Primary suite full bathroom with no shower.

[Fernando]

Personally, as someone with a crippling knee, only an idiot would build a house without an easy-accessible shower. But as far as functional obsolescence. good luck with making a justifiable adjustment that is well supported.

Even though I remodeled our mBath with stone tiles to the ceiling with shower over an iron tub, my wife still prefers using a hot soak in the tub.
Some like tubs.

 

[J Grant]

Personally, as someone with a crippling knee, only an idiot would build a house without an easy-accessible shower. But as far as functional obsolescence. good luck with making a justifiable adjustment that is well supported.

It sounds like the second bathroom might have a shower.

 

[Fernando]

It sounds like the second bathroom might have a shower.

All my bathrooms are shower over tub with glass enclosure.
I had one with glass enclosure higher than normal abut one feet from ceiling. Alternative to steam room?
Problem is now I worry if mold may increase on my ceiling.
Other bathroom had tile on floor, walls and ceilings but hot shower used less in that bathroom. Ugh.

 

[ZZGAMAZZ]

OMG, thank goodness you didn't call it a "Master" bathroom or my ears may have been scarred for life and fallen right off. So sayeth the USPSP gurus and my last CE course

I think the term historically was "censorship," although "idiocy" is a beter word!!!!!

 

[Terrel L. Shields]

Some like tubs.

They don't have crippling knee pain and pending operations either.

 

[RCA]

Subject is a 2500 sf house built in the 90's, Q4, C3. The primary bedroom en-suite full bathroom has no shower, tub only. I have looked at all the comps and houses of that size in the neighborhood and all have showers in the en-suit bathrooms were talking 25+ sales in the last 12 months. I am not sure if I should hit it for a functional obs as I do not have a comp with anything similar to support that. Maybe a quality adjustment? Anyone see anything like this before?

Grok says (for what it is worth):

"En-suite full bathrooms typically include a shower, either as a standalone fixture or in combination with a bathtub, though the specific configuration depends on the design and space constraints. Modern en-suite bathrooms often prioritize showers due to their convenience, space efficiency, and preference for quick bathing. A common setup is a shower-tub combination, where a bathtub is equipped with a showerhead, offering both options. In smaller en-suites, a standalone shower is frequently chosen to maximize space, while larger or more luxurious en-suites may feature both a separate shower and bathtub.


While a bathtub alone could technically qualify as part of a full bathroom (with a toilet and sink), current design trends and consumer preferences lean heavily toward including a shower. This is especially true in primary or master en-suites, where functionality and versatility are prioritized. However, in older homes or specific cultural contexts, an en-suite with only a bathtub might still be found, though it is less common."

Notwithstanding, what does it cost to add a shower over a bathtub? Or, is the bathroom large enough for a separate shower stall?

 

[Zoe]

2,500 sqft house. I am guessing that there is more than one bathroom? Does the other have a shower? If so, then a buyer would be fine with showering there and soaking a hard day away in the primary tub.

Yeah, many primary bedrooms only have a shower. Some people don't take baths and some people don't take showers. No big deal especially if it has another bathroom with a shower.

Plumber could easily fix it if the new owner wants a shower head in the tub.

Just branch the plumbing off the existing plumbing and repair the wall when done.

 

[Tom D]

The shower minutia here is giving me a headache..

So make your $500 adjustment on the functional utility line, and spend an hour looking for those comps that note their bathroom has no shower, so you can grid it, to avoid the stip. Anything else minutia missing from your idea of state of the art homes.

There isn't a gun big enough to end this thread.

 

[Zoe]

The shower minutia here is giving me a headache..

So make your $500 adjustment on the functional utility line, and spend an hour looking for those comps that note their bathroom has no shower, so you can grid it, to avoid the stip. Anything else minutia missing from your idea of state of the art homes.

There isn't a gun big enough to end this thread.

Yeah, don't adjust anything for shower head. Move on to next assignment.

 

[RCA]

The shower minutia here is giving me a headache..

So make your $500 adjustment on the functional utility line, and spend an hour looking for those comps that note their bathroom has no shower, so you can grid it, to avoid the stip. Anything else minutia missing from your idea of state of the art homes.

There isn't a gun big enough to end this thread.

It is not necessarily a small problem. Probably it is, but not necessarily. It's a question of functional utility. A shower in a master bedroom for a busy person who schedules every minute of the day, could be, as far as they are concerned, an absolute necessity. Not all bathrooms are easy to modify, especially the really nice ones with expensive tile work and fixtures. You may have an artistic and very expensive full bath on pedestals that you can't put a shower in and don't want to get rid of. Do you have space for a compatible (stylistically) nice or very nice shower stall? Can you have the shower installed without breaking up the aesthetics of the current bathroom? If so, how much is it going to cost, because it has to be done as far as the buyer is concerned. And yes, we know, it is one of many functional requirements. But, they DO add up.

Think about those Billionaire mansions in San Francisco (Presidio Heights, Sea Cliff, Pacific Heights, Nob Hill, Russian Hill, ...), Atherton or Hillsbourough.

The VAST majority of appraisers really CANNOT deal with these issues. So, they downplay the possible importance. Because that is all they frigging can do.

That what separates the excellent from the mediocre. And the mediocre get to do the GSE's of course.