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

[Mr Rex]

i make a point to ask what the septic is permitted for and report the property as such. Many lake front properties here are permitted for 3 BRs and have 3 above grade BRs and 3 below grade (if not more) Since several RE agents have been sued and lost for misleading advertising when reporting the houses as more BRs than permitted it is a recognized issue. So now the MLS says 3 BR, and 4 undesignated rooms etc. Short hand for 4 unpermitted BRs as far as septic capacity. Funny to see a 6500sf with 3 BRs and 8 baths, but not uncommon because of the 3-4 "undesignated" rooms.

FWIW, its not uncommon for these "undesignated" rooms to have several sets of twin over full bunk beds that can sleep 3 per bunk and some have 4 bunks in one room. Rental flyers say 3 BR home, sleeps 25...

 

[The Bob]

123456

 

[caleb1004]

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?

marketed as 3 bedroom by builder....buyers understand this but i'm sure they also "SEE" the 4th bedroom and are happy about it...it could have even been a factor in their decision, most people don't care what the septic is permitted for,they just want their 4th bedroom available...they will use it as a 4th bedroom and never tell the city...

 

[Howard Klahr]

most people don't care what the septic is permitted for,they just want their 4th bedroom available

You didn't answer the question, do 4 bed homes sell for more than those that are 3 bed w/den?

 

[caleb1004]

marketed as 3 b/r ; however, i'm sure the buyers were aware of the 4th bedroom....would you think that would play into their buying analysis?

 

[Howard Klahr]

.would you think that would play into their buying analysis?

Its not about what I think. You came here asking a question and I am trying to get all of the pertinent facts to help walk you through the thought process. The property is in your market area for which you collected the data.

You have yet to explain why you felt the need to describe a property as a 4 bedroom home when it was marketed as a 3 bedroom home with a den by the builder and is only permitted for 3 bedrooms due to the size of the septic tank. Now once again, do 4 bedroom homes sell fro more than 3 bedroom homes with a den?

 

[Dublin ohio]

Had one in neighborhood near me where it was a new build ranch. Septic only approved for 2 br. Builder included 3rd bedroom. When inspector came for co. He made the builder remove 1 wall and closet so it only functioned as 2 bedroom with a large living room

 

[Vermonter]

In your case I would call it a 3 bed with "study", but would not make an adjustment to 4 bedroom comps. Unless you could extract a market reaction to the septic design (which could be the case with the other 3 bedroom homes in the neighborhood).

In my experience, once a septic is in and functioning, buyers could care less how many bedrooms it's permitted for.

 

[Evincere]

Why do they permit septic tanks based on Bedroom and not Bathroom counts. Regardless of how a bedroom is used or who uses it for what...as a den, study or bedroom. People don't use Bedrooms to poop in....at least, I hope not.

 

[Renee Healion]

Here the health districts issue Permits to Discharge to Septic.In order to operate under a standard I check with the sanitarian at the health district to see what the permit says. If use is permitted for 3BR and you call it 4BR you could be liable. Don't be fooled by homeowner use of a room; they could be violating the permit. It matters in a sale. Agents are now quite careful about bedroom count after some were sued for misrepresenting the property.

edit: Like Rex I see obvious ones at lakes. One was three storeys of living area with ONE bedroom reported. Photos of beds in several bedroom-looking rooms but the agent and seller were very careful to report one bedroom. Sanitarians have power and can shut the property down and compel changes, besides the liability from buyers whose use overwhelms the system so they sue.