Loft off master bedroom?

[Jordan Scott]

In an interior townhouse that I inspected today there is a loft off the masterbedroom that has stairs carpet, a window, and closet. Should I add this to the living area. My only concern is the other comparable townhouses that have the same loft aren't considering it a bedroom and aren't adding it to GLA.

 

[Christine Marie]

In an interior townhouse that I inspected today there is a loft off the masterbedroom that has stairs carpet, a window, and closet. Should I add this to the living area?

i must be missing something here, if it is heated and cooled space with similar type finish, and you don't include it, how could/or would this be percieved as not 'misleading?'... Just because someone else doesn't do something correctly, should not keep you from doing something the correct way...

or i could just be reading this wrong....


will sit and wait with you, on this one....

 

[ccooper]

I would consider it living area as long as it met the ceiling height requirements. If its a steeply angled roof (like an a-frame) then I would consider only that area per the ANSI standards.

The bottom line is, would you pay more for that townhome with the loft versus one without? You have to make the call.

I've done some park models where the loft above is only 24 inches high. I guess it's adequate for kids to sleep in. I don't include that kind of area in my drawing or GLA. I might mention it in the description but probably wouldn't give any adjustment for something like that.

 

[Christine Marie]

excellent point, cooper, he/she? did not go into those specifics, might be part of my confusion.... No [LESS] than 5' rule

 

[Jordan Scott]

On the tax records they call the room a loft, and it can only be accessed through the master bedroom.

 

[Jordan Scott]

Height

I don't know the exact height buts it at least 5 feet.

 

[Jordan Scott]

Value

Also, I don't see any change in value from townhomes that have the loft to other normal 2 story town homes. Anyon have a better way to say the market shows no value for townhomes with lofts?

 

[Mike Kennedy]

"loft off the masterbedroom that has stairs carpet, a window, and closet. Should I add this to the living area. My only concern is the other comparable townhouses that have the same loft aren't considering it a bedroom and aren't adding it to GLA." .

1. MLS reports on "comps" or Municipal Records? look for MLS listing comments "could be used as BR" or "possible BR" or Den/Sitting Area. Odds are if your area has MLS, the listings DO include the area - but may or may not include SF (if original municipal records do not include loft which may have been unfinished area in original prospectus). If thats' the case determine if conversion of unfinished area - into heated, living space, is legal and transferrable use under Code. If municipal records indicate the "loft area" was included as part of the MBR (i.e. no walls/not a room) and no addtl. GLA was assigned. Problem solved.

2. your last question - if certain no closed, contracted, active listings DO indicate no contributory value variance - just say that.

 

[John LaBelle]

I'd definately include the area over 5' in the GLA, but I would not consider it an additional bedroom.

If these units are relatively new, check the deeds. Here in Massachusetts, the original unit deeds usually conains a copy of the floor plan. This is another potential GLA source for your comps.