What is a bedroom?
Do not disqualify rooms in these homes which do not contain closets if they were clearly intended to be used as bedrooms. Older homes were designed with Armoires in mind.
Is there sufficient space in the room to accommodate standard bedroom furniture? 8’x10’ is suggested for a single bed, and 10’x11½’ for double beds.
Newer homes are expected to have bedrooms, if a room does not, you can use the “Bonus Room” category.
Septic Tanks – How Many Bedrooms Can You List on the MLS
In Western North Carolina, one of the biggest determining factors of whether a bedroom can be listed as a bedroom on the MLS, is the capacity of the septic tank. Septic tank drain fields and number of drain field pipes determine the bedrooms permitted. Each bedroom allowed is expected to hold 2 people.
Does the home comply with governmental regulations (septic tank requirements, fire and safety codes, etc.) pertaining to bedrooms? When in doubt, check with the appropriate local government agency.
Bedroom Definition:
Under the North Carolina Residential Building Code, if a room has at least 100 square feet, and at least 50% of the room has a ceiling height of greater than 7’, it can be called a bedroom. The NCRBC also requires a bedroom to have a window or door leading directly to the outside for access in case of an emergency. If the room in question meets these guidelines, advertising it as a bedroom would be reasonable.
A word from appraisers: “…we would not require the 100 square foot size minimum. If the room is large enough to place a bed and have reasonable utility then, we would still call it a bedroom.” Appraisers will take into consideration when the home was built and the possible building codes enforced at that time.
Egress in the definition of bedroom:
Window Sills 44″ – no more than 44″ from the ground
10.2. Buildings with less than 25 dwelling units or sleeping units where every
sleeping room above the second floor is provided with direct access to a
fire escape or other approved second exit by means of an approved
exterior door or window having a sill height of not greater than 44 inches
(1118 mm) and where:
Minimum Opening of 5sf
8. In buildings of Group R-2 occupancy that are equipped throughout with an
automatic fire sprinkler system, a single exit shall be permitted from a basement
or story below grade if every dwelling unit on that floor is equipped with an
approved window providing a clear opening of at least 5 square feet (0.47 m2) in
area, a minimum net clear opening of 24 inches (610 mm) in height and 20
inches (508 mm) in width, and a sill height of not more than 44 inches (1118 mm)
above the finished floor.
2.1. The window shall have a minimum net clear opening of 5.7 square
feet (0.53 m 2) or 5 square feet (0.46 m 2) where located at grade.
2.2. The minimum net clear opening height shall be 24 inches (610 mm)
and net clear opening width shall be 20 inches (508 mm).
2.4. The operation of the window shall comply with the operational
constraints of the International Building Code.