What constitutes a bedroom for a Washington State appraisal?

[jj37]

I have a large room above my garage which has hvac, a large double window, and a cathedral ceiling. No closet. On a previous appraisal, I believe the appraiser listed it as a bonus room. From what I've read online, it sounds like a bedroom doesn't technically have to have a closet. So I thought I'd ask the professionals to get your opinions.

Also, if I were to install a double or triple door wooden wardrobe that matches the walls and is bolted to the wall(bolted at the top of the wardrobe), and put molding where it meets the walls, would this be considered a closet? That way a future owner could remove it if they wanted, without having to do demolition work. Thanks for any input.

 

[andrew81]

technically a room doesnt need a closet to be considered a bedroom. for an FHA appraisal it could have a walk in closet and bathroom but also needs egress to be counted as a bedroom.

how is the room accessed? from the second floor hallway, through another second floor bedroom, stairs in the garage, exterior stairs, or another method?

if it is accessed from the hallway i could see counting it as a bedroom. if from any other method i would likely consider it a bonus room.

this also depends on how many other bedrooms there are. do most homes in the neighborhood have 4 bedrooms and yours has 3 plus the bonus room? do most homes have 3 bedrooms and a likely buyer would use it as a recroom or office?

 

[jj37]

technically a room doesnt need a closet to be considered a bedroom. for an FHA appraisal it could have a walk-in closet and bathroom but also needs egress to be counted as a bedroom.

how is the room accessed? from the second floor hallway, through another second-floor bedroom, stairs in the garage, exterior stairs, or another method?

if it is accessed from the hallway i could see counting it as a bedroom. if from any other method I would likely consider it a bonus room.

this also depends on how many other bedrooms there are. do most homes in the neighborhood have 4 bedrooms and yours has 3 plus the bonus room? do most homes have 3 bedrooms and a likely buyer would use it as a recroom or office?

Thanks for your reply. The room is accessed through the hallway just like the other 3 bedrooms on that level. It has egress as well. There's also a bedroom on the main level. There are a few similar homes on my street that have a similar layout and are also calling this room a bonus room. I don't know if their room is finished though. There are also some homes that are split level that have less square footage and are 3 bedrooms. The county tax assessment site lists ours and the similar homes as 3 bedrooms. Not sure why that was ever done, but it obviously helps keep our taxes down. I'm just asking for refinancing purposes. If the room is considered a bedroom without a closet, then the home is a 5 bedroom 2 story home. The only bedroom larger than it is the master(barely larger).

What is your opinion of a wardrobe being attached to the wall with molding being installed where it meets the wall? Would you consider something like this as a closet?

 

[Mr Rex]

In my market it would have more value as a Bonus Room than a bedroom. Why are you obsessed with calling it a bedroom?

 

[jj37]

In my market it would have more value as a Bonus Room than a bedroom. Why are you obsessed with calling it a bedroom?

I'm not obsessed with calling it a bedroom. But typically a house in this area is more valuable with an additional bedroom vs. a bonus room.

 

[Mr Rex]

I'm not in your area, but a 4th or 5th bedroom in most areas does not create extra value over a bonus room in most market areas.

 

[Restrain]

Older homes built in the early 1900’s and earlier often have bedrooms with no closet, because people used wardrobes.

However, from what you describe, the room is accepted in your market as a bonus room. The fact that this is how the market recognizes it sets the valuation criteria. I would doubt that some form of closet to call it a bedroom would change how the market recognizes it.

 

[Mr Rex]

Not that an older teenager. or college kid during off season wouldn't love it as a bedroom, for most market participants, its a bonus room with multiple potential uses that may or may not include as a bedroom, but most would view and value as a "Bonus room" and its advantageous multi uses not solely as a bedroom.

 

[gregb]

I have a large room above my garage which has hvac, a large double window, and a cathedral ceiling. No closet. On a previous appraisal, I believe the appraiser listed it as a bonus room.

One might think the OP is looking for the "bonus" room to be included in the Gross Living Area of the residence, hoping that a bedroom would qualify as GLA while a bonus room does not.

 

[Mr Rex]

A bonus room accessed from the main living area is part of the GLA.