I get several calls each month from real estate agents, homeowners, and even other appraisers asking what makes a bedroom a bedroom.
So what makes a bedroom?
The best answer that I can give individuals is to go to your market and research. Every market is different, and each sub-market may or may not recognize that space as a bedroom.
The International Code Council (the source for State Building Codes) definition of a habitable space is a building for living, sleeping, eating, or cooking. Bathrooms, closets, halls, storage, or utility spaces and similar spaces are not considered habitable living spaces. Their definition of a bedroom is a room designed as a sleeping or bedroom on the plans. This definition was amended by North Carolina, and may not be adopted in your area.
Furthermore, all habitable rooms shall be provided with natural ventilation through windows, doors, or other approved openings to the outdoor air.
When the winter design temperatures is below 60 degrees F., every dwelling unit shall be provided with heating facilities capable of maintaining a minimum room temperature of 68 degrees F. in all habitable rooms at the design temperature. The installation of one or more portable heaters shall not used to achieve compliance with this section.
So here are some of my golden rules for labeling bedrooms:
- Is the space big enough for a bedroom? Code calls for a room to be at least 70 sq ft. and not be less than 7 feet in any horizontal direction. Many suggest for a single bed to fit comfortably, the room should measure at least 8x10 feet.
- Is there a closet? The Code does not count closets as habitable space. Since bedroom closets were not a common design in older homes, do not disqualify rooms in these homes which do not contain closets if they were clearly intended to be used as bedrooms.
- How many bathrooms are in the home? If you have a home that has three bedrooms, and one bath, and the owner insists that you count that other room as a bedroom, I would go to the market and compare what is typical and accepted.
- The bedroom does not need a window, as noted above. Although, the space must have a glazed area to provide natural ventilation to the outdoor i.e. a door to the outside would be okay. So, it must either have a window or a door.
- Ask yourself how the market would perceive this space. Is it on the third floor with no water closets or bathrooms. Is the space heated with a permanent source? Is the ceiling height at least 7 feet? Does it meet current governmental regulations?
- What was the space originally intended for?
So is it a bedroom or just another room? Go to the market, and research. Remember to compare apples to apples. Do not use a 1960s year built, to derive market acceptance to a 2000 year built home.
New construction can be challenging. Most fourth spaces, such as game rooms, now have closets. As noted above, what is it's intended use (per plans), and again whats the market acceptance?
For more information go to http://www.valuation-expert.com/ and click on the frequently asked questions tab.
Also, I have a link to ANSI and NC Real Estate Commission Guidelines on square footage.
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