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08-11-2019, 13:20   #16
riclad
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Maybe the ber cert has 4 bedrooms listed, or the 5 th room has no windows which can be opened from the inside .
so the agent puts it down as a lounge or a spare room.
i would trust the agent and go along with his opinion.
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08-11-2019, 13:46   #17
nox001
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Maybe the ber cert has 4 bedrooms listed, or the 5 th room has no windows which can be opened from the inside .
so the agent puts it down as a lounge or a spare room.
i would trust the agent and go along with his opinion.
Trust an estate agent, good one . I’d be included to believe the exact opposite of what he says.
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08-11-2019, 13:53   #18
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I bought a 3 bedroom house with 4 bedrooms. THe 4th room didnt have the minimum floor to ceiling height and could only be sold as a 3 bed.
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08-11-2019, 13:58   #19
Doop
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I bought a 3 bedroom house with 4 bedrooms. THe 4th room didnt have the minimum floor to ceiling height and could only be sold as a 3 bed.
An attic conversion? If it didn't have the ceiling height it doesn't comply with building regs.. part F, unlikely it complies with Part B (fire) either, so its not a habitable room... therefore its not a bedroom.
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08-11-2019, 16:31   #20
kceire
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i would trust the agent and go along with his opinion.
LOL
I personally don’t know one Estate Agent that is familiar with planning or building regulations, not one, seriously.
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08-11-2019, 16:31   #21
kceire
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From a buyers perspective it is easy to see when space has been converted to a bedroom - so even if it is being sold as a 5 bed, once I look at something i can tell it was originally a 4 bed and view it is a such.
And there’s nothing wrong with converted bedrooms once they comply.
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08-11-2019, 16:39   #22
riclad
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If the room is downstairs with no ensuite bathroom,
beside the kitchen,
it may look better to buyers to not list it as a bedroom,.
i,m not an expert ,fire regs might require a bedroom to have a large window that can be opened in case of a fire .
eg a window large enough for a person to leave the house.
or maybe the room is just small .the agents job is to sell the house,
i would simply follow his advice .
Most people will prefer to have all bedrooms upstairs ,
if the house has 2 storeys .
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08-11-2019, 17:48   #23
kceire
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If the room is downstairs with no ensuite bathroom,
beside the kitchen,
it may look better to buyers to not list it as a bedroom,.
i,m not an expert ,fire regs might require a bedroom to have a large window that can be opened in case of a fire .
eg a window large enough for a person to leave the house.
or maybe the room is just small .the agents job is to sell the house,
i would simply follow his advice .
Most people will prefer to have all bedrooms upstairs ,
if the house has 2 storeys .
Do not follow the EA advice on planning or building regulation matters.
The bedroom requires a window that opens with an area of 0.33 Sq. M and a minimum width of 450mm.
It also has to be between 800-1100mm from the floor level. No key locks either.
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08-11-2019, 18:38   #24
scamalert
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Ive been a bit misleading as looking at BER cert online it just mentions how many storeys house is and overall sq/m space - not sure where i got number of bedrooms mentioned



Since in Op description there was garage conversion done which seems legit, maybe issue of radiators absent would not classify it bedroom if they weren't installed, or extra insulation, which would be hard to guess here. but in recent years plenty people converted as those small garages arent fit for much, so extra room seems best option to utilize such space.


bottom question would be how much that affects general price, as most people would see it as a room if someone lived in it already vs just 4. as depending on extension 5th room might sound appealing to most maybe less value but better then some old unused space to store all the crap. But overall its dimensions that would be of more importance, as it could be room for small kids with bunk bed in it.

Last edited by scamalert; 08-11-2019 at 18:45.
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08-11-2019, 21:25   #25
Chet T16
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See attached pic. Both rooms have these windows along with bay window in the front room and sliding door in the rear one. Walls are dry lined (as is the house), attic is insulated, ceiling height is somewhere around 9ft. Both rooms have rads installed. So I'm not really hearing anything that gives me an answer.

They are off the kitchen alright (via a hall) and obviously downstairs but so were two of the original ones.

I'm not too concerned about it, it just struck me as a bit odd.
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08-11-2019, 21:38   #26
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Window looks small. Looks tight for means of escape/rescue.
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08-11-2019, 21:57   #27
nox001
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An attic conversion? If it didn't have the ceiling height it doesn't comply with building regs.. part F, unlikely it complies with Part B (fire) either, so its not a habitable room... therefore its not a bedroom.
Nothing stopping you using it as a bedroom though.
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08-11-2019, 22:00   #28
Chet T16
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Window looks small. Looks tight for means of escape/rescue.
It's the same as the two downstairs rooms
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08-11-2019, 22:04   #29
InstaSte
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That's a bedroom.

Fire regs etc only come into it with attic conversions generally (access/escape).

Won't make a difference in an ad though generally, those looking for a 5 bed will see the potential.

Go to a different agent, most would classify it as a bedroom.

Unless the agent is also a architect / tech, they wouldn't know the regs.
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08-11-2019, 22:14   #30
InstaSte
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You can literally call a dining room a bedroom if you want to FYI. It's just a name for a room.
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