FNMA bedroom definition

[Zoe]

BTW, I have seen people use rooms with no window for a bedroom. There was only one way in and one way out. That is not a bedroom. That is asking for trouble for whoever sleeps in there.

 

[Zoe]

BEDROOM;
Entrance: A bedroom needs at least two methods of egress, so it should be accessible from the house (commonly through a door), and then have one other exit (window or door).
Ceiling Height: A bedroom ceiling needs to be at least 7ft tall. It’s okay if some portions of the ceiling are below this level, but at least 50% of the ceiling needs to be a minimum of 7ft in height. (R305.1).
Escape: A bedroom must have one other method of egress beyond the entrance point. A door to the exterior works as an exit point, and so does a window. According to the International Residential Code, a bedroom window can be between 24 and 44 inches from the floor, and it needs at least 5.7 square feet for the opening, and it must measure no less than 24 inches high and 20 inches wide (R310.1).
Size: The room should be at least 70 sq. ft., and more specifically the room cannot be smaller than 7 feet in any horizontal direction

B4-1.3-05, Improvements Section of the Appraisal Report (09/06/2023)

This topic contains information on reviewing the Improvements section of the appraisal report form, including:

www.fanniemae.com

Gross Living Area:
For consistency in the sales comparison analysis, the appraiser should compare above-grade areas to above-grade areas and below-grade areas to below-grade areas. The appraiser may need to deviate from this approach if the style of the subject property or any of the comparables does not lend itself to such comparisons. For example, a property built into the side of a hill where the lower level is significantly out of ground, the interior finish is equal throughout the house, and the flow and function of the layout is accepted by the local market, may require the gross living area to include both levels. However, in such instances, the appraiser must be consistent throughout the appraisal in his or her analysis and explain the reason for the deviation, clearly describing the comparisons that were made.

B4-1.4-14 https://www.fanniemae.com/content/guide/sel011713.pdf
A level is considered below-grade if any portion of it is below-grade—regardless of the quality of its finish or the window area of any room. A walk-out basement with finished rooms would not be included in the above-grade room count.
Appraisers may deviate from this approach if the style of the subject property or any of the comparables does not lend itself to such comparisons. However, in such instances, the appraiser must explain the reason for the deviation and clearly
describe the comparisons that were made.

Egress Window Requirements | IRC Code for Fire Safety

Egress window requirements ensure that homes meet the International Residential Code for fire safety exits in basement level living spaces. Read more here.

www.egresswindows.com

IRC 2015 Egress Window Requirements
The bottom of the egress window opening can’t exceed 44” from the finished floor.
The minimum opening area of the egress window is 5.7 square feet.
The minimum egress window opening height is 24” high.
The minimum egress window opening is 20” wide.
The egress window must have a glass area of not less than 8% of the total floor area of room(s) for which it is servicing, to allow the minimum amount of sufficient natural light. *
The egress window must have a opening area of not less than 4% of the total floor area of room(s) for which it is servicing, to allow the minimum amount of natural ventilation. *
* Multiple windows can be used to service a single area where one window does not meet these percentages of total floor area. As long as the totaled amounts from this combination of windows meet or exceed the 8% for natural light and 4% for natural ventilation.

a basement room with only a door can NOT be a bedroom by definition.

Absolutely. A large child should be able to get out or rescuer should be able to get to whoever or whatever sleeps in that room.

It's a safety issue.

Very good post.

We all need a little sunshine. It is one of the best sources for vitamin D. It can cause skin cancer, so don't get too much of it without sunscreen. My point is the requirements you posted are not arbitrary. They are for the inhabitants own good.

 

[Fernando]

I was watching HGTV program in which a 1 bedroom home had it's partly below grade basement converted into a 2nd bedroom, bath, and small room.
If using ANSI, that beautifully remodeled "basement" would not be included in total gross area even though market likes it.
ANSI sure makes appraising complicated.

 

[Dublin ohio]

If using ANSI, that beautifully remodeled "basement" would not be included in total gross area even though market likes it.

If the market "likes" it. Prove it just like you were supposedly doing before ANSI was adopted.

Fernando sure makes appraising complicated.

Fixed it

 

[Fernando]

If the market "likes" it. Prove it just like you were supposedly doing before ANSI was adopted.

Before I would include the gross area and call it a 2 bedroom home after remodeling which the market sees also.

Fixed it

Now ANSI tied appraiser's arms and has to appraise calling the home a 1 bedrm home with a separate line for the below finished rooms.
Are you saying ANSI doesn't make it more complicated?

 

[Dublin ohio]

Are you saying ANSI doesn't make it more complicated?

Yes. Before ANSI it was a 1 bedroom home with a finished "basement". Still is.

 

[Dublin ohio]

Before I would include the gross area and call it a 2 bedroom home after remodeling which the market sees also

And you compared it to.............

 

[Fernando]

Yes. Before ANSI it was a 1 bedroom home with a finished "basement". Still is.

Before it was appraisers call in how the finished "basement" flowed into the floor plan and whether it could be included in total gross area. Now appraisers have no say.

 

[sputnam]

The day before the ANSI mandate took effect and the day after the ANSI mandate took effect.... it was exactly the same property. Nothing about ANSI changes that. In Nando's example, it was a 1 bedroom dwelling with a basement before... and and 1 bedroom dwelling after. ANSI does not impact the way the market (Buyers and Sellers) views the property. It standardized the way that appraisers are supposed to describe the dwelling. And NO.... it was never simply the appraiser's call. Portions of the dwelling which had floors that were below the level of the ground ouitside were already supposed to be called 'basements'... per the Fannie definition of GLA.

 

[Carnivore]

I wonder if I can use your criteria in limiting large number of family members in renting my units in the future.
Less people, less wear and tear.

It''s not MY criteria. So keep me out of your discrimation policies.