Loft Bedroom?

[Terrel L. Shields]

higher ceiling with the lack of privacy

I don't see any lack of privacy per se. Perhaps in a shallow one. However I would call it what its utility is. If used as a bedroom, then call it a bedroom. If used as an office, call it an office. I've done small log cabins with only 1 bedroom, or perhaps 2 bed and one is the loft.

 

[Surf Cat]

I don't see any lack of privacy per se.

So....you would have no problem sounding like a wild animal trying to break into the A- Frame Cabin, doing the horizontal ramba with a ski bunny, while the guys are playing cards below?

 

[Tom4value]

Two things come to mind when I hear, “A-frame” and “loft”. 1. Does it have actual stairs for access or just a ladder? 2. Does the ceiling have a height of 7 feet for more than half of the floor area? If either answer is “no”, it should not even be in the GLA or room count, never mind “bedroom”.

 

[Terrel L. Shields]

So....you would have no problem sounding like a wild animal trying to break into the A- Frame Cabin, doing the horizontal ramba with a ski bunny, while the guys are playing cards below?

Heck, I'd want them to know...not gonna shame the smirk off my face.

 

[Terrel L. Shields]

never mind “bedroom”.

It is misleading to call a space used as a bedroom, something else. No matter whether counted or not. Call it what it is. Loft bedroom, and point out that it is not counted because....fill in blank...

 

[Tom D]

It is misleading to call a space used as a bedroom, something else. No matter whether counted or not. Call it what it is. Loft bedroom, and point out that it is not counted because....fill in blank...

well, if the utility of it is so flexible then you can count it whatever. however, if this would be the only bedroom why would you say 0 bedrooms. there is also the issue of non similar comps and how much do you want to be stiped. not disagreeing with you ,in this case the poster didn't say how many bedrooms were in the house.

 

[J Grant]

It is misleading to call a space used as a bedroom, something else. No matter whether counted or not. Call it what it is. Loft bedroom, and point out that it is not counted because....fill in blank...

What is the legal definition of a bedroom?

A room can’t always be a bedroom. In fact, there are certain requirements expected for bedrooms that not many know of. Read to find out more.

listwithclever.com

Agree. Appraisals are not supposed to be misleading. That is one of the few things we have left to sell.

The above link is what all the building codes I have looked up state, and one thing they have in common in defining a bedroom is outdoor egress - a door or window to the outside. The majority of second-story loft spaces do not have a door or window to the outside. - at least not those were appraisers try to pass it off as a bedroom. the lack of outside degrees then precludes them from being a "legal" or code-compliant bedroom

That is why builders are careful in their floorplans to label rooms with a window as bedrooms; if a room does not have a window/outside degree, they do not call it a bedroom. Such a room on the first floor might be called a den or bonus room. If on the second floor and open to below , they might call it a loft, or a loft sleeping area, or a loft/bedroom.

How the market sees it - l buyers are not idiots; most of them grew up in"real" bedrooms, and they sure as heck know the difference between a bedroom with a window, typically with walls, and an open loft area without a window. If they are willing to buy a loft apartment or house a loft where it might be the only sleeping area, they know what it is and accept it. They may even pay a lot of money for the property. Many loft apartments are in hip urban areas and expensive. Some A-frame cabins in a rural area might be cheap. The valuation is market-driven.

If the apartment or house has one legal window bedroom downstairs and a loft upstairs used for sleeping, it is not 2 bedrooms - it is one bedroom plus a loft. No matter what the RE agents call a loft a bedroom in MLS, then explains that in the appraisal.

If a property has no legal bedroom, then state it has 0 bedrooms and explain that the upper loft is used for sleeping or as a bedroom by occupants. and that it is market-accepted. It is up to the lender to decide whether to lend on it.

 

[Terrel L. Shields]

if this would be the only bedroom why would you say 0 bedrooms.

What not under an ANSI/FNMA regime, who requires and what requires differentiating "approved" bedrooms vs the practical use of the rooms in question? I used to work for a large land developer and that development was some 22,000 acres. Half the properties will not perk for 3 bedrooms. So the architect plans called the various rooms by other names so there were only 2 "bedrooms" (or, frequently only one) regardless there might be 4 bathrooms. Our department (engineering) spent most of the inspector's time flagging septic systems to be replaced or redesigned. You have a 6 room house with only 1 bedroom but 3 baths? Well, obviously, problems occurred and yet today those problems remain although central sewer is being added as much as possible now. And one RE agent paid the price for advertising a "3 bedroom" house that was sized for a single bedroom. Do you think they would not be happy to add the appraiser to the suit if they also reported the house as "3 bedroom"? In Bella Vista Village, I recommend you go to the ACC office and pay the $1 for the site plat for the property that will show you the max number of bedrooms allowed. It could save you a big lot of trouble. Ditto any such rural developments anywhere else. Make sure the property is properly sited and describe what the plans allow and the house is actually being used at.

 

[Tom D]

yikes, too many land mines doing rural. give me my easy lawn chair urban row home. ok, in the case of no bedroom on the grid, you have a photo of a room that has a bed and you are saying it has a loft bedroom, or maybe rooms that can be used like a bedroom. if semantics work, i guess they work. my bedroom issue is really for urban thought, which somehow gets reflected in my comments.

 

[Fernando]

Get a comp with a "loft" bedroom. Otherwise don't call it a bedroom.
I had condos in which some rooms converted into a "bedroom". Gross area similar but layout modified for other sales. Best to use same gross area condos and do adjustments for the modification as market sees fit.