Total room count

[Scott FL]

The appraiser is likely relying on the source, 'Legendary Appraising for Trainees' by B.S. Ersatz.

Others may prefer to rely on HUD Letter 2005-48 page 26:

Room design and count should reflect local custom. A dining area built as an L-shape off the kitchen may or may not be considered a room depending on the size.

To determine whether one or two rooms should be counted, hypothetically insert a wall to separate the two areas that have been built as one: if the residents can use the resulting two rooms with the same or more utility without increased inconvenience, count the room as two.

If the hypothetical wall would result in a lack of utility and increased inconvenience, count the room as one. The room count typically includes a living room (LR), dining room (DR), kitchen (KT), den (DN), recreation room (REC) and one or more bedrooms (BR). Typically, the foyer, bath and laundry room are not counted as rooms. A room is a livable area with a specific use.

 

[Anthem]

The appraiser is likely relying on the source, 'Legendary Appraising for Trainees' by B.S. Ersatz.

Others may prefer to rely on HUD Letter 2005-48 page 26:

Room design and count should reflect local custom. A dining area built as an L-shape off the kitchen may or may not be considered a room depending on the size.

To determine whether one or two rooms should be counted, hypothetically insert a wall to separate the two areas that have been built as one: if the residents can use the resulting two rooms with the same or more utility without increased inconvenience, count the room as two.

If the hypothetical wall would result in a lack of utility and increased inconvenience, count the room as one. The room count typically includes a living room (LR), dining room (DR), kitchen (KT), den (DN), recreation room (REC) and one or more bedrooms (BR). Typically, the foyer, bath and laundry room are not counted as rooms. A room is a livable area with a specific use.

This is how I was taught and still operate today.

 

[Roseann Dufala]

Thank you to all who answered. The ones I have seen lately are apprentice appraisers with a supervisor signature--(supervisors who obviously did NOT check or supervise the apprentice). I did do a sampling of respected appraisers in our area--they do not count the bathroom and laundry room areas....(even though these spaces do call themselves ROOMS).

Even the local MLS does not count these ROOMS in the room count---I need to find the instructor who is teaching this---

I also found a blurb on the Appraisal Institute about how to do the room count--it's very similar to HUD....thank you for that excerpt also.

 

[Mike Kennedy]

Ansi 1996 Standard ......

Room Counts, Bedrooms and Bathrooms

The real estate profession often describes houses by their total room count, the number of bedrooms and the number of bathrooms they contain. For example, the shorthand convention "5/2/1.5" describes a house with 5 rooms, 2 bedrooms and 1.5 bathrooms.

Local custom determines the definition of a "room." In general, a room is a kitchen, a bedroom, a living room, a dining room, a family room, an office or a den. Bathrooms, laundry rooms, sun rooms, lofts, closets, storage rooms and entries are not usually considered to be rooms.

 

[Krystal Schware]

We only count "true" rooms...living room, bedroom, kitchen, etc. I think Realtors definitely exaggerate room count..sounds like your reviews of new appraisers are going off the MLS. Gee, a realtor exaggerate? Here in PA, I see thousands of homes in our area multi-listed including basements (unfinished and finished) in the above ground GLA.

 

[Mike Boyd]

I count the rooms as everyone seems to. But, WHY? Just because it is customary? I've seen bathrooms in luxury homes much larger than most living rooms. And, they often have seating areas (not the toilet) WHY must we conform to what others may have done 50 years ago? I think, maybe, most think it is just not worth changing.....not that the function of the bathroom has not changed, or progressed. Using one suggested rule......divide the room in two. Many bathrooms have separate toilet rooms, some have TWO toilet rooms...with doors. I saw a shower room with 4 shower heads plus a Jacuzzi tub large enough for two adults and 2 kids. The starting line-up of a basketball team plus all the refs could bath at the same time!

I'm not suggesting that we change the way we count rooms, only that we should keep our minds open for new concepts.

 

[Ms. Janet]

we should keep our minds open for new concepts.

not too many open minds around here.................... ..........more like their/our way or the highway.............

 

[Marcia Langley]

I'm not suggesting that we change the way we count rooms, only that we should keep our minds open for new concepts.

Mike,

I'd sure like to see more space on the grid for quality of construction items such as elaborate bathroom suites that might rise to the level of extra amenities.

I know there is such a thing as too much detail, especially for items that don't need adjustments, but explaining major differences in comments gets tedious.

 

[Mike Kennedy]

There is room........

luxury items, expansive baths, etc. (with full explanation in comments) may be included in "Quality" or "Other" in the Grid, and expandable Subject Description Comments on Page One. In certain cases, to adequately describe the Subject, and the Adjustments, my expanded comments addenda may run 2-3 pages. (tend not to leave any stone unturned when supporting value in such cases). Of course, being Irish, I tend to babble occasionally (kidding). Commensurate Fee of course.

 

[Michael Chu]

do you adjust for room count?

Sooo, if there is a difference in total room count, do you adjust for the difference? I never have, since I was told it would be "double dipping" and only adjust for the SQ. FT.

As a side, do you adjust for BR count?