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

[Howard Klahr]

Why do they permit septic tanks based on Bedroom and not Bathroom counts.

Because the number of occupants is not based on the number of bathrooms

 

[jay trotta]

Uh ohh, this does not look good

 

[Tom4value]

You must call it a three bedroom because that is what it can legally be (remember your tests for HBU). I would definitely explain in your report why you are calling it a 3 bedroom.

 

[Dublin ohio]

The subject is permitted for a 3 bedroom septic

Legally it can only be used a 3 bedroom home. Call it a 3 bedroom based on legal use. You cannot control what someone uses the additional room for. Why take on the extra possible liability due to septic failure. In my markets. I do not call a basement room a bedroom unless it has an egress window. Not legal use without one. Fire safety issue. I call it a bedroom without egress window. Fire happens. No escape from basement room I called bedroom without egress. Someone injured. "Your honor. The appraiser called it a bedroom".

 

[J Grant]

what does a higher price for a 4 bedroom vs a 3 bedroom and den, have to do with a septic permit? The permit office grants a permit for x# bedrooms or baths ( whatever their criteria is)

Sounds like from what has been posted by OP , (since we did not see the hourse) builder got a septic tank permit for 3 bedrooms, built a house with 3 bedrooms and a fourth room which looks like/functions like a 4th bedroom? Yet the subject floorplan/marketing staties 3 bedrooms?

. Is that fourth room set up as a den, or is it set up as a bedroom? Or a flex room that can be either?

With a permit for 3 bedrooms, legally this house is a 3 bedroom house with a fourth room intended as a den, but it may be finished in a bedroom like manner ( door and closet). We can only describe what exists. We can't fudge the truth to make their deal work. If UW has a problem with a fourth room that is functional as a bedroom yet is labelled a den, let them call for builder to modify that room to make it more like a den and less like a bedroom. We can only describe what exists.

 

[Howard Klahr]

but if it is finished with a closet,

Because closets determine room function, NOT

If UW has a problem with a fourth room that is functional as a bedroom yet called a den, let them call for subject to builder knock out a partial wall to make that fourth room a true den.

So where exactly are the regulations that require dens to have any particular walls knocked out to be labeled as a den?

Why does it become our burden if a builder is out of compliance with permits.

It is a burden on the appraiser if they mislabeled something that violates the permitted use of the property. As it turns out is was the the appraiser that took liberties and not the builder. And yes when that occurs it is the burden of the appraiser to correct their mistake.

what does a higher price for a 4 bedroom vs a 3 bedroom and den, have to do with a septic permit?

Clearly you don't understand the issue, so lets see if the OP will come forth with the actual data, but several have already posted with what the issue is

 

[J Grant]

Because closets determine room function, NOT

Did I say closets determine room function? NO. Stop putting words in my mouth. A closet is typical of and expected in a bedroom, which is why I mentioned it..what makes this room more like a bedroom vs a den in function and to buyer expectation?

So where exactly are the regulations that require dens to have any particular walls knocked out to be labeled as a den?

Did I say there is a regulation that requires a den to have any particular wall knocked out to be labeled as a den? NO. Stop putting words in my mouth.

But if you tour builder homes as well as existing homes, rooms that are counted as dens by builders, RE agents, and are market accepted as dens, TYPICALLY have an open wall or part open fourth wall and/or french doors, rather than a closed smaller door of a fully closed fourth wall typical of a bedroom .

It is a burden on the appraiser if they mislabeled something that violates the permitted use of the property. As it turns out is was the the appraiser that took liberties and not the builder. And yes when that occurs it is the burden of the appraiser to correct their mistake.

Since we did not see the house ...we don't know if appraiser mis labelled that fourth room, or if the builder built a four bedroom house but only got a permit for 3 bedrooms. I still can't understand the relevance about price vs many bedrooms were permitted.

Clearly you don't understand the issue

?? If you say so! The house is legally permitted to have 3 bedroom. Yet the configuration is of a 4 bedroom home, at least per OP. To be compliant with permit, the fourth room can be labelled a den (or study) But still, what physically exists, exists. It sounds like the builder built a 4 bedroom floorplan, got a 3 bedroom permit, and now lender wants appraiser to call the 4th room a den or study to be in compliance with permit. Which is one way to solve the problem.

Perhaps if it were my appraisal, I might have called that fourth room a flex room because it is not permitted as a bedroom, however per the way it is configured could be used as a bedroom.. Hard to make those kinds of calls sight unseen over the internet.

 

[Evincere]

Because the number of occupants is not based on the number of bathrooms

What is the correct number of occupants for a bedroom?

 

[Sid Holderly]

There are several areas where bedrooms are limited by septic field size and many have an extra room (bedroom, den, library, computer room) and some have regular doors others double doors and some just framed openings waiting for a door. A regional sewer service now covers the area and all those extra rooms can now be marketed as bedrooms. Does this change value, not in this area. Sometimes 2 bedrooms sells for more than 3 and 4 because it is a retirement area. Search the stats for the market and report what is legal. RE agents do all kinds of things to puff their listings, know your area.

 

[Amy Perkins]

In order to value it as a four bedroom, it must be legally permissible. Therefore, it is only legal as a three bedroom. They don't have legal permission from the government to call it a four bedroom, so it must be something else. Not sure if four bedrooms are worth more in your market, but I would not give it additional value as a four bedroom if that were the case. In my market, it seems like the GLA is what matters. I don't understand why a study can't have a closet. Is a pantry a closet? What about a hallway with storage under the stairs, is it too now a bedroom? There could be a closet anywhere and it doesn't mean it is a bedroom. I have seen mansions with just two bedrooms and all kinds of other rooms. If there is a bed in it, just label; Office being used as a bedroom.