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

[timd354]

If the reviewer worked for you, would you tell him/her to rescind the revision request?

Absolutely. I would also have a discussion with the reviewer about the propriety of the request in the first place. The reviewer should not be trying to dictate to the appraiser that a 4 BR home should be reported as a 3 BR home. If the C/O was issued showing approval for a only 3 BR house (or there was no C/O and there was only the 3 BR septic permit), then there would be a HBU issue and I would have a discussion with the reviewer of how to properly communicate with the appraiser regarding that issue.

 

[ucbruin]

Absolutely. I would also have a discussion with the reviewer about the propriety of the request in the first place. The reviewer should not be trying to dictate to the appraiser that a 4 BR home should be reported as a 3 BR home. If the C/O was issued showing approval for a only 3 BR house (or there was no C/O and there was only the 3 BR septic permit), then there would be a HBU issue and I would have a discussion with the reviewer of how to properly communicate with the appraiser regarding that issue.

I applaud your consistency on this....
Good for you....

 

[Dublin ohio]

It was built new construction with 4 bedrooms and a 3 bedroom permit

Are you referring to septic permit, building permit or both

 

[RSW]

The OP stated that the builder marketed the subject property as a 3 BR home. The health department has approved a septic tank for a 3 bedroom home. The thing that is out of line is that the C/O shows a 4 BR home. I think the building inspector may have made a mistake and this should be corrected in the paper work.

I do many appraisals in Sevier County, TN where there are log homes on septic tanks. They may be approved for only 2 bedrooms, but there are rooms in the basement that are used as bedrooms. They are not marketed as bedrooms, but it is clear that they are intended to be used as bedrooms. Most of them are overnight rental cabins. I only use the BR count approved by the health department and comment on the rooms in the basement.

 

[DWiley]

I used to deal with this issue a lot in the rural/suburban areas around Nashville. Sorry, I don't play games. I cannot simply "change" what a home actually is. If it is designed and built as a four bedroom home, that is what it is and what I report. Reporting it as anything else would be inaccurate and misleading. Of course, one would also have to address the impact of the septic tank permit, but the home is what it is. The number of bedrooms present does not depend on a piece of paper held by the health department.

 

[Mr Rex]

I've been in houses with a hospital bed in the Living Room due to a recent stroke etc of one of the residents. Does that make the Living Room a Bedroom?

 

[Mike Garrett RAA]

I think you guys would argue the earth really isn't round. If it is a 4 bedroom then it is a 4 bedroom and to call it anything else is misleading. Said for the second time.

 

[Howard Klahr]

The local municipality issued a C/O for the subject property as a 4 BR home, thus it is a legal 4 BR home, case closed.

I object Counselor. Facts not in evidence.

If it is a 4 bedroom then it is a 4 bedroom and to call it anything else is misleading. Said for the second time.

Everyone is running around with different "facts" Let's all get set on some issues first
1) The property is NOT a 4 bedroom home.

The room meets all ANSI requirements for a 4th bedroom (door, window and closet), and it is a separate room.

But ...

The subject is permitted for a 3 bedroom septic.

It seems that the only one calling it 4 bedrooms is the appraiser, as it turns out there are repercussions to doing this ...

marketed as 3 bedroom by builder....buyers understand this

2) A certificate of Occupancy does NOT state bedroom /Bath count on the document, it doesn't state size or anything else but the address/legal description as appropriate.
3) The OP took it upon themselves to designate a room that was not stated buy the builder, understood by the buyers and while not actually stated, most likely is not noted as a bedroom on the actual architectural plans as a bedroom. The only person stating that the subject is a 4 bedroom is the appraiser and they did so because that is what they felt it should be not what it was permitted to be.

 

[Mr Rex]

Good read:

... you should consider several factors in making your determination. First, if the home has a septic tank, the home must comply with the septic permit issued by local authorities. If the home is only permitted for two bedrooms, you cannot list it as having three or more bedrooms.

http://www.wsrar.com/wp-content/uploads/2013/05/What-Constitutes-a-Bedroom.pdf

 

[Mr Rex]

2) A certificate of Occupancy does NOT state bedroom /Bath count on the document, it doesn't state size or anything else but the address/legal description as appropriate.
.[/QUOTE]

It does here.