Does That Count as a Bedroom?
There’s no single legal definition for a bedroom in Texas. The International Residential Code (IRC), published by the International Code Council and adopted by Texas in 2001, establishes a set of residential building standards for public safety and welfare that include requirements for what can be considered a bedroom. Amendments to the IRC adopted by local jurisdictions may add to those requirements.
If it is not obvious whether a room in your listing counts as a bedroom, the IRC and other codes mentioned here can help you resolve the question.
Your local building official is a good source of information on local codes and amendments to the IRC.
Misrepresenting the status of a room in the MLS could put you at risk of violating the MLS’s rules, Article 2 the Code of Ethics, which states that REALTORS® must avoid exaggerating or misrepresenting facts related to the property, and TREC Rule 535.155(d), which states an advertisement could mislead or deceive the public if it is inaccurate in any material fact or representation.
The IRC requires a bedroom to have:
- A floor area of not less than 70 square feet and not less than 7 feet in any horizontal dimension
- A minimum ceiling height of 7 feet, and if there is a sloped ceiling, then a minimum of 50% of ceiling must be a minimum of 7 feet high
- At least one operable emergency escape and rescue opening with a clear opening of not less than 5.7 square feet, and a required egress window that must have a minimum width of 20 inches, a minimum height of 24 inches, and a maximum window sill height of 44 inches.
Housing built prior to the adoption of the IRC by Texas that remains unchanged is not required to comply with IRC standards for what may be considered a bedroom. However, there are some instances when requirements on what may be considered a bedroom are imposed on such housing, including specific requirements of the IRC, the International Property Maintenance Code, the International Fire Code, or from a local building official. Additionally, the Texas Property Code’s definition of “an area of a dwelling intended as sleeping quarters” applies to rooms offered for rent.
Whether a bedroom must have a closet is not governed by the IRC or Texas Property Code, but local residential codes may require one, along with heat sourcing and other amendments to the IRC. Furthermore, certain lenders, like FHA, VA, and Fannie Mae, may have definitions for a bedroom within their appraisal guidelines.
If you “advertise” it as a bedroom, it better be what the majority of buyers would call a bedroom. Forget what some agency might say, as it will be the buyer who sues you and your company. If the room does Not have a closet, you would be advised to call it a study or office, and then let the buyer turn it into a “bedroom” by adding a wardrobe or armoire. We also have a problem with Listing Agents who put a “2-car garage” in MLS and in reality, you can only fit one car in it. (There is… Read more »
Excellent reminders and information.
Great advise about the Closet or added hanging space for wardrobe. The Buyer will quickly comment on a “bedtoom” without a closet.
A 2 car garage is a 2 car garage. The fact the buyer may drive a car two large to fit in the garage does not change the fact it is a 2 car garage. The buyer needs to try his car in the garage before deciding to make an offer
Of course that’s just your take on the topic.. but that doesn’t make it fact.. The size of the door doesn’t make or break a two car garage..
Also, who is going to determine what the “majority of buyers would call a bedroom”? The bedroom has to have a closet huh? I just sold a $750K house with a bedroom that didn’t have a closet.. NO BIG DEAL… There were closets the size of bedrooms that ran off of the master bathroom.. Rather than trying to come up with your own complicated definition of “bedroom” maybe Realtors should just do what makes sense or do what your Seller directs you to do. It’s simple enough to mention a non-traditional bedroom in the description if you’re really concerned about… Read more »
I think it’s an issue when a seller converts a garage to a bedroom by covering the garage door with unpainted plywood. No closet and no bathroom. Bathroom access is going outside to the main door to the house to get to a bathroom. In this instance I think the seller and or agent may be trying to increase the square footage.
I think the history of closets in the US might date back to when we were England’s colony. In England a closet counted as a “room” and property was taxed by the room, so our early settlers from England used furniture as wardrobes…..not closets!
Very well said and agreed!!
I also don’t like when a listing says, 4-3 but it’s 4-2.5. I’ll click the listing to find out more information but it still says that then down in the description it says gorgeous 4 bedroom 2.5 bathroom house I’m thinking what the heck! Obviously can keep looking but just annoying to not say what it is.
Some sources will convert not allowing 2.5 or 3.5 which I hate.
My concern is not so much about calling a room without a closet a “bedroom” but one without an operable window. I just showed a home that had a media room. Since it had a small closet the agent said it was the third bedroom but the decorative window is fixed and only 16″-19″ wide.
Would in your opinion call that a bedroom?
No
Not legally either
Federally, a bedroom must have an egress window (20″wide x24″high minimum, maximum of 44″ off the floor
I had a pre Appraisel done last July. The room in question was being used as an office. The appraiser told me and appraised that room as a bedroom. It had previously been in the MLS as a bedroom that’s why I had it appraised prior to listing. I did list it as a bedroom and agents who showed it gave negative reviews because of it. Seems you just can win even when trying to follow the rules.
I thought a room had to have a closet and a window to escape to be called a bedroom in MLS? Does MLS not have rules? Along with that I was taught that measurements must always be rounded down, not up, but I find some measurements in MLS to be exaggerated when seen in person.
