Client Says Change It To 3 Bedroom. And Call The 4th Br A "study"

[caleb1004]

Help! Just wanting some of ya'lls impressive appraiser feedback here.

My client called and asked me to change a report from 4 bedroom to 3 bedroom because the septic permit only allows 3 bedroom.

Seems simple enough, however, my issue is that it actually HAS a fourth bedroom. The room meets all ANSI requirements for a 4th bedroom (door, window and closet), and it is a separate room.

So i have 4 bedrooms on the grid. I did have a comment that the septic was only good for 3 bedroom, but my question is this: Do we appraise what the SUBJECT IS or what the subject is PERMITTED for ?

The Subject IS a 4 bedroom. The subject is permitted for a 3 bedroom septic.

If i call it a 3 bedroom, then i'm not really telling it like it is.

If i call it a 4 bedroom , then i'm putting client in a bind because its only permitted for 3.

What would you do? thanks for the input , i know i'm probably overthinking this....

 

[Howard Klahr]

How was the property initially built? Is what you are calling a 4th bedroom part of the original structure or has there been an addition?

 

[TRESinc]

sounds pretty simple... based on your post i would call it a 4br.

 

[Ken B]

If the zoning only permitted single family residences, but the owner finished off the basement as an accessory unit and was leasing it out, we couldn't call the property a duplex, could we?

 

[caleb1004]

sounds pretty simple... based on your post i would call it a 4br.

It was built new construction with 4 bedrooms and a 3 bedroom permit.... builder would like to call the 4th bedroom a study....which of course it could be....but it looks much more like a bedroom to me....and fits all the requirements for a bedroom...

 

[graindart]

Does it matter to the typical buyer? What would the typical buyer see it as?

I don't know who this ANSI person is, but do they have a definition for den, office, library, etc?

 

[caleb1004]

Most homes in the neighborhood are new 4 bedroom homes....but there were just a few 3 bedroom, presumably because of the same septic issue... my assumption is that even these "3" bedroom homes are really also 4 bedroom but tagged as 3 bedroom to avert the septic issues

 

[Howard Klahr]

builder would like to call the 4th bedroom a study

Is this new construction?

 

[caleb1004]

yes brand new...just got the c/o ; 2 story with basement; 4 bedrooms above grade.....

 

[Howard Klahr]

yes brand new...just got the c/o ;

How was the property marketed by the builder, 3 bed w/den or 4 bed? Do4 bed homes sell for more than 3 bed w/den?