FHA Basement Egress Issue

[CANative]

It's a finished basement that the property owners is currently using for bedrooms. Do not include in the above grade living area. Value it as a separate property feature based on market reaction.

What's the big deal?

 

[Verne Hebert]

The discussion is: Should the non-compliant egress windows be deemed non-compliant bedroom windows, and a "repair" (i.e. install compliant windows) be noted in the appraisal report.

And the discussion, apparently, because the bedroom(s) are in the below grade area, is (are) exempt from the necessity to be compliant.

 

[AnonApprsr]

There is no such thing as a bedroom below area without proper egress. It's not a bedroom because there is no egress. It's not a bedroom that needs a repair, it's just not a bedroom. Imho.

 

[Scott R Marshall]

I'm glad to see we're all in agreement. Anyway, the way in which I handled it was to show what I had in the report, made a comment that as the windows did not meet FHA/HUD guidelines to "qualify" as bedrooms they were not counted as bedrooms, separated it out as below grade area, determined contributory value and adjusted as necessary as a separtate line item, labelled them as "rooms" on the building sketch and included a bunch of photos.

 

[AnonApprsr]

Well I think at least you and I are in agreement. That's exactly how I handle the situation.

 

[Atlanta CG]

I can imagine it now in the courtroom:
Attorney: Mr. Appraiser, did you see a bed in that finished room in the basement?
Appraiser: Yes, but it was not a bedroom.
Attorney: Mr. Appraiser, was there a closet in that room?
Appraiser: Yes, but it was not a bedroom
Attorney: Mr. Appraiser, did you see clothes in that closet?
Appraiser: I do not recall, but that was not a bedroom.
Attorney: Mr. Appraiser, did you notice that the bed had sheets and pillows and that it appeared as if someone were sleeping in it?
Attorney: I do not recall, but that was not a bedroom.
Attorney: Mr. Appraiser, did you note that the window in that room did not meet current code requirements?
Appraiser: I did not check since that room was not a bedroom.
Attorney: Mr. Appraiser, in your research, did you note other homes with finished basements that used a room as a bedroom?
Appraiser: No since the room in my subject was not a bedroom.
Attorney: So, Mr. Appraiser, since you ignored the bed, the closet, the clothes in the closet, the sheets and the pillow on the bed, and called it a Den, then you should not be responsible for the unfortunate circumstance of the death of the child in that room last night?
Just saying......

 

[Vermonter]

I can imagine it now in the courtroom:
Attorney: Mr. Appraiser, did you see a bed in that finished room in the basement?
Appraiser: Yes, but it was not a bedroom.
Attorney: Mr. Appraiser, was there a closet in that room?
Appraiser: Yes, but it was not a bedroom
Attorney: Mr. Appraiser, did you see clothes in that closet?
Appraiser: I do not recall, but that was not a bedroom.
Attorney: Mr. Appraiser, did you notice that the bed had sheets and pillows and that it appeared as if someone were sleeping in it?
Attorney: I do not recall, but that was not a bedroom.
Attorney: Mr. Appraiser, did you note that the window in that room did not meet current code requirements?
Appraiser: I did not check since that room was not a bedroom.
Attorney: Mr. Appraiser, in your research, did you note other homes with finished basements that used a room as a bedroom?
Appraiser: No since the room in my subject was not a bedroom.
Attorney: So, Mr. Appraiser, since you ignored the bed, the closet, the clothes in the closet, the sheets and the pillow on the bed, and called it a Den, then you should not be responsible for the unfortunate circumstance of the death of the child in that room last night?
Just saying......

Appraiser: No.

I love these stories...by this same logic, we could be responsible for the death of a family because there is no garage door opener with automatic CO detector and you didn't tell them not to park a car in there?

 

[Fritz in NY]

Finished basement, period. Who care's about a fire now?

 

[Mr Rex]

4150.2 3.3.B

B. BASEMENT BEDROOMS, BASEMENT APARTMENTS
As a rule basement space does not count as habitable space. If the bedroom does not have proper light and ventilation, the room can not be included in the gross living area. The following requirements apply to the valuation of below-grade rooms:
o The windowsill may not be higher than 44 inches from the floor.
o The windowsill must have a net clear opening (width x height) of at least 24 inches by 36 inches.
o The window should be at ground level; however, compensating factors may allow less.
In all cases, use reasonable care and judgment. If these standards are not substantially met, the basement area cannot be counted as habitable space.​

 

[Michigan CG]

What Rex said.........and I would recommend every appraiser have a copy of ANSI.