Why do realtors in MSP advertise 2 full baths when it's only 1?

[golfgal]

Originally Posted by 1stpontiac

I agree, I don't see what the issue is? I would find it much more misleading if a home was listed as 900 sf when there was another 900sf of finished bedroom and family room in the basement.

On a cold blustery day around here, those downstairs family rooms with the fireplaces are the best spot in the house!

And on hot, humid days, they are generally nice and cool!!

[MrRational]

Originally Posted by 1stpontiac

I agree, I don't see what the issue is?

Misrepresentation.

The issue comes up when looking at the listings.
The pictures look similar, close by... X says 3000SF Y says 1500.
Be consistent. The HUD and NMA rules are a good standard to use.

You don't have to deny the (legally remodeled to code) lower level rooms...
just describe them as being separate from the original construction.
Even when they're done as part of new construction... it's still below first level.

It's not that hard.
When the time comes for tax assessment the owners begin to appreciate the point.

[golfgal]

Originally Posted by MrRational

Misrepresentation.

The issue comes up when looking at the listings.
The pictures look similar, close by... X says 3000SF Y says 1500.
Be consistent. The HUD and NMA rules are a good standard to use.

You don't have to deny the (legally remodeled to code) lower level rooms...
just describe them as being separate from the original construction.
Even when they're done as part of new construction... it's still below first level.

It's not that hard.
When the time comes for tax assessment the owners begin to appreciate the point.

It's pretty standard around MN to include finished sq footage in the overall sq--every listing I've ever looked at that does clearly stats that it's 3500 sq feet with 2000 above ground and 1500 below--or whatever. How is that even remotely misleading? I would say that pretty much everyone buying a house around here understands how that works.

[1stpontiac]

Originally Posted by MrRational

Misrepresentation.

The issue comes up when looking at the listings.
The pictures look similar, close by... X says 3000SF Y says 1500.
Be consistent. The HUD and NMA rules are a good standard to use.

You don't have to deny the (legally remodeled to code) lower level rooms...
just describe them as being separate from the original construction.
Even when they're done as part of new construction... it's still below first level.

It's not that hard.
When the time comes for tax assessment the owners begin to appreciate the point.

I just bought a house and I didn't find it to be misleading at all. If X and Y look similar and X is twice the sf, then I assume X has a basement, which I quickly confirm by looking at the rest of the listing.

[BillWallace]

I'm a Realtor so I'll add my perspective.

All agents are required to fully fill out bathroom details when they list a house on MLS including how many are 1/2, 3/4 and full baths. I think the problem arises in how that information is translated by real estate listing sites. Many of them aggregate the baths together without breaking down the 3 different types. Even on the MLS that Realtors use the main field we can sort on just shows "total baths" which includes all 3 types and you'd have to go to the details to see what the makeup of each is.

In regards to the basements, we are required to break out foundation square feet, above ground square feet and below ground square feet (system calculates total from those). I do believe that the vast majority of Realtors rely on either the square footage listed on previous listings of the house or tax records and very few actually measure a house themselves these days. There is no requirement to show original vs. added later but the seller must disclose any additions they have made in a Sellers Disclosure. That document isn't normally posted on regular real estate search sites and really only comes into play if the current seller is the one who did the addition.

Hope that helps.

[Beenhere4ever]

Any incentive to keep footage private till one gets an offer? I mean, there has to be a document where the law requires everything to be according to legal definition. But in advertizing? Most advertizing is kinda half truths anyway.

[BillWallace]

Originally Posted by Beenhere4ever

Any incentive to keep footage private till one gets an offer? I mean, there has to be a document where the law requires everything to be according to legal definition. But in advertizing? Most advertizing is kinda half truths anyway.

You can't do that if you list the house on MLS (where 95% of the homes are sold). If a Realtor fails to fill out key fields like that they get fined.

Even if you did For Sale By Owner it's pretty easy to look up the size on most county websites.

That said, it is always the responsibility of the buyer & buyer's agent to verify the size listed by the seller.