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

[Howard Klahr]

If you say so! The house is legally permitted to have 3 bedroom.

Hello JGrant, Earth to JGrant come in please. The OP as the appraiser called the subject a 4 bedroom property and apparently due to the septic permit did so incorrectly. Your reading comprehension is causing you to once again not understand the facts.

Perhaps if it were my appraisal,

We should all only be so lucky

What is the correct number of occupants for a bedroom?

Go read the local codes. i'm quite sure it is quite clearly spelled out in detail

 

[J Grant]

A study can have a closet. Some do, however often they do not. What differentiates a bedroom from a den? Septic permits aside, since many homes are on sewer , what makes a room a den vs a bedroom?

TYPICALLY, in most markets, it is the whole package, placement in the floorplan as well as finish, privacy, etc. It's not just about a closet or any one thing, but a number of factors in total results in a room that looks, feels and functions more like a den, or more like a bedroom ( and thus is market accepted as such))

A bedroom is expected by buyers to have easy access to a bath, location away from noise and egress of common area rooms, a door that fully closes for privacy, and modern expectation is for a closet. ( and a window). Whereas a den is often located near the front or perhaps a rear kitchen area wing of the house, aka near common area rooms. It often has an open fourth wall, or partly open wall, or french doors. It may have a closet, but often does not have one.

 

[Howard Klahr]

Septic permits aside, since many homes are on sewer

Obviously not in the case of the subject property.

TYPICALLY, in most markets

Is NOT relevant. All that matters is what is occurring in the subject market

 

[Amy Perkins]

I heard an appraiser got in trouble for not stating something was being used as an elderly facility in a residential neighborhood. This is why I said to call it an office being used as a bedroom. Cover yourself and just report the facts.

 

[djd09]

What is the correct number of occupants for a bedroom?

1.66.

 

[Mike Garrett RAA]

Perfect time for a Garrettism......"it is what it is and you can't make chicken soup out of chicken poop!". If it is a four bedroom residence calling it a 3 bedroom is misleading. I think you said there are other 4 bedroom residences in the neighborhood so it must not be too much of an issue.

 

[timd354]

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".

How did everyone miss the following from post 9? just got the c/o ; 2 story with basement; 4 bedrooms above grade...

If the building inspector for the local municipality issued a C/O for a 4 BR home, then what is the issue? The local municpal building inspector has determined that the subject can legally be occupied as a 4 BR home, so why would the appraiser argue with that official determination?

 

[timd354]

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.

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. (See post 9, in which the following is stated: just got the c/o ; 2 story with basement; 4 bedrooms above grade...

 

[Terrel L. Shields]

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.

We deal with this all the time in Bella Vista Village. The house plans have to be submitted and it is the architect who labels the rooms, therefore the configuration is what the architect says and if you over state that then you are taking on this liability not the bank nor the owner. Ask for the plans or the sewer plan - most planning departments in septic subdivisions have them. Use whatever they use and call it whatever they call it. If the homeowner uses it has a fourth bedroom and the sewer plugs up, its on the owner, not the Realtor, not the appraiser, not the bank.

 

[Dublin ohio]

so why would the appraiser argue with that official determination?

Because there is a conflicting official determination