I’d rather have a closet and 3 windows from my perspective but it would also depend on the size of the room. If it’s a large room I can easily fit more furniture as a trade off (a standing closet for example).

If someone is looking to purchase in order to rent out the house, the no closet thing could be a sticky point because renters definitely want a closet.

If your agent said “I know a contractor that can get this done fast for us”…then get a new agent

[deleted]

Link doesn’t work

If conditions are right and you set up at the right depth and structure, yeah its like pitch and catch. And to keep warm! 90% of the heat goes up not down. You’ll have a small puddle around the stove but you’re not gonna melt a hole in the ice lol. 3-4” is safe for a grown man to walk on, 6-8 is safe for snowmobiles, 14+ you can drive a full size pickup on

Is 3 additional windows (4 total) a decent trade for no traditional closet?

You need a new Agent.

The only 'profession' that just requires a GED and a 40-hour course doesn't tend to attract the best and the brightest.

'Common to the area' is the term appraisers use to justify the lack of a closet in a bedroom.

I think most people expect a window and closet for every true bedroom, regardless of the code.

get a different realtor

Typically in listings square footage, bedrooms, and features are in practice largely at the discretion of the listing agent, and the Buyers to decide what they think about it. If an argument can be made to a reasonable person that it's a 3 bedroom than it's a 3 bedroom in the context of a listing.

The only things that could override this would be like septic size constraints or perhaps claiming a bedroom in a basement with no separate egress, but typically even here as long as it's not a separate unit the interpretation of what constitutes a bedroom are very flexible

If a reasonable observer would think it's a 3 bedroom and there's no legal reason it can't accommodate 3 bedrooms then it can be listed as a 3 bedroom. The questions of valuation, and weather your property should be priced as a full 3 bedroom may be more nuanced.

Honestly though the bigger issue here, this seems like a red flag from your listing agent. I'd probably look for another realtor who's going to standup for my interests.

Correction from a real estate site. Mass.gov link chose to take the day off

https://merrimackvalleymarealestate.com/legal-definition-bedroom/#:~:text=The%20minimum%20size%20of%2070,outlet%20and%20a%20light%20fixture.

Reddit made me copy/paste new link

Great photo! 👍

Roof and siding were 100% replaced. Plumbing 100% replaced. Electrical 80% replaced. New windows and spray foam insulation. All permitted and inspected.

Unfortunately we will be lucky to break even after only owning for 4 years.

We renovated a bunch of capes with bedrooms like that. Furniture with hanging space can work well. After all, that used to be the norm.

We use all three rooms as bedrooms. We purchased it as a 4 bedroom and combined 2 smaller rooms into one more reasonably sized bedroom.

Flexibility and more space was our primary reason for not building out the closet when we renovated the space. It is a cape house with slanted ceilings so it technically has a closet nook under one of roof slants but it is only 3 feet tall with a bar for hangers but no door.

Fortunate enough to not have septic.

Interesting. I think in that case you may have standing to list as 3 bedroom. If you want to be exceptionally good faith maybe put right in the description it was a 4 bedroom originally and there are two closets. I think most buyers would feel reasonably informed based on that. Good luck OP 🙂

Property records have it as 4 bedrooms. Previous owners converted one bedroom into 2 back in the 1980s. We did a fully permitted renovation and turned in back into one large bedroom. Town has been slow to up the property record and told us the tax assessment is primarily based on square footage and bathroom count so we have pushed the issue.

It is actually a 4 bedroom on town property records. We turned two very small bedrooms into one larger bedroom.

classic scumlord. you gonna not 'build out' the roof too, asshole?

Very good point. The buyers perspective is important

This is actually an incrediblygood point, and another reason why it's so important to be an informed buyer and do your due diligence. Is the house on septic? And if so, is the system based on normal occupancy for a 2 bedroom or a 3 bedroom?

We are on the town sewer system. So septic sizing thankfully isn’t a concern.

I'd be pretty annoyed going into look thinking it had one. Think your agent is onto something with this one