Feel free to post where all these “rules” that you mention are located..
In some states you have to have a closet and window to advertise as a bedroom, rules are different from state to state. To me a house that advertises a room as a bedroom without a closet is just wasting the buyers and sellers time to a lot of people.
I like and appreciate Rick DeVoss’ comments and suggestions.
I don’t think you can ever go wrong by going with whatever is the most stringent rule, law or guideline. Appraisers and Real Estate Agents often differ on this, and accuracy and integrity in what goes into the MLS data base is key to all professionals that rely on accurate information !!!!!!!
Dallas has many 1/2 Duplexes, Townhome &
Condos either 2 or 3 stories in which 1 of the
Rooms is Lofted above the living/dining/ kitchen. These rooms have a window, lots of
Closets, a full master size bath room w double
Vanities. Some of those also have a separate
Shower & a tub. All most all were built in
1970-1999.
I call it a bedroom, even tho it shares a ceiling
With the 2 story living dining downstairs.
Capiche, Comrades?
What do you think?
Is it a bedroom?
Some of the early ones even had only a metal
Iron spiral staircase to the loft near where the
Cowboys scrimmaged at Richland College
It shouldn’t be that big of an issue. We Realtors try to make issues out of nothing. The Buyer should go look at the house and decide for him/herself if the room is a viable bedroom for their lifestyle. Think about it.. What would you do with a one room house/cabin. Is it one bedroom, or one kitchen, or one living room, or is it just a cabin with one bathroom? Again, just describe it accurately and don’t make it more complicated than it needs to be…
Access to a bathroom without going through another room? ( and not on the other side of the house) That seems to be what Buyers expect as well.
Rick DeVoss has some good points. Focusing on the room itself, if the buyer can see it as a bedroom, then it might work as a bedroom – for that buyer. However, labeling rooms as bedrooms which are actually formal dining rooms, closets or other non-bedroom rooms, can have many negative effects, including damage to the listing agent’s credibility, as well as the seller’s. How often have we seen buyers become exasperated over situations like this? Can ruin the showing and any chance buyer would consider the property. Many will wonder about other exaggerations or half-truths. Descriptions such as “flex-space”… Read more »
You’re not going to change the world or ruin your reputation with one weird house that has a non-traditional bedroom. Just do as the Seller directs and don’t count the kitchen as a bedroom and I’m sure you will be fine.. We don’t need to over think this…
I don’t call it a bedroom unless it has a closet. I call it an office but could be another bedroom.
My last 3 houses, built after 1988 and newer, have had the closet in the master bathroom. The master is still a bedroom with or without a closet.
Many older homes with bedrooms were built WITHOUT closets.. A closet doesn’t make or break a bedroom. And some current master bedrooms don’t have closets, because the closet is off of the master bathroom. It’s really all about what is reasonable or not.. If the bedroom has a stove and refrigerator, it might be better called a kitchen.. Again, there’s no hard a fast rules, so let’s not try to make it more complicated than it should be..
A bedroom has to have a smoke detector that is interconnected with the other smoke detectors. These changes in the code came about over period of time. Please research yourself or here: http://www.nachi.org/home-depot-smoke-detectors.htm
That’s stupid.. A smoke detector doesn’t define a room as a bedroom or not..
He never said that it’s a bedroom “because” it has a smoke detector. He just said one has to be in each bedroom per code. Please read before commenting.
Well……..The whole conversation is about what is or isn’t a bedroom… What’s the point of mentioning a smoke detector in this conversation if he’s not trying to argue that a smoke detector has to be present in order to call a room a bedroom?
I showed a home with an extension to the back of the home that was done great. But, The add-on covered the backyard window and there was no exit in the room, it was very closed in and it led to a hallway with a bathroom. It did have the standard closet and I am assuming the door could be considered the exit. Correct me if I am wrong, please.
Sounds like a negative selling point, but the lack of a window doesn’t define a bedroom.
Legally, the lack of egress DOES disqualify this room from being a bedroom
Needs a suitably- sized emergency exit or it’s just an office
I think the space must be able to accommodate a bed with room to walk, Proper fire egress should always be a must and this room must have access to a hall way that leads to a bath or be within at least 30′ of a bath with a shower or tub. Otherwise that space is storage space or office space.
Feel free to share exactly where that rule is found. Otherwise it’s just your opinion and isn’t FACT!
Would like to hear some opinions on this – if you have a first-floor room with a window and closet, but there is no full bathroom (tub/shower plus sink and toilet) on that floor, is it really a bedroom? In my opinion, no it’s not – the occupant would have to go upstairs for bathing.
There is no rule that states a bathroom has to be on the same floor as a bedroom… No reason to make it more complicated than it really is..
