When listing your home for sale, what actually constitutes a bedroom?
Does it need a closet? Does it need a window? Does it need an easily accessible bathroom?
Oxford MS has adopted the International Residential Code (IRC) which does not require a bedroom to have a closet or its own bathroom. But it does require the following:
- An entrance from inside the house
- An escape to the outside of the house (the HUD handbook specifies size, height and location details of this escape route)
- A latchable door
- At least 50% of the ceiling height is 7 ft. or more
- The area of the room must be at least 70 sq ft and not less than 7 ft in any horizontal direction
- It cannot open to the garage
- Must have functional utility; direct access to a common area
- Must be above grade
If there are other requirements in Oxford MS or any other town, they are because of local ordinances. However, when determining whether a room in your house is a bedroom, consider common sense. If the room meets these requirements, would you still definitely use the room in question as a full-time bedroom for a family member? Is it more likely a room set off from the main living quarters that you can put a bed into for Grandma to use when she comes to visit? Is it actually the den near the front door with double-glassed windows that you’ve furnished as a sleeping quarters?
I see many homes listed for sale that I simply scratch my head about in wonderment over the extra bedroom. But this may be a matter of my opinion, experience and common sense.
If the room is far removed from the nearest bathroom, would you call it a bedroom? If the only two full-size bathrooms are a master bathroom and a jack-and-jill bathroom, but there is a half bath, does that room have real bathroom access?
Under the IRC, closets are not a requirement, however, homebuyers expect them in modern homes. That older Victorian will not have closets unless they were added but that is expected of a vintage house. If you don’t have closets in your modern-era home, you’ll have to use furniture to house your clothes and to many buyers that is a turnoff.
Another issue I see is with the “bedroom” over the garage. The stairway from that room can come into the house at any point: hallway, living space, kitchen, and laundry room to name a few, as long as it comes into the house separated by a latchable door and does not go through the garage, patio or other outside area first. Let’s say there are no closets and no easy bathroom access. You currently use it as an office or a playroom. Why? Because to you it is not really a bedroom. It is an extra room that you wanted in the house. So to list it as a bedroom would be an exaggeration, wouldn’t it? Should this room simply be listed on the MLS or any FSBO listing platform as an extra, or bonus, room? Now let’s throw in a “guest bed” for when Grandma or an occasional friend comes to town. Is it now a bedroom? If there is no easy bathroom access and Grandma has to navigate stairs in the middle of the night, would you actually put her up there? Is it still a bedroom or guest bedroom?
I have a wonderful room over my garage, however, it is accessible through the garage only. Under IRC, HUD and Oxford MS municipal rules, this room does not qualify as a bedroom. It is a bonus room, an office, or whatever we’d like to make it. If we put a bathroom up there and add a closet, under the rules it is still not legally a bedroom. While it has 2 access areas (door and window), latchable door, ceiling height and square footage requirements, it goes through the garage so it cannot be a bedroom.
Let’s say a client/family asked me to find for them a 4 bedroom house because they have 3 children that want their own rooms. If I showed them a house listed with 4 bedrooms but it was actually one with 3 bedrooms downstairs and a single room upstairs without a closet or bathroom, I’d be wasting their time. Experience tells me that regardless of the child’s age, this set-up is less than desirable. Sure a teen might think it’s pretty cool to be upstairs by themselves but the reality of no bathroom or no closet will soon become a bummer. Having to run downstairs in the middle of the night to use the bathroom might be dangerous for a sleepy person or a sick child.
So, when you decide to list your house for sale, either with a professional real estate agent or as a FSBO, remember these guidelines and ask yourself if it is really, truly and without a doubt a bedroom.
*Sources for this article: Oxford MS Municode, International Code Council, Sacramento Appraisal Blog, National Appraiser Roster
Eileen Saunders, REALTOR (r) ~Tommy Morgan REALTORS (r) ~2092 Old Taylor Road, Oxford, MS 38655~662-234-5344 or 662-404-0816~Equal Housing