Value's definition of a bedroom

Discussion in 'Renovation & Home Improvement' started by varun80, 11th Nov, 2019.

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  1. varun80

    varun80 Active Member

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    Hi Experts

    I'm looking to put an offer for an house that has been advertised as 4 bedrooms whilst the 4th bedroom seems more like a study to me, as it does not have any BIR.

    I've heard from someone (not an authority on these matters) that if a room does not have robes, it will not be deemed as a bedroom by a valuer. Can someone please verify if this is true? If I want to put in robes to the room, approx what would the cost be to convert it into a bedroom?

    Regards
     
  2. thatbum

    thatbum Well-Known Member

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    Lol really? Step back and think about this for a second.

    I guess the heritage house I'm selling has zero bedrooms!
     
  3. Marg4000

    Marg4000 Well-Known Member

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    “Someone” is wrong.

    The only legal definitions of a habitual room, which may be designated as a bedroom, relate to ceiling height and ventilation.

    Built-in wardrobes only became a regular item in the 1960s. In our first homeL only the main bedroom had a built in wardrobe.
     
  4. Paul@PFI

    [email protected] Tax Accounting + SMSF Business Plus Member

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  5. Thomacino

    Thomacino Well-Known Member

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    From a valuers perspective for mortgage assessment, my definition of a bedroom is;
    -equal or greater than 9m2 area
    -adequate natural ventilation and lighting
    -clearance of 2.4m
    -not a thoroughfare to another area, i.e. a walkway to the courtyard..
     
  6. significance

    significance Well-Known Member

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    We have a room in our house that meets @Thomacino's definition of a bedroom and that we use as a study. It has no BIR, nor room for one. It's 9.5m^2, so It would make a reasonable bedroom for a child, but you wouldn't want to put a Queen bed in it. It was counted as a bedroom when we bought it. We've since had it valued four times (twice by local REAs and twice by our banks' valuers). One of the REAs didn't count it as a bedroom, but the other one and both the bank valuers did.
     
  7. Thomacino

    Thomacino Well-Known Member

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    REA's don't value, but anyway.

    Why is the REA not considering it as a bedroom? I imagine it is regular square shaped?

    BIR's do not define a bedroom, hence not included in my view, the window or door could be in an odd place preventing a BIR. Plus people have wardrobes..

    I would ask the REA why he thinks its not a bedroom, there might be a legitimate reason (unmarketable?) he thinks otherwise, but from what I can tell, no reason why its not a bedroom...
     
  8. significance

    significance Well-Known Member

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    Yes, it's a regular square shape with a nice window out onto the front yard and a normal door centred in one side. She just said she thought it was too small to count as a bedroom. The actual valuers, though, did count it as a bedroom.
     
  9. Thomacino

    Thomacino Well-Known Member

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    Odd.. Well that's her opinion, an odd one but her opinion..
     
  10. Propertunity

    Propertunity Exclusive Real Estate Buyers Agent Business Member

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    This tends to be the American definition, not the Australian one. "someone" either comes from the US or has been watching those American flipping shows on the TV. :p
     
  11. Lacrim

    Lacrim Well-Known Member

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    If only this were true lol. I'd stick a small BIW in the broom closet and voila, instant 4 bed house!
     
  12. D.T.

    D.T. Specialist Property Manager Business Member

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    I've had this before with one of the properties i manage. Its one where a lounge room had an internal wall built to split it into a smaller lounge room and created a 4th bedroom.

    Facilitated the valuer going through, and they only compared it with 3 bedroom houses. It was because they didnt think it was under the main roof, eg thought it was converted from garage when it wasn't. So main roof and window i think are the main things valuers are looking for, along with a door to differentiate it from being a study.
     
  13. Thomacino

    Thomacino Well-Known Member

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    Just because u create an internal wall, doesn't mean its now an extra bedroom.
    The size of the living room/new bedroom and how it is presented during the inspection is what would determine whether it is a new bedroom or not.
    I admit, I have inspected properties where internal configurations were undertaken and they were convincing. If done well and it harmonises with the rest of the floor plan then I treat it as an additional bedroom.
    On the flipside, an average job would work against you as it would be an essential repair (mortgage purpose). That said, would a broker elaborate how 'essential repairs' are treated from the finance side of things.
    i.e. Short form mortgage purpose report with essential repair and estimated costs of repairs at $50,000. The valuation completed at say $500,000. Does the mortgagee assess the value at $450,000 or $500,000?