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Can I call a reception room a bedroom?

My house is unusual in that it is very large but I chose to configure the first floor into 3 master-suite bedrooms instead of potentially 5 bedrooms (3 ensuite) and a family bathroom. Part of my reasoning for doing this was because I don't like the idea of having a guest room alongside my family's bedrooms so I earmarked a large room at the far end of the ground floor corridor as the potential guest room with a shower room directly adjacent. Whilst this works in practice for us, as it would for many other people who'd probably like to buy it, most prospective buyers who are searching online for this type of house would set their search criteria for a minimum of 4 or 5 bedrooms. As we also have a 550 sq ft kitchen/diner/family room and a large drawing room, and a further 2 decent sized rooms on the ground floor would it be okay for me to advertise my house as 5 bedrooms and 3 reception rooms, which include the family room aspect of the kitchen?

Asked on Feb 20 2014, General in Beckenham | Report content

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  • Why not advertise it as it would be anywhere else in the world, Xsqft and n rooms. If the ad includes a floor plan potential buyers can work it out.

    Answered on Feb 20 2014, Report content
  • Thank you Quip - that makes total sense. But, unfortunately, the search engines like Zoopla and Rightmove etc don't have criteria boxes for square footage and number of rooms - only bedrooms - which means that someone who's looking for a big-ish (4000 sq ft) house would probably input minimum 4 or 5 bedrooms because most houses of this size would have that number of bedrooms on the first floor - as was originally planned by the architect of my house.

    Answered on Feb 21 2014, Report content
  • There is no rule that says upper floor rooms are bedroom and ground floor rooms are 'receptions'. So count up how many rooms you have,, not counting uninhabitable rooms such as bathrooms. Within reason, how many of those rooms you call a bedroom and how many a reception is up to you. So long as a 'bedroom' is big enough to hold a bed, and dosn't fall foul of building regulations with regard to safety such as escape from fire, you can call it a bedroom. You need to be aware that unless you are selling a student let, too many bedrooms and not enough receptions will downgrade your property in the eyes of a potential buyer. Also, I personally avoid properties where a nice generously sized room has been messed up to created an extra bedroom or an 'en suite' bathroom. I am looking for a 2-3 bedroom property not because i need all those bedrooms but because it's the only way to search for what I really want (probably after extensive alteration): 1 good sized bedroom, 1 generously scaled bathroom, and a good sized study.

    Answered on Feb 22 2014, Report content
  • Top man Quip! That's what I was hoping to hear because it just makes sense. I know exactly what you mean re searching for a place that you could configure to suit your lifestyle and I wish you luck with it. Thank you.

    Answered on Feb 22 2014, Report content
  • John: How do your council 'view' your property regarding bedrooms? Also, what about your home insurance, they would also need to know how you have laid out your home? Normally, bedrooms DO have to approved (council/insurance) due to the fact of potential fire, coukd take place whilst people are asleep. You get people converting their lofts etc but do not provide adequate escape routes. This is where 'building control' via the local council comes into play. Bedrooms (legally) can't be placed anywhere, they're are specific safety measures to take into account and if in doubt? Speak to Bromley council building control for advice in using a reception room as a 'bedroom'. From what you have written above, it does look fine though ...

    Answered on Mar 28 2014, Report content

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