As a real estate team, one of the most common questions we hear from buyers and sellers alike is: “Does this room count as a bedroom?” And it’s a great question—especially since the number of bedrooms can significantly impact a home’s market value, appeal, and even loan eligibility.
The answer isn’t always as straightforward as it seems. While local building codes may vary, there are several widely accepted standards that we, as agents, consistently look at when evaluating whether a room qualifies as a bedroom. Below, we’re sharing the key features that typically define a bedroom—and why they matter when you’re buying, selling, or pricing a home.
1. Minimum Room Size
First things first: size matters. Most guidelines require that a bedroom has at least 70 square feet of floor space, with one wall measuring at least 7 feet in length. This ensures the room is functional for sleeping and furniture placement.
So, if you’re looking at a small bonus room or a converted space, be sure to measure it. The square footage is often the first thing appraisers and agents (like us) will consider when determining whether it qualifies as a bedroom.
2. Ceiling Height Requirements
It’s not just about floor space—ceiling height plays a big role too. A bedroom should have a ceiling that’s at least 7 feet high over at least 50% of the room.
This is especially relevant for spaces with sloped ceilings, such as attic rooms. These can still qualify as bedrooms as long as enough of the area meets the height requirement. If the majority of the room is too low to stand comfortably, it may not make the cut.
3. Emergency Egress: A Way Out
Safety is a non-negotiable. For a room to be considered a legal bedroom, it needs to have an exit in case of emergency—usually a window or a door that leads directly outside.
That window must meet specific egress standards. Typically, this means:
- A minimum opening of 5.7 square feet
- At least 24 inches high
- At least 20 inches wide
This requirement ensures that a person could exit (or emergency personnel could enter) in case of fire or another emergency. It’s especially critical to verify in basement bedrooms.
4. Closet: Not Always Mandatory, But Often Expected
Surprisingly, a closet is not legally required in all jurisdictions for a room to be considered a bedroom. That said, in many markets—including ours—buyers expect one, and appraisers often factor it in.
In older homes, it’s not uncommon to find bedrooms without built-in closets. If the room meets all other bedroom criteria, it can still be counted—but adding a wardrobe or armoire can help clarify its function for buyers and agents during showings.
5. Private and Reasonable Access
A room should be easily and privately accessible to qualify as a bedroom. Ideally, it should open from a hallway or common area—not require you to pass through another bedroom.
This may seem like a small detail, but it can make a big difference in both usability and marketability. Buyers tend to value privacy, especially for multi-bedroom homes where space may be shared among family members or roommates.
6. Natural Light and Ventilation
Bedrooms should have a window that provides both natural light and ventilation. This isn’t just about comfort—many local building codes require it for health and safety.
In addition to meeting egress standards, having a window ensures the room feels open and livable. A windowless space may be cozy, but it typically won’t qualify as a legal bedroom—even if it’s large and nicely finished.
Why It Matters
As real estate professionals, we always want to make sure our listings are accurate and transparent. Mislabeling a room as a bedroom can create problems during appraisals, inspections, or financing—and even lead to buyer dissatisfaction down the road.
If you’re a homeowner getting ready to sell, it’s important to assess your home’s bedrooms correctly. Listing a bonus room or office as a bedroom when it doesn’t meet the criteria can backfire. On the flip side, if you have a room that does meet these standards but hasn’t been marketed as a bedroom, you could be missing out on added value.
What We Recommend
If you’re unsure whether a room qualifies as a bedroom, consult with a real estate professional who knows your local market (that’s where our team comes in!). We’re always happy to walk through your property and provide insight into what counts—and what doesn’t.
For sellers, we’ll help you market each space correctly and strategically. For buyers, we’ll make sure you understand exactly what you’re getting. Our goal is to keep your transaction smooth, accurate, and as stress-free as possible.
Bonus Tip: Marketing Flexibility
Sometimes, a room may not meet every legal standard to be labeled a bedroom, but it can still be a great guest room, office, nursery, or flex space. In those cases, we’ll suggest alternative ways to highlight its potential—without misleading buyers or appraisers.
Let’s Talk Real Estate
If you’re thinking about buying or selling or simply have questions about your home’s layout and value, reach out to our team. We’re here to help with honest advice, local expertise, and practical guidance every step of the way.