I would not violate the MLS rules.  I guess that I am so committed to doing the right thing that being fired would not influence me otherwise.  I would explain the rules to the seller and advise of the consequences for their dishonesty.

Seems to me if it's against the rules, you don't do it.  The principle would be to do what the client wants, provided it's in the rules/legal.

I'm not so sure this is in clients' best interest as it may be getting lots of showings, but wrong potential buyers and therefore no offers.

Alternatively, this could be marketed as a guest bedroom.

This bedroom could be used by older kid (e.g. in college or just out of college/wants private space), in-law or guest bedroom.  Not sure if there is option for 2.5/2.   This of course assumes egress, window, closet, etc.

We would have to call that an indoor pool Noah Seidenberg. Hard to find a decent basement in South Florida. 

Hi Noah -- the situation you site seems very specific to your market so you obviously know the appeal or lack of appeal a description might add.

If the client suggests/requests you mis-lead potential buyers, I think it's time for a heart-to-heart about the reasons why they hired you and why you chose to work with them.  

There is marketing to benefit our clients and then there is information that can be interpreted as misleading.  I'm very much in favor of creative marketing but am strongly against misleading information.  

Good luck!

I am a rule follower so if MLS says no, then that is what I would do. Our MLS fines for violations and it can be costly. Besides you don't want to misrepresent if the rest of the listings are being presented by the rules and you are taking advantage by not following the rules it could be construed as false advertising and an ethics complaint. Your seller needs a little talk and have the rules explained.

WE have to designate what floor the all rooms are on, but they appear on the MLS in the same place just with the designation.

I expalain to sellers requirememnts for legal bedrooms. Some agents use terms like " non-complying", " unofficial" etc bedroom on LL. Painting true picture in advertising is the best practice.

Never misrepresent what is required in MLS. Our MLS tells us if we post it, we "own" it and the NC Real Estate Commission is not kind to deliberate breaking of rules.

No exposure or egress windows...cannot be counted...I would offer to cover the additional living space in copy points....and explain conflict with MLS and that taxes would be higher...a detraction to buyers if they were counted as the others above grade were in the description.

Go with public records.

I would put in the mls as they require, explain to the client that you have no choice in this matter, then put the proper spin in the narative description to put all the positives in to get people interested.

Share the public record information and disclose the levels of each.

I would follow the MLS rules and explain it to the seller.

Kathleen nailed this one!

Never lie.  You are not "supposed to do what you are told by your clients".  A good reputation is much harder to come by than a client.  A bad reputation is harder to  repair than a good one is to keep.

Don't do business with weasels or liars.  Nothing good will ever come of it.