Is it a bedroom or not?

[bnmappraisal]

is the sun room the same level of finish as the rest of the house? Is it heated and/or air conditioned?

(my bold) I run into this often enough in my market with enclosed porches. I always explain to the client that even though it may be heated/cooled, the caveat is if it is finished similar/the same as the rest of the house. Does it feel like you're walking into a "sun room" (in the OP's case) or does it feel like you're walking into another room/bedroom in the house?

 

[George Hatch]

If the assignment is to provide an opinion of MV then the value conclusion is intended to reflect the actions of the typical buyers. Not the lenders.

All RE is local. So if the typical buyers would treat the enclosed patio or sunroom or shed as an extra bedroom and if they are valuing the feature that way then it doesn't much matter how you label the room. The market participants value that feature regardless of what a broker or appraiser calls it.

It doesn't make any difference if you apply the $15k adjustment on the bedroom line or on one of the other lines below; the adjusted value comes out the same.

 

[glenn walker]

If the assignment is to provide an opinion of MV then the value conclusion is intended to reflect the actions of the typical buyers. Not the lenders.

All RE is local. So if the typical buyers would treat the enclosed patio or sunroom or shed as an extra bedroom and if they are valuing the feature that way then it doesn't much matter how you label the room. The market participants value that feature regardless of what a broker or appraiser calls it.

It doesn't make any difference if you apply the $15k adjustment on the bedroom line or on one of the other lines below; the adjusted value comes out the same.

Now Sheds are Bedrooms ? George I know it's the weekend but lighten up on the Jack : ) LOL

 

[Tim Hicks (Texas)]

It is what it is. Maybe the sun room value will offset the value of the two bedroom adjustment. Who knows?

 

[Fernando]

I'm doing a refi and I need my house to appraise at 250K (zillow has it at 259K) . Turns out the house right next to me was sold within the last 6 months for 250K. Houses are very similar except that house is listed as 3 br, 1 ba and mine is 2br, 1 ba. However, before I bought my house, a sunroom was added. According to this article: http://sacramentoappraisalblog.com/...ements-for-a-room-to-be-considered-a-bedroom/ my sunroom meets all the criteria for a bedroom, thus technically making my house also a 3br, 1 ba house. My goal is to have my house appraise for 250K so I can get the 200K refi mortgage. My question is how much of a chance is there for the appraiser to recognize my sunroom as a bedroom so my house can be viewed like my next door neighbor's house, as a 3br, 1 ba house? Or despite meeting the criteria, will I end up being out of luck?

When I appraise someone's property, homeowner would mentioned about the house across street how much better their house is. If you saw your neighbor's house, you know if the next door comp is comparable to your house. if you were the buyer of your house, how do you feel about your sun room as a 3 bedroom in terms of functionality and workmanship. If you can't be objective since you already want an appraisal at least $250,000, the appraiser will be objective for you.

 

[J Grant]

There''s a lot more that goes into the total appraisal value than just bedroom count- overall floor plan, condition, upgrades . The key is one bath - in a 3/1 house, the one bath is a deficiency where most buyers expect a 3/2. - And a 2/1 suffers the same one bath servicing all occupants, but one bath was typical of certain era houses, so if typical for a neighborhood buyers accept it. But a third bedroom, aka a real bedroom does add utility so compared to same size 2/1, appraiser often make an adjustment for the third bedroom - They would also adjust for a sun room vs non sun room so can't have it both ways and often the positive amenity of sun room contributes to a higher adjustment than the one made for the third bedroom ( depending on construction. size and quality of sun room of course ) .

Most appraisers will not consider a sun room a bedroom so putting in a wardrobe won't matter. Most sun rooms are in awkward location for a bedroom and lack same construction quality and insulation. (and some lack a permit too ) And if appraiser counts it as a bedroom, they can not double count it as a sun room - it could have more contributory value as a sun room overall.

 

[EddieB]

She needs $52K cash out to remodel -NOT PMI :

I don’t think refiman is a she

 

[Mike Kennedy]

I don’t think refiman is a she

only on Wednesdays ---- shhhhhh

 

[refiman]

I appreciate all of the feedback! It is very much finished with it's own zone for heat. Privacy not an issue at all (blinds). Dimensions are 24' by 10' Interestingly enough, I plan on turning it into a master bedroom. The only thing needed for that is to put up a wall so people can walk out through the back door into the back yard and have a wall on their right instead of looking into the bedroom. See pics.

 

[refiman]

only on Wednesdays ---- shhhhhh

Lol!! No, I'm not a she...........even on Wednesdays!