When you’re house hunting, what is one of the first things you check in a listing?
For many, it’s the number of bedrooms. But did you know that not every room labeled as a “bedroom” qualifies as one?
What's in this article?
Sometimes, it’s a converted basement, attic or oversized closet, and buyers need to know the difference.
In this guide, we’ll walk you through what defines a bedroom, why it matters during the buying process and how to avoid common pitfalls when evaluating a property.
Common bedroom misconceptions in real estate listings
When scrolling through listings, it’s common to find rooms labeled as bedrooms that don’t fully meet legal or functional standards.
This information is not always meant to be purposefully misleading. Sometimes, it’s an attempt at clever marketing; other times, it’s a misunderstanding of local building codes.
However, buyers need to know whether a room is a true bedroom because it can impact everything from your mortgage approval to the home’s future resale potential.
As you house hunt, it’s important to watch for the following “tricks”:
- Clever staging of a bed and nightstand in rooms that aren’t legal bedrooms
- Dens, offices or bonus rooms that are rebranded as bedrooms
If a bedroom count feels too good to be true for the price, trust your instincts and investigate further.
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What are the legal requirements for a bedroom?
While building codes vary by city or state, most follow similar guidelines.
Let’s look at the common characteristics a room needs to qualify as a legal bedroom.
Minimum size
Bedrooms typically must be at least 70 to 80 square feet, with a minimum horizontal measurement of about 7 feet in any direction.
Even if a bed fits inside, it does not legally count as a bedroom unless it meets the minimum size requirements.
Window egress
Bedrooms must have a window large enough to be used as an emergency exit.
The emergency exit typically must:
- Have an openable area of at least 5.7 square feet
- Have a sill no more than 44 inches from the floor
- Open fully without obstruction
Ceiling height
Most building codes require a minimum ceiling height of 7 feet in at least half of the room.
Sloped ceilings can limit usable space and potentially disqualify a room.
Heating
A legal and livable bedroom must have a permanent heat source, such as a central HVAC, baseboard heat or a radiator.
Privacy and access
Bedrooms must be accessible without walking through another bedroom. They also need a proper entry door that can close and latch.
Closet expectations (and myths)
Contrary to popular belief, a closet is not legally required in every region.
However, most buyers expect one, and appraisers often consider closet space when evaluating market value.
Why do bedroom qualifications matter to homebuyers?
The number of legal bedrooms in a home isn’t just a personal preference or technical detail; it can have lasting implications.
Consider why paying close attention to bedroom qualifications is a smart move when evaluating a home.
Impacts on home value and appraisal
Only rooms that legally qualify as bedrooms will be included in the home’s valuation during the appraisal process.
Non-conforming rooms could result in the following outcomes:
- The appraiser excludes it from the bedroom count, and the home’s value comes in lower than expected.
- You may unknowingly offer more than what the home is truly worth.
Financing and mortgage approval risks
Since mortgage lenders base loan amounts on a home’s appraised value, any discrepancy in the number of bedrooms could potentially reduce the amount you can borrow.
Additionally, a non-conforming bedroom could impact your debt-to-income ratio (DTI) and loan eligibility if you’re planning to rent out a room.
Insurance coverage and risk
Insurance policies are partially based on the size and function of your home.
If a room labeled as a bedroom doesn’t meet code and later becomes involved in a claim, your insurer may deny coverage or consider the home underinsured.
Safety and livability
Proper egress can save lives. That is especially important if the room is for a child, an elderly person or a renter.
How homebuyers can verify bedroom legality
Even if a room looks like a bedroom, the buyer must confirm that it meets the requirements.
Questions to ask your agent or inspector
Before you make an offer on a home, ask your real estate agent and home inspector to help you determine whether all of the listed bedrooms are up to code.
Here are the most important questions to ask:
- What permits exist for additions or conversions? If a bedroom was added through a remodel or converted from another space, determine whether the work was done with proper permits.
- Does this room meet local building code requirements? Building codes vary by city and state. Ask your inspector if the windows, doors, ceiling height and heat source meet the proper standards.
Red flags to watch for during showings
Not all red flags are obvious.
Look for the following warning signs that a room may not legally qualify as a bedroom:
- Small or high windows (and whether they can fully open)
- Odd layouts or low ceilings
- No heat source
- Rooms that must be accessed through another room
- Converted basements or garages
If any of these features seem substandard, ask your inspector to take a closer look.
Know what you’re buying: Let Compass Mortgage guide the way
Verifying a room’s legal status is a simple way to protect yourself from overpaying, make sure your home is safe and livable and preserve its long-term value.
An experienced team—including a knowledgeable real estate agent and a trusted mortgage partner—can provide peace of mind about your investment.
At Compass Mortgage, we are here to walk you through every step of the buying process—including providing a loan commitment to strengthen your offer and lock in your rate—to ensure you have the clarity and confidence you need to make the right decisions.
Apply for a mortgage with Compass Mortgage now to take the next step.