toilet - i.e. powder room) then I simply list the full bath(s) and the 1/2 bath (1.5 or 2.5 or 3.5). If there are two or more 1/2 baths I use letters - 1f/1h or 2f/2h or 4f/3h, etc.

Auch.

( German for "I do that also" not as in spelling "Ouch" incorrectly )

 

[DMZwerg]

Here in the east we don't call a toilet only a " water closet", it's a toilet, typically found in the basement of an older row home in Philly.

Actually, the trend I am referring to in toilets is to have a bathroom with a small "toilet room" off of it, aka a small room the size of a closet with just the toilet in it. You see this in some hotels and it has been a trend in some of the more upscale homes, and in some cases they may have a "his & hers" toilets each in a separate room off the main bath that for all intensive purposes resembles a very small walk-in closet except there is a toilet in it (sized to about that of a public toilet stall). First time I saw one I chuckled at the thought that we are now back to having "water closets" indoors again. :laugh:


I have seen free-standing toilets in the middle of a basement too ... they tend to add no value.