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This is a common question that comes up whether buying, selling or remodeling a home, and yes, there are certain requirements for a room to be considered a bedroom. Below we will explain them and add a few notes of other "creative" ideas for bedrooms that do not meet the criteria.
6 Main Requirements for Being a Bedroom
Room must be a minimum of 70 sqft. With a minimal horizontal measurement no less that 7 feet. For example it cannot be a 5ft x 14ft room to meet the 70 sqft minimum.
Room must have a minimum ceiling height of 7ft. *Height requirements for a basement bedroom differ slightly. Minimum height of 6'8" and beams no lower than 6'4" * Rooms with sloped ceilings have a minimum requirement of 7ft for at least 50% of the room
A second form of emergency egress (a window) that meets the following criteria. This egress is a fire safety precaution in the event there is a fire and you can't escape though the bedroom door. *Maximum height of 44" from floor to lower window sill *Minimum 5.7sqft of opening area, roughly 20"wide x 41"tall. (5sqft ok if grade floor opening) *Openable without the use of a keys, tools or special knowledge *Minimum 24" tall, Minimum 20" wide *Open directly to public way or yard or court (aka outside)
A window for light that is at least 8% of the floor area. *A window or other source of ventilation to the outdoor of at least 4% of floor area.
A heat source capable of maintaining 68 degrees. Portable space heaters are not acceptable.
A smoke detector. Smoke detectors are required in all bedrooms and hallways outside of sleeping quarters. *Modern code for new building and additions stipulates that all the homes smoke alarms are interconnected so if one goes off, they all go off. It also is required that they are hardwired for power with a battery backup. This does not necessarily apply to older homes, but if you are doing a permitted remodel or addition you will be required to meet modern code.
Other Thoughts in Regards to Bedrooms.
Closets
It is common thought that it is required to have a closet in a bedroom. It is not required by any codes or appraisers that i've found that there be a closet to consider a room a bedroom. While usually expected and appreciated to have a place to hang your clothes and store your personal belongings, its serves no purpose from a code standpoint for health or safety.
That said, for me and every realtor I've met, a bedroom needs a closet.
Garage Conversions
Another common move that I see with remodels and home renovations is to turn a garage into a bedroom. Most of the time they will add windows and meet most of the criteria mentioned above, but will overlook the fact that the garage is still housing a gas furnace and a gas water heater. Gas (or fuel burning combustion appliances) are not permitted to be in sleeping quarters*. They pose a serious risk of carbon monoxide poisoning, exposure to gas leaks and a much higher likelihood of the possibility of a fire.
* There are some exceptions to this rule but they involve direct vented appliances or the appliance being contained in a room with weather stripped, tightly sealed self closing doors. Please do your research before installing a fuel burning appliance in a bedroom.
Please keep in mind this is all modern code and does not necessarily apply to older homes. For example an older 1940's home may have a bedroom window that does not meet the 5.7sqft size requirements for a second form of egress, that does not mean it is no longer a bedroom in todays market.
As inspectors we never really "grandfather" anything in and may call out window size or sill height from the floor as a concern, but that does not mean that someone can't live in a house with a few undersized windows, or be fined for such an atrocity. It just means that it does not meet modern code, which is established to be a series of best practices to keep people safe and healthy.
I hope that was informative in one way or another and wish you all the best.
Thanks,
-Brennan
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