Alaska Home Inspectors

Patrick Hartshorn · Home Inspector

Ok, here is something that came up at an inspection and I do not know who is the one that would call attention to this, me or someone like maybe an appraiser???

The place is advertised as 4 bedroom, but one of the rooms being called a bedroom is 7 foot by 8 foot. This calculates to 56 square feet. It does have a small closet and legal egress. The buyer called attention to it trying to get me to say it is not a bedroom, he is probably trying to knock the price down a little.

Do you think it is my job to call attention to this or is it someone elses, what would you guys do???

I would not want to be the one who gets sued at a future time for not saying something now and the new owner perhaps is selling at a future date and gets nailed on the number of rooms.

I do not know the septic size since there is no papers on this one, it is a foreclosure.

The code book (IRC 2003) sais that there must be a minimul room of 120 sq/ft to define the place as a dwelling and then no other "habitable rooms" shall be less than 70 sq/ft with no less than 7 feet in any one horizontal distance.

I would assume this means all rooms under 70 sq/ft are closets, storage, bathrooms, etc..

I would appreciate any facts or opinions on this one.

Thanks

Patrick Hartshorn

**Chris Roust** · Site Admin

Pat,

The building code standard is that a bedroom must be at least 70 sq ft as you stated. I would definitely call this out and recommend that the room not be used as a bedroom or other habitable use. I believe that we need to inform our clients that this size of room is too small for habitable use under current building standards. It is then up to them to decide how they will use the room but we have made a sound recommendation backed by national building health and safety standards.

Kevin Jones · Home Inspector

Patrick,

I agree with Chris. There is no reason not to comment on the room being undersized for bedroom use. I would add this in the area of general comments of my report.

stevedecosta

bedrooms may be an interesting question. I am confused. I do not find "bedroom" mentioned in my
short version"code check" by Mike casey nor do I find
"bedroom " mentioned in ASHI sop. I also am under the understanding that a HI is not required to be a code inspector, .Am I missing something?
Is there anything wrong with saying " I don't know."
with " check with the owner or realtor"?
Fema describes a habitable home as "safe, sanitary, and functional".
I also do not find bedrooms mentioned on my ITA
report forms.

Patrick Hartshorn · Home Inspector

I am not sure how to answer your question and will leave that up to the more seasoned inspectors.

As far as my company, I was trained to inspect existing homes based on "Industry standards" and/or local health or safety regulations. I have always been told that we do not have "codes" in Alaska per say, unless they are adopted by a particular area (Anchorage for example).

The other side to this is that "industry standards" are codes! We are just using the code books as a backing so we can point issues out that are considered incorrect, unsafe or unhealthy within the industry. It all comes down to the fact that the industry is driven originally by codes.

The new home inspector that inspected my house in Wasilla wrote up many issues to my builder and cited "codes" as a backing. My buildier basically said "thats nice, but there are no adopted codes in Alaska for these issues", and continued on with things his own way. The idea of the home inspection was great, however the inspector had no authority and the builder had no care! My house is 2.5 years old and there still are issues unresolved with the builder concerning the home inspection. Our existing home inspections are basically the same, they don't have to comply with any of it, it is up to them and the others involved with the report or transaction to decide what to deal with or not deal with.

Per my original question, I am now confident that we are responsible to point out the room size if it appears or there is proof that it is being used as a "habitable" room. The home in question was being sold as a 4 bedroom, and there were really only 3. I now feel that if I did not point this out and a future issue arose, they would come back on me as well as anyone else involved for blame, I have some of my insurance because it is the law and some because it is a good idea, not because I want to use any of it!

Pat.

Kevin Jones · Home Inspector

Pat,

You just proved yourself wrong! You started your post with "I am not sure how to answer your question and will leave that up to the more seasoned inspectors." However, your response show you do know how to answer the question. You were right on!! Have a great day.

Patrick Hartshorn · Home Inspector

That is actually funny Smile

I actually never intended to answer the question, I guess I am a little scared someone will take my advice and use it but it may not be the "standard" for others in the area.

I am a franchisee and trained by the franchise, some times I worry their way may not necessarily the best way around here.

Thanks though, I appreciate the comment.

Pat H.

Carol Perkins · Home Inspector

Pat, there is always someone who will have a different outlook on an issue. That is why the inspection report expresses the opinion of the inspector of the house at the time of inspection. Us old timers are always calling each other to get another's opinion some item or some times even code interuptation.

Did you know there is no requirement for a closet in a bedroom in the code books? FHA does requirement a closet, but I have seen them wave that if a wardrobe was provided.

Me, I would memtion the room size and note that it could be concern for some financing. It isn't really a health and safety item unless the window would be blocked by the bed.