"Loft" Bedroom in a Rental?

Question

In one unit of the duplex we're looking at there is an upstairs that leads to a bedroom, bathroom and another bedroom that is not closed off (sort of like a loft space). Essentially you have to walk through the open bedroom to get to the (only) bathroom and the other bedroom.

It appears right now that there is a family who lives there currently and their child has the closed off room and the parents sleep in the open bedroom...it seems to work OK for them but I am concerned that down the line other renters would not consider this a second bedroom and we would have to price it as a 1 bedroom unit.

To close off the open bedroom would make a very small bedroom and make a tight hallway to the bathroom and other bedroom.

Does anyone have any experience with this type of layout? I imagine it is similar to having a rental property with a loft bedroom (less privacy). Do you think it is worth it to close off the bedroom?

Kristin Caras · Answer

@Ray Harrell and @Jake Stuttgen thank you! The room closed off would still have two windows and a closet luckily but the size and service to the room is good to consider as we're checking this property out  - thank you!

Kristin Caras · Answer

Thank you all for your input and help! We actually just found out our offer was rejected and they accepted a higher offer. On to the next one!

Jennifer T. · Answer

One of my units is one half of a shotgun double.  For those of you not familiar with this type of layout, one room runs into another and runs into another.  With no hallways and often no doors.  Mine has no doors, except for the bathroom door (there is a small hallway in front of that).  Each room is the width of the unit.  Back in the days before a/c, you could basically turn the house into a wind tunnel.  And the joke was you could open the front and back door, shoot a shotgun shell, and it would sail through the house and into the backyard without hitting anything.  Hence the design and name.

At any rate, this unit is a 2 bd/1ba and I advertise it as such (everybody does), even though the bedrooms don't have doors and have to be walked through to get to the kitchen, etc.

My typical tenants are couples who enjoy the extra space and use the second bedroom as a dining room or office.  But I've also had small families rent out that unit also.  I don't usually have any trouble renting it out, nor do I need to subtract anything from market rent for a 2bd.

Kristin Caras · Answer

@Wesley W. that is similar to how the current tenants have it set up now, the parents have the open room and the child has the closed room...That is good to know that you're able to rent your similar unit for almost the same price! The current tenants are paying like it's a 2 bed vs a 1 bed.

@Colleen F. The way I was envisioning you'd have both doors with clear access to the stairs, opening to the "hallway", the only tighter space would possibly be the hallway section leading to the bathroom... I think it is possible. As you suggested, this is a military area and a bunch of friends renting rooms together aren't going to want this open space, but a family with a young kid, perhaps. I think if we can negotiate the property to the right number we would close the deal and add the new walls.

Colleen F. · Answer

@Kristin Caras  i was actually thinking about manuvering the furniture.  If you make a hallway can you get the furniture in and out of both bedrooms. Can they manage a queen boxspring.  How small of a dresser?

Another consideration, who are you opening your rental market up to that wouldnt rent it now?  Do you have a problem renting it now?  Would it be enough to close the loft aspect? Just some thoughts.

Wesley W. · Answer

You would market this as a 1BR, so your price per sq. ft. might take  a hit.  However, the space could be utilized by a single person, a couple, or a parent with a young child, whom would have their BR in the loft area, right off the parents' proper BR.  It's a restricted tenant pool, but I have an apartment with a similar layout, and I rent it for $25 less compared to similar square footage.  I have a single mother with a toddler as current tenants, and it works for them.  In my case the  smaller "back" BR is closed off with a door and the front one is open (mom's room).

Kristin Caras · Answer

@Colleen F. thanks! The more I look at the space I think the room would be small but still able to fit a dresser and a queen sized bed with enough walk room... something to think about! It is a strange set up as it is right now

Colleen F. · Answer

If you close it off and add a hallway to the other bedroom you are losing space, two to three feet of width which can get difficult for furniture.  If the loft is open to a lower area and these are the only bedrooms, the most effective strategy may be to enclose the loft with a privacy barrier to the lower area or have a seperate entry to the other bedroom coming from the other side. It doesnt sound like a good rental setup. Closing it may make it less desirable.

Ray Harrell · Answer

in most places a bedroom has to have a window and a closet, so also consider that in your plans along with minimum size. Also your hallway will have to be a certain width. U will also have to run HVAC and the required number and placement of electrical outlets.

Jake S. · Answer

@Kristin Caras Make sure to check with city codes what a legal sized bedroom is to make sure it's big enough, but yeah I agree with your logic on it!

"Loft" Bedroom in a Rental?

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