The listing information for homes that are for sale typically list the number of bedrooms present in the home.
The number of bedrooms seems to be an important selling point.
What is to be done when it is discovered that for “technical” reasons one or more of these rooms is not really a bedroom? Are there any liability issues, if someone declares that a room is a bedroom and the buyer uses that room as a bedroom but can’t get out of the room in an emergency—-and someone dies? Are buyers aware that the “sales” definition of “bedroom” may not have anything to do with the “real” definition of a bedroom?
First of all—-I thought I would make a list of some of the things that are required by ” Of course there would be “grandfathering” of structures that would soften these requirements. But wouldn’t it be prudent to make improvements when possible?
While this list would ultimately define whether a room is a bedroom or not, many rooms would not likely fit all the requirements—unless it was brand new.
Based on modern standards, here is a partial list of what is required (with some variations by jurisdiction). If any of these elements are not present—-it is “technically” not a bedroom (or living space). This list is not an attempt to list every possible scenario but is designed to overwhelm the reader with just how much is actually involved in getting a room to be a “bedroom.”
1. Natural light glazing greater than 8 percent of floor area (unless approved artificial lighting is available)
a. Safety glass where required
2. Natural ventilation (unless approved mechanical type)
3. A Door (some jurisdictions)
4. Sleeping rooms have to have at least one openable secondary emergency escape and rescue opening.
a. Window sill height of not more than 44 inches above the floor.
b. Window well necessary for egress at below grade bedrooms. (minimum 9 sq ft horizontally in well—36″ minimum width away from window)
c. Egress openings of 5.7 square feet (5 feet for rooms at grade)
d. Minimum height of 24 inches
e. Minimum width of 20 inches
f. Grilles/bars/screens must be easily removable from the inside without special tools
5. Bedroom size must be at least 70 sq ft
6. Bedrooms not less than 7 feet in any horizontal dimension.
7. Areas of the space that are less than 7′ high don’t count in sq footage.
8. Minimum ceiling height of 7′
9. Smoke alarm/detector—-hard wired and battery backup
a. In each sleeping room.
b. Outside each separate sleeping area in the immediate vicinity of the bedrooms.
10. AFCI protected 120 volt outlets:
a. Receptacles
b. Light fixtures
c. Switches
d. 120 volt wall heaters and fans
e. Smoke alarm detectors
(with any of these components not AFCI protected the room would no longer be in compliance and loose its designation as a bedroom—-technically).
11. No open flame appliances (with exceptions): Fireplaces, furnaces, water heaters
12. Source of heat.
Listings seem to use a “sales-shorthand” definition of bedrooms based on selectively choosing some of the things on this list of required conditions. At some point the space becomes a “bedroom with defects,” and placing a clear-cut line on when the space is not a bedroom and a “bedroom with defects” is not always easy. This is the result of the large number of older homes built prior to modern standards or built at times of no standards, or built without permits.
Interestingly enough the code does not actually address the presence of a closet—-yet most assume they are required and is typically part of the “sales-shorthand” definition of a bedroom.
Do these listings have the potential of misleading buyers regarding the use of these spaces—-creating not only liability but potentially reduced value later on? In some cases I would think so.
Let’s take the room in the picture above.
This is newer (eight years old) construction—-and is the Master “Bedroom.”
No smoke alarm/detector.
No means of egress (note the very high undersized window). The lower windows on the right (one is out of the picture) are both fixed panes.
No heat.
It does have a closet and a bed.
In good conscience can we call this a bedroom? If it would not pass inspection as a “habitable” room and does not meet code requirements for bedrooms—-how can we call it a bedroom?
In my inspection report I like to state the number of bedrooms. Sometimes I can not make that number the same as the listing information. Sometimes instead of the “Upper SE Bedroom,” it becomes the “Upper SE Room.” It is my feeble attempt to truly inform the buyer of what they are getting themselves into. If the fixes to make it a real bedroom are simple, that would be a different story.
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Charles Buell, Seattle Home Inspector
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Who knew (but you) what comprised a bedroom? As a Realtor my standards need to be upgraded. I do like that curtain with a piece of art work in it. Creative staging?
Glenn, I am guessing you are talking about the picturesque view out the window? 🙂
Since NEC requirements are not retroactivley applicable I’m curious where you’re coming up with the idea that I would be required to have AFCI protection on my home, for it’s sale. It was built in 1922 with a new service in the 1980’s. Since AFCI protection wasn’t required until the 2004 (I believe) I can’t be made to install this level of protection as required in new construction or work performed prior to that revision being adopted by the AHJ. Also, it would be impossible to retro into most circuits prior to the 2008 NEC as shared neutrals were common and AFCI breakers require a separate neutral from other circuits to function.
Please cite, in the SMC, this requirement. It is not required by the RCW or the WAC.
Mark, Master Electrician
Mark, the post is simply a list of current requirements for habitable spaces of which AFCI protection is just one. You are also not correct about multiwire circuits and AFCI’s. There are AFCI breakers for multi-wire circuits. The NEC states in its commentary that homes with older wiring systems can benefit from AFCI protection perhaps more than newer wirin
g. Where one can get into difficulties is when the neutrals of multiple circuits have been joined together, and it is a good idea to have these corrected regardless.
Here is a Multi-wire AFCI breaker
Admittedly, I’m a bit behind the curve on residential installations as I work in industrial facilities almost exclusively these days.
That said, I still maintain that there is a difference between a good idea and a requirement and you list it as a requirement. Also, the explanatory notes/supplementary information (or whatever they are calling it) in the NEC are not requirements.
The list in the article are for “current requirements”
Cite where those requirements come from. That is what I requested at the outset.
210.12 Arc-Fault Circuit-Interrupter Protection
Arc-fault circuit-interrupter protection shall be provided as required in 210.12(A) (B), and (C). The arc-fault circuit interrupter shall be installed in a readily accessible location.
(A) Dwelling Units.
All 120-volt, single-phase, 15- and 20-ampere branch circuits supplying outlets or devices installed in dwelling unit kitchens, family rooms, dining rooms, living rooms, parlors, libraries, dens, bedrooms, sunrooms, recreation rooms, closets, hallways, laundry areas, or similar rooms or areas shall be protected by any of the means described in 210.12(A)(1) through (6):
If you are looking for code references for everything else on the list they are IRC codes and if you have particular ones you want to know I can look them up, but I am not going to do the whole list.
Mark, Those are the requirements for AFCI’s in bedrooms from the NEC dating back to NEC 1999 effective 1/1/2002.
NEC 210.12
I’m building an addition in Seattle, and your blog is terrific.
You mentioned here that some jurisdictions require a door on a bedroom. Does Seattle?
I also noticed in the 2012 code that there apparently can’t be a door directly from a garage into a bedroom, so that could affect the definition of a bedroom too.
Jan, doors from a bedroom to the garage have not been allowed for quite some time. I do not think Seattle would “require” a door on a bedroom—for example in a loft situation but it becomes a privacy issue on a floor level with other rooms, so regardless of whether technically not required, probably a good idea. For something specific I would recommend you call the building department.