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Rainmaker
2,538,663
Joe Petrowsky
Mortgage Consultant, Right Trac Financial Group, Inc. NMLS # 2709 - Manchester, CT
Your Mortgage Consultant for Life

Good morning Daniel. The appraiser did it correctly.

Sep 05, 2015 07:59 PM
Rainmaker
3,988,063
Debbie Reynolds, C21 Platinum Properties
Platinum Properties- (931)771-9070 - Clarksville, TN
The Dedicated Clarksville TN Realtor-(931)320-6730

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.

Sep 05, 2015 01:06 PM
Ambassador
3,193,424
Tammy Lankford,
Lane Realty Eatonton, GA Lake Sinclair, Milledgeville, 706-485-9668 - Eatonton, GA
Broker GA Lake Sinclair/Eatonton/Milledgeville

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. 

Sep 05, 2015 12:26 PM
Ambassador
1,471,315
Susan Emo
Kingston, ON
Kingston and the 1000 Islands Area

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.

Sep 05, 2015 11:52 AM
Rainmaker
2,401,016
Lise Howe
Keller Williams Capital Properties - Washington, DC
Assoc. Broker in DC, MD, VA and attorney in DC

Go with the one bedroom and mention that the septic field allows for two bedrooms - and explain to the seller what just happened.

Sep 05, 2015 09:59 PM
Rainmaker
787,656
The Woodland Team of Texas
The Woodland Companies - Austin, TX
Land Specialists

Educate the seller.

Jan 01, 2019 03:01 AM
Ambassador
6,520,749
Bob Crane
Woodland Management Service / Woodland Real Estate, KW Diversified - Stevens Point, WI
Forestland Experts! 715-204-9671

Sounds like a 1 bedroom with septic for 2.

Jul 07, 2018 10:01 PM
Rainmaker
4,628,413
Michael Jacobs
Pasadena, CA
Pasadena And Southern California 818.516.4393

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.  

Sep 06, 2015 12:28 AM
Rainmaker
1,513,143
Raymond E. Camp
Ontario, NY

Here it also would have to be one bedroom without an egress for emergencies!

Sep 05, 2015 11:10 PM
Rainmaker
921,504
Annette Lawrence , Palm Harbor, FL 727-420-4041
ReMax Realtec Group - Palm Harbor, FL
Making FLORIDA Real Estate EZ

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.

 

Sep 05, 2015 10:52 PM
Rainmaker
2,818,379
Debbie Gartner
The Flooring Girl - White Plains, NY
The Flooring Girl & Blog Stylist -Dynamo Marketers

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.

Sep 05, 2015 08:25 PM
Rainmaker
1,634,174
Inna Ivchenko
Barcode Properties - Encino, CA
Realtor® • GRI • HAFA • PSC Calabasas CA

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.

Sep 05, 2015 05:11 PM
Rainmaker
2,443,260
Evelyn Johnston
Friends & Neighbors Real Estate - Elkhart, IN
The People You Know, Like and Trust!

I would go with the appraisal.

Sep 05, 2015 01:58 PM
Rainmaker
5,175,863
Nina Hollander, Broker
Coldwell Banker Realty - Charlotte, NC
Your Greater Charlotte Realtor

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.

Sep 06, 2015 02:52 AM
Rainmaker
1,466,257
Michael Setunsky
Woodbridge, VA
Your Commercial Real Estate Link to Northern VA

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.

Sep 05, 2015 11:59 PM
Rainer
61,641
Renee Paray
Coldwell Banker Realty - Blue Bell, PA
REALTOR

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. 

Sep 05, 2015 11:32 PM
Rainmaker
4,434,227
Gita Bantwal
RE/MAX Centre Realtors - Warwick, PA
REALTOR,ABR,CRS,SRES,GRI - Bucks County & Philadel

The appraiser has the answer.

Sep 05, 2015 10:32 PM
Rainmaker
1,157,791
FN LN
Toronto, ON

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.

Sep 05, 2015 03:34 PM
Rainmaker
2,225,004
Debbie Laity
CinaJones Real Estate - Cedaredge, CO
Your Real Estate Resource for Delta County

Include information in the description about the basement bedrooms. This is a difficult one. 

Sep 05, 2015 12:17 PM