The question sounds innocent enough, but the answer can be tricky. In the Lakes Region of NH, most properties are serviced by private septic systems, and the septic system design/capacity determines the number of legal bedrooms that have been approved for a dwelling. Each bedroom in the design accommodates 2 people full time (usage wise) so a 2 bedroom septic approval was designed to accommodate a 4 person family for full time use. But what happens if you own a waterfront cottage, that was built with a 2 bedroom septic design but you have added a couple of beds to the loft area , and oh yeah, you also modified a smallroom off the kitchen with a few beds for the grandchildren. Do you now have a 4 bedroom house? It would sure be a bonus when you are selling the property to be able to advertize the 2 extra "bedrooms". But you have a home with a septic disposal system officially rated as a 2 bedroom. You would be misrepresenting the property if you advertised it as anything other than a 2 bedroom home.
Hermit Lake Home?
Not Exactly. NH DES has come out with a ruling that will allow a homeowner to advertise a property as X bedrooms, as long as the homeowner has contracted for a septic design that accommodates X bedrooms AND the NH DES has approved the new plan.
This is a good solution, in my opinion, because it allows a Seller to advertise and market his/her property to it's fullest potential, and yet the Buyer will make a decision with the full knowledge that the system is currently undersized for the home as it is represented but the lot can accommodate a properly sized system.
If you have any questions or would like to discuss further, please give me a call at 888-737-5550
Paula Hinckley 603-566-6608 Carl Sack 603-566-2386 Licensed Realtors in NH Lady of the Lake Realty Meredith NH Office 603- 677-7012 www.nhlakesrealty.com or www.lakeorskirealestate.com to view lake homes
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