If you have ever wondered how a home’s bedroom count is determined, you’re not alone. The question of "how many bedrooms does this house have?" can sometimes feel like a mystery—one that even buyers, brokers, and appraisers struggle to answer consistently. With multiple “sources of truth” and occasional discrepancies among them, understanding the true bedroom count of a home can be a challenge.
The Sources of Truth
When determining the number of bedrooms in a home, there are typically three main sources to consider:
- The State-Approved Septic Design
If the home is on a septic system, the septic design will specify the number of bedrooms it is approved to support. This is not just a guideline—it’s a legal limitation based on the septic system's capacity. For instance, a two-bedroom septic system is designed to handle the wastewater produced by a two-bedroom household, regardless of how many rooms the home might have that could technically function as bedrooms. To me this was always the ultimate source of bedroom count. - The Town Tax Card
The local tax assessor’s office maintains records on each property, including the number of bedrooms. These tax cards are often used by real estate professionals and appraisers, but they can contain errors or outdated information. - The Construction of the Home
This refers to how the home is physically built and whether rooms meet the legal definition of a bedroom. For example, a bedroom typically needs adequate square footage, a closet (in most areas), and proper egress (a window or door large enough for escape in an emergency). Even if a room is labeled a bedroom on the tax card or supported by the septic system, it won’t count (to some) if it lacks legal egress.
Examples of Confusion
Discrepancies can arise when these sources don’t align, leaving buyers and professionals scratching their heads. Here are two common scenarios:
- Septic Design vs. Tax Card
A home’s septic design might specify two bedrooms, but the town tax card lists three. In this case, the home’s wastewater system is only approved for two bedrooms, and advertising it as a three-bedroom property could mislead buyers or violate local regulations. The MLS does not require that homes are advertised by the septic design so if a tax card has a higher bedroom count it’s not necessarily a violation for the agent to use that. - Septic Design and Tax Card vs. Construction
Both the septic design and tax card might list three bedrooms, but one of those rooms lacks legal egress. Without proper escape routes, it cannot be considered a bedroom, no matter what the paperwork says but the North Conway area has a ton of bedrooms that do not have proper egress so that is definitely not taken into consideration when determining bedroom count.
So, Who’s Right?
The short answer is: it depends. There’s no universally agreed-upon standard for which source takes precedence. In a recent meeting with local designated brokers, I heard a lot of discussion on this topic, and while there’s general agreement on best practices, there’s no set rule. This makes it crucial for buyers to ask questions about how the bedroom count was determined when evaluating a property.
What Should Buyers Do?
If you’re serious about a property and the bedroom count seems unclear, here are a few tips:
- Ask Your Broker for Clarity
A good broker will dig into the details for you, reviewing the septic design, tax card, and the home’s construction to provide a clear explanation. At least if there is a discrepancy, you will understand it. - Request Documentation
Ask to see the septic design and verify the number of approved bedrooms. Also, review the town tax card and confirm that all listed bedrooms meet legal requirements.
Why Does It Matter?
The bedroom count can affect everything from property value and taxes to how comfortably you can live in the home. If you plan to rent the home, it can impact how you advertise the house and in some cases, if you can get a rental permit for the home. It’s also a key consideration for future resale. A home that’s inaccurately listed as having more bedrooms than it legally supports could create problems down the line—for you or for the next buyer.
Final Thoughts
When it comes to bedrooms, the numbers don’t always add up neatly. By understanding the different sources of truth and asking the right questions, you can avoid surprises and make a more informed decision. And remember, it’s always okay to ask your broker, “How did you determine the bedroom count?” It’s their job to help you navigate the confusion and find the right home for you.
If you’re looking at properties in the North Conway area and want expert advice on navigating tricky details like this, I’d be happy to help! Feel free to reach out any time.