The IRC is revised every 3 years by ICC. Texas adopts the changes when they are published. The state requires some licensed contractors to comply with the new adoption to maintain licensing requirements; I.e. electrical contractors. The City of Abilene has been slow to follow the State and unless there has been a recent change is 3 years behind and is currently using the 2015 version. I think it would be a good idea to have the Chief Building Official with the City to visit one of our luncheons and speak concerning issues of listing criteria as mentioned in your… Read more »
The IRC is revised every 3 years by ICC. Texas adopts the changes when they are published. The state requires some licensed contractors to comply with the new adoption to maintain licensing requirements; I.e. electrical contractors. The City of Abilene has been slow to follow the State and unless there has been a recent change is 3 years behind and is currently using the 2015 version. I think it would be a good idea to have the Chief Building Official with the City to visit one of our luncheons and speak concerning issues of listing criteria as mentioned in your… Read more »
Realtors don’t need to keep up with IRC that’s modified by ICC!!!! Rather than keeping up with complicated definitions of bedrooms, maybe Realtors should just do what makes sense or do what your client directs you to do. It’s simple enough to mention a non-traditional bedroom in the description if you’re really concerned about getting sued.. It’s a BIG NON-ISSUE!
So I have a listing that was built in 1895. 4 rooms with a window and a door, but no closet. They were used as bedrooms by the previous owner. How would you put that in MLS? I get this question all the time in my MLS classes. Would love to hear what you would do. Thanks, Barb
Hi Barb,
The reason many historic homes do not have closets is because they were charged tax on the number of rooms, and a closet was counted as a room. Therefore their clothing went in armoires or other pieces of furniture.
Can you call a 2nd story bonus room with a closet a bedroom. There isn’t a door to close it off. The tax records has it as a 3 bedroom, but the MLS says 4 bedroom
Is the actual door required? What if the doorway lacks the door? If there is a bedroom that has no door, is it a bedroom without a door or just another room? I’m not being hypothetical here, what if the door, doorframe and all has been removed and sheetrock repaired…it is just a doorway. How will appraisers see it? I’m the buyers agent so “stick a new door in the doorway” is not an acceptable answer. Thanks a bunch.
Did you ever end up figuring out if the door was required?
Most realtors will call ANYTHING a bedroom just to call it a bedroom. Are realtors worried about getting sued? Nope. Just stick a disclaimer in there—-Accuracy of all information deemed reliable but not guaranteed and should be independently verified.
My question is, must a bedroom have a window? There is a room in my house that has 2 doors, and no window. Texas state. also, the house is built In the 50s.
According to the ICC that TX has followed that is outlined in the story you are commenting on Yes, it must have both a doorway and window for egress. It must also be a 7*7*7 space with the exception that the ceiling may slope to less than 7’ but atleast 50% of the total ceiling must be at or above 7’ in height. Being a home that predates code adoption the original intent of the space must be considered especially if it does not fit within the code definition of a bedroom. IE: an old butler pantry that happens to… Read more »
Is it a bedroom if there is no door? Never was a door, and hits over 110f during the day because they closed up a garage but didnt take out the window on the outside so the sun heats up the room through the window you cant see from the inside?
Is it a true bedroom if there is only 1 bedroom and no closet anywhere in house for clothes?
How many electrical outlets should a bedroom have?
Absolutely asinine that legally you don’t need a closet to be called a bedroom, but appraisers don’t count it as a bedroom without having a closet! Screwy! In understand the other requirements to keep slumlords honest, but make one set of requirements across the board and the appraisers and banks should play on the same field of definitions.
I live in an 1899 house in which the one of the three bedrooms does not have a closet. The third bedroom is 7×14 with a 6.5 ft ceiling & has a wood structure with a hanging bar for clothes and a hot water heater. But I bought it as a three bedroom house. Older homes don’t always have closets but they are still bedrooms. The appraiser counted all three as bedrooms, even the tiny room.
I always learned that a bedroom has to have a window for escape, but do not have to have a closet. Lots of old homes without closets.
Is this info just for Texas or California?
I have seen at least one house that had a room, with a closet that still seemed “questionable” about being called a “bedroom”, inspite of having a closet, in my opinion, due to the closet resembling something like a pantry style closet, not really suitable for hanging clothes in at all. Had a very limited “depth”, no clothes rod. Owner wanted to insist it’s a bedroom. What do you think?
Real question here how does it work in apartments previously the unit I am in was listed as a semi studio or loft space but recently got changed to a 1 bedroom… Closet is in the hallway outside of the bedroom there are pocket doors that close the room off to the hallway and then another set of barn doors that close a window like area off to the living room .. there is not a window in the actual space that leads to the outside and does not ever receive sunlight from the living room. The only bathroom is… Read more »
Not legally a bedroom
Lack of egress disqualifies it
If it is *required* to go through a room to access the only bathroom, it is also legally not a bedroom
Can a room have no vent?
A bedroom is typically defined by its purpose and location. Generally speaking, a bedroom is a room designated for sleeping in and should be located on the first or second floor of the home. A bedroom must also have certain amenities, such as a closet or proper ventilation, to be considered a bedroom. Rooms intended for study, work or entertainment typically do not qualify as bedrooms under most definitions.
So does that mean if I have a old house built in 1940 and one of the rooms has no egress window i’m I still in compliance thanks.
Wanted to mention, that depending on your local building codes and regulations, making changes to the bedroom’s emergency escape and rescue openings might require obtaining a building permit. Check with your local building department to understand the permitting process and requirements.