Do you need a closet to be considered a bedroom? That’s a big question, and the answer is simple. Actually, it’s not. Here are some things to consider.
NOTE: This post does not address the requirements to be a bedroom. Here is a post I wrote about the four requirements to be a bedroom (over 300 comments).
Real estate folklore: In the real estate community, I often hear things like, “Closets are definitely required.” But here’s the thing. Is there really support for that claim? Or is it just real estate folklore passed down?
No closet rule: The truth is there isn’t any formal one-size-fits-all definition of a bedroom that states a closet is necessary. For reference, International Residential Code does NOT mandate a bedroom to have a closet. I find local code is sometimes vague about bedrooms too without a strong emphasis on mandatory closets.
The big issue (the market): Ultimately, a bedroom should probably have a closet because that’s what buyers typically expect. In other words, buyers expect for closets to be present, new homes are built with closets, and it’s hands-down normal to have closets. So, while a closet might not technically be required by code, the market likely requires one. Frankly, when there is not a closet, that’s sometimes a clue we are looking at something else – a den, office, bonus room, etc… In this regard, I get it when appraisers and the real estate community sometimes look at a home and state a room is not a bedroom if there is no closet.
Architecture: It’s possible some types of architecture might not have closets, but that doesn’t mean the home has zero bedrooms, right? Thus, it’s important to concede not every type of architecture fits into a neat little “every bedroom needs a closet” box.
Using logic: If I removed all the closets in my house, would that mean I didn’t have any bedrooms? Probably not. Sometimes we get so fixated on the closet issue that we’re not using logic. Look, it would be strange and probably a marketing or value mistake to not have closets, but I wouldn’t say a house had zero bedrooms because all the closets were removed.
Using good professional judgement: The other day I measured a house that’s going to hit the market, and the front room didn’t have a closet. It technically met the requirements to be a bedroom in terms of size and egress, but I didn’t label it as a bedroom on my sketch because it felt more like an office or den. Having French doors and no closet just made it feel more like something else instead of a bedroom. I would bet money most buyers would walk through the house and say, “That’s a killer office.” In short, this shows there is a place for subjective professional judgement where we have to consider how a space feels, local code, and how buyers might perceive an area. That might sound wishy-washy, but good professional experience and judgement matter.
Local code: A few weeks ago I visited a house that had a room with a closet that looked like it should be a bedroom, BUT there was one glaring problem. In this room there was a tiny window not large enough for egress. If you didn’t know, a bedroom needs to have an opening of at least 5.7 sq ft per IRC R310.1. Ultimately this room used to be a bedroom until the previous owner did an awkward addition on the back of the house that removed the original window. The owner then added a tiny window to try to technically meet the requirements for egress. In my professional opinion (and knowing enough about local code), I did not consider this area as a bedroom even though it had a closet. Thus, the presence of a closet was not the trump card for the situation because there were other issues to consider. By the way, this is not to say all types of architecture need a typical window with an opening that conforms to current code because mid-century modern homes don’t always have that (they sometimes have high windows along the ceiling only).
What if I add a closet? Sometimes I get asked things like, “If I add a closet to this space, will it become a bedroom?” Honestly, it’s impossible to answer without really seeing the space and thinking critically about code and how the market would perceive the area.
Logic and value adjustments: It’s tempting to give a token value adjustment for bedroom count differences. Maybe we heard it somewhere or learned from a “mentor” the value adjustment should be $10,000 for each bedroom. So we give this adjustment any time we see a bedroom difference. But does this amount really make sense if we’re talking about 2 vs 3 bedrooms and 5 vs 6 bedrooms? Don’t you think the value variance could be huge for 2 vs 3 bedrooms but maybe minimal at best for 5 vs 6 bedrooms? Regarding closets, imagine it would cost $1,500 to add a closet to a room, but you are giving a downward $10,000 adjustment because one room is not technically a bedroom due to no closet being present. Are you telling me the market is adjusting down by $10,000 when there is only a $1,500 cost to actually add a closet? Food for thought.
CLOSING THOUGHTS: Instead of embracing a “closets are always needed” belief system, it’s a good idea to back up and think about buyer expectations, architecture, and local code. Honestly, it would be easy if there was a one-size-fits-all closet rule, but then again that rule could never make sense for all situations and types of homes.
I hope this was helpful.
Questions: What were you taught about closets? Any other points to add? What did I miss? I’d love to hear your take.
