How Do You Arrive At Bath Or Bedroom Adjustments?

[Michigan CG]

Recently did a 6000sf house that had 9 full baths and 2 half baths including basement areas. All the comps had 3-4.5 baths. So I considered the extra baths over-improvements and made nominal adjustments +/-1/2 what I would normally consider.

I would have made no adjustment.

 

[Mike Garrett RAA]

Sounds like a super adequacy...9 baths. I agree that there is little need to adjust for the number of bedrooms as that is usually covered by GLA adjustment; however, there could be a functional adjustment needed. That is usually eliminated by comparing apples to apples and oranges to oranges.

Baths are another matter. Paired sales analysis often works.

 

[TRESinc]

aside from the obvious (2br vs 4 or 5br, etc) the only time i have ever found an adjustment for bedrooms in addition to GLA is warranted are condos, at least in my market.

 

[Mr Rex]

I would have made no adjustment.

I would not have if the extra baths added no additional utility, but this was a lake house that likely may have 10-20+ people coming in from the lake and needing to wash up etc. There was also an exterior shower not included in the count.

 

[ucbruin]

I would not have if the extra baths added no additional utility, but this was a lake house that likely may have 10-20+ people coming in from the lake and needing to wash up etc. There was also an exterior shower not included in the count.

Did you check the size of the water heater?

 

[Mr Rex]

Did you check the size of the water heater?

You know I am also a Home Inspector right? 2 tanked water heaters and a tankless unit. I don't think Hot water would ever be a problem...

 

[ucbruin]

You know I am also a Home Inspector right? 2 tanked water heaters and a tankless unit. I don't think Hot water would ever be a problem...

 

[Terrel L. Shields]

. Floor plan, room count, room size, bath count, etc. is more important.

Certainly a strong factor. I sold a house -older well-maintained home in area about 60/40 owner-occupied/rental with 3 bed / 1 bath and all hardwood or tile floors. But when I asked the buyers, yes, they liked the fact the floors were low maintenance and no carpet to replace or shampoo. They liked the idea of only 1 bathroom because it would be that much less plumbing to go wrong.

 

[Mike Garrett RAA]

I did a really nice residence a couple of months ago that had three (3) 100 gallon water heaters. First time I saw that...lots of twos...but three?

 

[Tom Woolford]

Recently did a 6000sf house that had 9 full baths and 2 half baths including basement areas. All the comps had 3-4.5 baths. So I considered the extra baths over-improvements and made nominal adjustments +/-1/2 what I would normally consider.

And how exactly did you determine that 1/2 of what you "normally consider" was accurate, and how do you determine that a blanket "what I would normally consider" is appropriate in this case? The State will want to know.