We discussed this here in opposite last week. I have a 6BR & no one was looking at it. I never consider the basement BR's as countable. Most of the time they are illegal like the fire marshall says. 3BR plus bonus room, den, whatever.

Big basement with bonus space!

Lots of good answers where. I am with Mike & Eve Alexander - call it like it is ... two non conforming rooms in basement. Then if you so desire ... fluff it up with possible uses for the rooms.

why not just call it as it is.

2 NON-CONFORMING rooms in basement.

Eve

Play or room storages, sewing or, hobby rooms etc. Suggestions with no fact

I'd call it a basement with separate rooms -- the possibilities await.   

Fred Hafdelin I would list it a full finished lower level with additional rooms that can be used for workout space, office, den, etc.

Study rooms for the kids that will be actually used for games.

Finished rooms in basement.

I run into this problem with a few of our rentals, some folks will try to use these as bedrooms nomatter what I call them. 

If I catch them doing it then they are out, far too much liability in the event of a disaster.

What Mike & Eve Alexander said.

   Give written disclosure re: the Fire Marshall's determination.

they can still be usable rooms, if they have the proper ventilation!!! den, rec room, study, etc....just not sleeping quarters....

Just be honest with other agents. What a successful buyer does with these two rooms after closing is their business. Seller must understand the position you are in with this.

Fred,

There are great suggestions here, and they are all viable. A

Just describe those rooms as "flex" space. But don't under any circumstance call them bedrooms even if they are currently used that way.

I agree with others that suggest the other potential uses for these rooms.

I would assign uses to them - one is the den and one is the home office or whatever your MLS has as another room - 

I vote for Sally K. & David L. Hanson suggestion! We do not have basements so I find the comments interesting.

Finished lower level with many options for use...the pictures will help tell the story...

Is one large enough to be used as a home theater room?

We call them bonus rooms that can be used as an office, den, family room, craft room etc.

I run into this all the time and make reference that they are extra rooms that could be used a workout or hobby room, man cave, storage or for the buyer to use their imagination.

Non-conforming rooms unless seller is willing to install larger windows for exit in case of emergency.  

Three bedroom house with two bonus rooms in the basement that are perfect for an office or study.

I list them as 2 non-conforming bedrooms in the basement.  I would have a disclosure about what the fire cheief had to say or better yet a written statement from him.

The basement has two additional rooms which the seller has used as bedrooms, but they have no egress. These would be "flex" rooms or bonus areas. Full disclosure always.

Playroom, storage, office, exercise room?

I call those types of rooms in the basement a den.  Of course, if you photograph them with beds, the buyer's mind will connect the dots.

Yep 3 bedrooms with bonus rooms in the basement.

3 br, bonus rooms in basement as office, sewing room. No basement will not be included in the sf. 

When in doubt, stick to just the facts...... "finished basement offers XXX square feet".........

Huge flex / bonus room! 

I would also pay attention to apprasial requirements since in our city basements are no appraisal space but appraisers have latitude in giving it a value or no value at all.

But put it in remarks two non conforting bedrooms in the basement.

I would disclose that in the listing

That's why you Never do inspections prior listing you never know what your going to find out.  

With that said........

What will the cost be to make them conforming and what would the list price be by making that change?

I would NEVER suggest or insinuate with text or pictures that the basement spaces could be used as bedrooms. If a tragedy were to occur I suspect you would find yourself as one of the defendants in a lawsuit and would be particularly vulnerable since the fire inspector said that the basement bedrooms are non-conforming.

Egress is a serious issue when it comes to fire. These regulations exist for a purpose. They save lives!

My advice is to be particularly careful how you advertise this property Fred.

Finished bonus space is the way to go!

I call it a "finished basement" and let the buyer decide how to use. I would not have taken on the liabiity to have them inspected as now you may have to disclose exactly what was said. Most codes stipulate egress and full size windows. 

I don't see your question Fred. We get this scenario a lot with converted garages.

Just describe them as basement rooms.

I had a home listed one time and the bedroom was in the basement & I had the owner put in a larger window becasue we had enough space to make it legal. 

bonus rooms that can be used for crafts, office, den, a gym etc.

Better you should find out before you launch the listing than get in trouble for inaccurate representation afterward!  Call them flex rooms.

We don't have basements in Dallas; however, some great answers were provided.

Two bonus rooms or non-conforming room tells people what to expect.

I am not familiar with the laws, regulations, etc. in your jurisdiction that may apply to this situation.

Fred Hafdelin - simply mention that they are additional rooms.

Just state it as it is. There are rooms in the basements that don't qualify as bedrooms, but would work for office space, ect. 

Fred Hafdelin I would possibly promote the home as a five bedroom home with an agent remark explaining that they are not considered to be bedrooms.  Buyer to check.  Disclose and explain and have the buyer acknowledge that it is only a three bedroom home in some eyes.

So it's a 3-bedroom house with a bunch of below grade finished space.

I'd go for office and study myself

Add'l Sq, Ft. finished in LL

If it pencils, have proper egress windows installed. It usually doesn't pencil but in our area if the home was near WWU then it would be worth it as rents are $550-$600/mo per legal bedroom.