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Good morning Daniel. The appraiser did it correctly.
I would not classify the home as having 3 bedrooms if two of the rooms do not have a fire escape window. To be safe call it a 1 bedroom with a statement that seller uses two more rooms as bedrooms.
I'd list as one, but put in my description that other rooms can be used as bedrooms. But I would never sleep in a bedroom without an egress in the event of a fire or let my child.
Here I would have to list it as 1 bedroom as the no window rule applies. However, I would also include a floorplan which shows how the rooms could be used.
Go with the one bedroom and mention that the septic field allows for two bedrooms - and explain to the seller what just happened.
White Plains, NY
Educate the seller.
Stevens Point, WI
Sounds like a 1 bedroom with septic for 2.
Stevens Point, WI
In our area -- you could "state" any or all of those answers. The key is to cite the source and include a disclaimer that a prospective buyer should investigate thoroughly.
Three bedrooms per seller.
Two bedrooms per septic permit.
One bedroom per appraiser.
I think your description of CRAZY may be the most accurate of all although I'm not sure I'd broadcast that in a public forum.
Here it also would have to be one bedroom without an egress for emergencies!
In public remarks, first line, capitals:
"BUYER SHOULD CONFIRM PRESENCE AND MEASURE OF THOSE THINGS PERCEIVED TO BE OF VALUE TO THEM. ALL MEASURES AND ATTRIBUTES PROVED BY OWNER/SELLER."
Perhaps a mention of non-conforming bedroom may be needed. To the owner you should discuss, if these rooms are currently in use as bedrooms, it is possible the owner can receive a 'violation' fine should a stranger entering the house feel betrayed (thought it was a 3 bedroom) and reports this safety hazard to the code authorities.
Sounds like a one bedroom w/ 2 guest rooms to me. I would list as 1 bedroom + 2 guestrooms or some similar language.
This will be a challanging one as most w/ kids (or plans for kids) would never buy.
What state is this?
I usually rely on public records that automatically pulled by our MLS, but I add in private remarks if the property has more or less BRs or other modifications.
I would go with the appraisal.
Our mls would not allow us to call a room without a window a bedroom. Also if septic is only for 2 bedrooms, we can only list it as a 2-bedroom home. Appraiser is correct in listing it as a 1 bedroom.
Daniel W. Hayes Local zoning here requires a bedroom to have a closet and large window for ingress/egress access to be classified as a bedroom. It would be a one bedroom home, if the room also has a closet.
It is usually classified as a bedroom if the room has 2 separate ways to egress the bedroom. If the septic system is rated for a two bedroom than the maximum bedrooms can be 2, unless the seller is interested in installing a larger septic system. Since there is only 1 bedroom which meets the requirements of a bedroom, than the appraiser has appraised it as a 1 bedroom.
The appraiser has the answer.
In my area, it would be most likely be listed as 1+2 since 2 of the bedrooms are below grade. Alternatively, it could be listed as 1 bedroom and the basement rooms could be described as something else - e.g. storage, games room, rec room, etc.
Include information in the description about the basement bedrooms. This is a difficult one.