• Welcome to AppraisersForum.com, the premier online  community for the discussion of real estate appraisal. Register a free account to be able to post and unlock additional forums and features.

Need advise

Status
Not open for further replies.

Jimmy L Kim

Freshman Member
Joined
Oct 23, 2006
Professional Status
Certified Residential Appraiser
State
California
I know that there is rather long thread regarding non-permitted areas but this is slightly different variation.

Here's the story. I'm working on a single story SFR dwelling(REO) for a conventional purchase transaction. Subject has 3 beds and 2 baths. Property has a non-permitted area that consists of a familyroom and 4th bedroom. Now, my problem is with one of the existing bedrooms. One of the bedrooms backs to the non-permitted bedroom and as a result of the addition, windows were sealed(Non permitted bedroom has windows). So, this bedroom does not have any windows-meaning there is no egress.

I spoke to the Building and Safety Department and per city codes, all bedrooms/sleeping rooms are required to provide egress to an OPEN AREA via window or a door. I will, or course, note all the facts in the commentary but the dilemma(if it is one) I have is whether I consider the bedroom in question as a den and submit the report "as-is" or make it subject to providing egress? If it 's the latter, either the non-permitted area has to be demolished or the wall between the existing bedroom and the non-permitted bedroom needs to be removed, to combine two rooms. Or is there another means?

Thanking all of you in advnce for your input.
 

Mztk1

Senior Member
Joined
Dec 3, 2006
Professional Status
Certified Residential Appraiser
State
Florida
I'd call it a den, draw the floorplan out in the sketch, and clearly disclose the lack of windows and that it is currently used as a bedroom. Hopefully you took a picture of the room too.
 

CCAAMO

Senior Member
Joined
Sep 17, 2007
Professional Status
Certified General Appraiser
State
California
Its a health and safety issue. Call it out as such and make the report subject to correction of the hazard. Its no different than say security bars on bedroom windows with no interior release where you make the report subject to removal of the bars or installation of interior releases.
 

CANative

Elite Member
Joined
Jun 18, 2003
Professional Status
Retired Appraiser
State
California
Its a health and safety issue. Call it out as such and make the report subject to correction of the hazard. Its no different than say security bars on bedroom windows with no interior release where you make the report subject to removal of the bars or installation of interior releases.


What if you took out the bed and put in a home theater system because the lack of windows made for a better theater?
 

NC Old Guy

Junior Member
Joined
Jan 16, 2002
Professional Status
Certified General Appraiser
State
North Carolina
Greg,

It is refreshing to see a simple, realistic, and workable solution. What the owner uses the room for should not be a manner of concern.
 

Marcia Langley

Senior Member
Joined
Aug 26, 2005
Professional Status
Certified Residential Appraiser
State
Missouri
I agree with not calling it a bedroom and comment on the reason why.
 

ghrousseau

Member
Joined
May 5, 2006
Professional Status
Licensed Appraiser
State
Virginia
I know that there is rather long thread regarding non-permitted areas but this is slightly different variation.

Here's the story. I'm working on a single story SFR dwelling(REO) for a conventional purchase transaction. Subject has 3 beds and 2 baths. Property has a non-permitted area that consists of a familyroom and 4th bedroom. Now, my problem is with one of the existing bedrooms. One of the bedrooms backs to the non-permitted bedroom and as a result of the addition, windows were sealed(Non permitted bedroom has windows). So, this bedroom does not have any windows-meaning there is no egress.

I spoke to the Building and Safety Department and per city codes, all bedrooms/sleeping rooms are required to provide egress to an OPEN AREA via window or a door. I will, or course, note all the facts in the commentary but the dilemma(if it is one) I have is whether I consider the bedroom in question as a den and submit the report "as-is" or make it subject to providing egress? If it 's the latter, either the non-permitted area has to be demolished or the wall between the existing bedroom and the non-permitted bedroom needs to be removed, to combine two rooms. Or is there another means?

Thanking all of you in advnce for your input.


What did your client say when you discussed it with them? Also, a bedroom typically is considered when it has a closet space. Is there a closet?
 
Last edited:

CCAAMO

Senior Member
Joined
Sep 17, 2007
Professional Status
Certified General Appraiser
State
California
What if you took out the bed and put in a home theater system because the lack of windows made for a better theater?

is that with a popcorn machine? What is you take out the closet, put in a shower, wc and sink and call it a bathroom? Hell call it a banana if you want but the fact of the matter is it appears to be a bedroom someone will sleep in and as long as there is fire you should be ok. If there is a fire and someone is hurt and dies I think saying the room was a banana would probable work better than saying it caused too many problems calling a bedroom.

If you call it something else which is not a bedroom I am sure will make a very large adjustment reflect the difference between two bedrooms and three. Greg what is additional value for a home theater? With and with the popcorn.
:unsure:
 

Mary Tiernan

Senior Member
Joined
Dec 16, 2003
Professional Status
Retired Appraiser
State
Michigan
In this type of situations, including when a room in the basement is utilized as a bedroom but has no egress windows, I usually explain there is an additional room utilized as sleeping area, however, due to lack of egress windows is considered den area for purposes of this report.
 

hal380

Senior Member
Joined
Apr 26, 2003
Professional Status
Certified General Appraiser
State
Connecticut
What Mary said. Always start with what the market would do. That is what we do - research market reaction and report. So call it a ??? room, but may be used as a bedroom. However such use has the following health & safety issues. Then drop it. We are not the bedroom police.
 
Status
Not open for further replies.
Find a Real Estate Appraiser - Enter Zip Code

Copyright © 2000-, AppraisersForum.com, All Rights Reserved
AppraisersForum.com is proudly hosted by the folks at
AppraiserSites.com
Top

AdBlock Detected

We get it, advertisements are annoying!

Sure, ad-blocking software does a great job at blocking ads, but it also blocks useful features of our website. For the best site experience please disable your AdBlocker.

I've Disabled AdBlock
No Thanks