Half bath in attached garage

[mp2277]

Walk out of the kitchen, immediately to the right is a half bath, same amenity and finish as the inside baths, shares common wall with the kitchen. I did not count it as GLA, however I did include it in bath count as I feel it is a value indicator to a perspective buyer. I have a hard time hearing a buyer say "well that bath doesn't count because I have to walk through the garage door to access it". There 2 full baths on entry level and one in the basement. A reviewer is insisting that I remove it from room count and adjust accordingly. I think they are FOS. I am interested in your opinions. Thanks in advance. BTW this is a vacant foreclosure and the purpose is to determine listing price.

 

[CANative]

I would have included it in the garage cell or a separate cell now that the UAD doesn't allow custom things in the garage line.

It's an amenity separate from the living area.

 

[J Grant]

Reviewer is correct imo....half baths or baths that do not have interior access should not be counted in main dwelling area bath count.

Discuss and dic lose the garage half bath in narrative, and write that it might positively impact marketability and appeal, but dont' count it in bath count.

If you feel (why?) that a prospective buyer might value it, reconcile to higher end of range perhaps.

 

[Walter Kirk]

If its not located in the GLA it does not belong in the room count. This is not to say that it doesn't have value.

 

[Lee Lansford]

The half-bath is not included in the bathroom count.

Report it elsewhere and adjust as appropriate.

 

[VolcanoLvr]

Ditto previous responders. No sense repeating what they said.

 

[Mile High Trout]

The reason being is because it could be better noted as a seasonal bath, etc.

Either it has acceptable build so that garage now has less space, and the bath is GLA area, or it's just an add in to the garage area, and is not countable per normal GLA space.

In Colorado when you try something like that, you get frozen pipes in the winter. I've seen a few out of GLA baths, and they always have winter shut offs and what not because they can't be in use in the winter. Same for quirky items like laundry attaches in the garage and such for a washbin, etc.

Either it's properly permitted as GLA, or it's not. Follow the county GLA statement if possible. Count alongside that. Adjust bath as a quirky individual line item or something. It's probably the same value, just break it out to keep the reviewers happy. Well, for functional, it's a buyers preference item with possible reduced contribution. But that's only a grand or two at most anyways.

I'm putting a bathroom in my garage today. That's exactly what I need! And I want the full caveman suite deal. No girls allowed signs, standing urinal addition, commercial grade sink, and something else... Rock and roll! Needs a radio, and toss in a tube tv in there also. And beer cooler, don't forget the beer cooler. We'll pass on the mirror, thank you very much.

 

[J Grant]

I have no idea why owners think putting oddball stuff like this in a house adds value, but that's their business...why do appraisers assume it adds value? Ask area RE agents how many buyers come in their office wanting a house with a half bath in the garage. I bet most would answer "zero"

 

[LordofTexas]

Now that you know where to adjust it, be sure you put the Comp on there that is just like it so that you can bracket the amenity/adjustment. And yes, no need to thank me; you're welcome for the trouble.

 

[CANative]

I have no idea why owners think putting oddball stuff like this in a house adds value, but that's their business...why do appraisers assume it adds value? Ask area RE agents how many buyers come in their office wanting a house with a half bath in the garage. I bet most would answer "zero"

Some like to work in their yard or on cars in the garage.