Somehow I got on email list of this Bay Area appraiser – and he has good tips:
Debunking the Bedroom Closet Myth
There’s a widespread belief that a room must have a closet to be called a bedroom. Let me clear that up: in 99% of cases, that’s simply not true. So, let’s break down what really qualifies a room as a bedroom according to the International Residential Code (IRC).
What Makes a Room a Bedroom?
Under the IRC, a room needs to meet these key criteria:
- Two exits for emergencies (e.g., a door and a window)
- At least 70 square feet of floor space, with no wall shorter than 7 feet
- Heating or ventilation (HVAC or another system)
- Two or more electrical outlets
- Access from a hallway or common area, not through another bedroom
- Ceiling height: At least 50% of the room must be 7 feet tall, with no section lower than 5 feet
Do Bedrooms Need Closets?
Nope! The IRC doesn’t mention closets at all. While some places, like San Bruno, CA, might have local rules requiring a closet, most areas don’t. It’s a common myth, but not the reality.
Common Exceptions to Keep in Mind
- Rural Areas – Some places with septic systems may impose additional requirements for bedrooms.
- Special City Rules – Always check with your local building department, as certain cities may have unique criteria like closet inclusion.
- Neighborhood Trends – In 55+ communities, if most homes are two-bedrooms with a den, your “third bedroom” might just be playing dress-up. Even if you’re calling it a bedroom, the rest of the neighborhood is sticking to the two-bedroom theme. So, congratulations! You’re part of the “den club,” whether you like it or not!
Strangely enough the Dawghaus “Primary” bedroom wasn’t compliant. 1962 and all that. The room had no secondary egress. It had an ante cove (with closet) leading to a “Primary” bathroom with egress. Long ago we replaced the eyebrow window with a sliding glass door partly for this reason.
If you don’t have an “eye” it pays to have a team on your side that can see past silly distractions. Jim & Donna come to mind.
Thnaks ‘Cat!
There’s a lot more to it – it’s just a matter if you learn it all before you close escrow because your agent alerted you, or you found out the hard way. Get Good Help!