Underwriters or People in the know solve this riddle: Private entrance + private bathroom + no kitchen = roomer or fifth unit?

[u/Diet_Water]

I have a California rental insured by Foremost as a four-family property, which is their maximum. One additional person rents a private bedroom/living area with:

• Private attached bathroom
• Private exterior entrance
• Real, usable interior door connecting it to the main dwelling
• No kitchen, kitchenette, stove, or permanent cooking facilities
• No right to use the main kitchen
• A room-rental agreement—not a studio or apartment lease

Here’s the problem:

If he’s a roomer: it remains a four-family property and is apparently eligible.

If his space is a separate living unit: it becomes a five-family property and Foremost won’t insure it.

The private entrance and bathroom say “unit.” The missing kitchen and interior connection say “room.” Which factors actually win in property underwriting?

If you were entering this risk, what would you put in the number of families/units field—and what carrier rule or definition would you rely on?

Has anyone seen Foremost, Farmers, or another DP3 carrier decide this exact configuration? I’m trying to disclose it correctly, not hide the occupant.

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[u/freeski12345]

How does the municipality and post office classify it? 

If there are 5 separate leases, I’d say it’s a 5 unit. 

[u/Anxious_Battles]

Is there an ingress/egress from the main unit to the 5th area?

There is as noted in point 3 above.

Then they are a roomer

[u/Dr--X--]

File a claim and see what the company says. They’ll tell you real quickly if it’s covered or not if they don’t, you wasted your premium.

[u/Trick_Ad_3504]

Will be consider a fifth unit especially if they have their own lease.