You don't have to be a math major to count bedrooms, right? Well, technically, that's true -- but counting bedrooms for real estate purposes can become a bit nuanced.
Now, the basic rule of thumb for what makes a bedroom is that it needs a window and a closet. So -- if you have a room with a bed, where someone sleeps (regularly, or on occasion) but it does not have a window or does not have a closet, it might not be considered by Realtors, buyers or appraisers as being an actual bedroom.
Now -- the National Appraiser Roster has all sorts of nuances surrounding this topic....
- Fannie Mae does not specifically require that a bedroom have a closet.
- The Dictionary of Real Estate Appraisal does not have a standard definition of a bedroom and points out that local codes define bedrooms.
- The HUD Handbook requires that bedrooms provide a means of egress to the exterior of the home -- and require that a basement bedroom's window be no more than 44" above the floor and should be at least 24" x 36" in size.
- Homes built long ago (pre-1900) are not likely to have closets -- and appraisers sometimes must consider the intent of a room regardless of whether a closet exists.
- Bedrooms should be accessible via hallway or living space -- so bedrooms that are only accessible through other bedrooms are not really bedrooms.
Wow. OK. Lots to consider there. So -- the short answer is that you can count your bedrooms based on whether they have windows and closets -- but it may require a bit more thought and analysis before we decide how many bedrooms we'll say that your home has when we put it on the market.
Oh, and two final notes....
- If you live in the County, in a home with a three bedroom conventional septic system, and with five bedrooms with closets and windows -- we might still need to call it a three bedroom home!?!
- Appraisers actually look at above grade (non-basement) and below-grade (basement) bedrooms differently. So, if your home has 2 bedrooms on the first floor and 3 more in the basement -- it won't necessarily be able to be compared to a home with 5 bedrooms on the first floor.
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