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Hey Ryan, useful discussion. I suspect you don’t appraise many properties on septic systems which adds a new level to the analysis. For homes on septic systems, the size of the system dictates the bedroom count. So a room can look like a bedroom but unless you don’t mind an overburdened sewage system, it’s not.
Thanks Joe. I don’t appraise as many as you, but I do. I was going to mention this, but this post was starting to get longer. I’m so glad you pitched these thoughts. Thanks as always.
Joe, that is a really good point that I think most people know but don’t necessarily realize. Definitely an interesting topic. Thank you both!
Saw a 2 bedroom MH that had a “den” that sure looked like a bedroom, owner used it(illegally) as a bedroom and I HAD to call it a “den” while disclosing its use because the city only allowed 2 bedrooms on the septic system used for the house.
Great catch Mark. Thanks for sharing.
You just shed some light on a subject that is a constant conversation here in SW Florida. As the inventory has dwindled, the amount of folks that have “repurposed” dens or dining rooms in the middle of the floorplan (condo’s) has risen. I have found myself doing more remote tours lately with buyers who ask this question as we are walking the property. May I quote you in a vlog post sometime?
Thanks Sondra. So interesting to hear. I appreciate it. In the middle of the floorplan? So would the room not be up against the exterior of the house? That would be quite interesting. A bedroom of course needs to have direct egress to the outside of the house to even be considered as a bedroom. Sure, quote away. If you think about it I’d love to listen to your vlog. Thanks.
Hi Ryan
Regarding the bedroom window egress, it also has to be directly to the exterior of the structure, and not for instance a porch that has later been enclosed. The bedroom adjustment is also problematic, how do you provide evidence for a bedroom adjustment, separate from the square foot adjustment, as a reviewer it can be seen as double dipping.
Thanks Joseph. Well said. Yeah, I think this detail isn’t always understood. I find sometimes an addition behind a bedroom is the tell of non-permitted work (not always though). Agreed on double dipping. Sometimes the adjustment is more about size as many buyers are good with either a 3-bedroom or a 4-bedroom. The 4-bedroom is not always superior.
Not to the exterior but out of that room…. so 2 doors is TECHNICALLY correct but not often market desired.
A pass-through bedroom is common in older homes with additions and can be a bedroom but your market may hate it and not give it the same as a whole bedroom.
Growing up in a pass-through, I HATE them and cant see how anyone in the market would give it 100% value.
Great discussion about what makes a bedroom. I’m going to share this with my staff.
Thanks Gary. I love thinking through stuff like this. I find there are so many layers to discussion, which is what makes real estate so interesting to me.
Hi Ryan! I was taught by my mentors that it had to have a closet for it to be considered a bedroom (even if it was currently being used as one). I appreciate your article explaining that’s it’s not so black and white. I’ve always agreed with your thoughts but usually second guess myself when dealing with bedrooms with no closets because honestly, I just don’t know. Thanks for yet another very helpful article!
Thanks Jennifer. I appreciate the kind words and kudos to you for being a critical thinker. I find it’s so easy to just say “no closet = no bedroom,” but I find there is more to the story to consider. There’s always a story to understand. it sure would be easier if it was just black and white… 🙂
Great discussion Ryan. I have appraised many older homes in Seattle, Everett and Tacoma that were built without closets. And the old UBC, which has been replaced in most jurisdictions with the IRC, also did not require a bedroom to have a closet. I do find it a bit strange that there is a minimum window sill height for a basement bedroom egress, but not for above grade bedrooms. I have appraised many 1950-60 era homes with bedrooms where the bottom of the windows were more than 5 ft above the floor.
Thanks Barry. I appreciate your commentary. I think at times we sort of lose the forest through the trees when giving too much emphasis to a closet. Hmm, I would have thought there were minimum heights for bedrooms also. I’m not a code expert though. I know just enough to be dangerous. 🙂
I have relatives living in Mexico, homes built in the 17th. century !! No closets there, they use “Arnoirs”.
Thanks Truett.
We have a room in our Sea Ranch house I’ve always wondered about. It is by far the largest bedroom in the house, has literal built in (2xsingle) beds, and fulfills the egress requirements 3x (and has its own porch with an ocean view).
But I can never see it as a bedroom. It has a small reach in closest, french doors with glass, and you have to walk through half the house to get to a bathroom.
I’m sure it’s technically a bedroom but it sure feels like an office you can crash in when you get tired/annoy your spouse. Or I guess children don’t care if they have to sprint though the kitchen to use the head.
Thank you Nick. I appreciate the example. And that’s the battle. Technicalities vs how it feels. At times we simply won’t call something a bedroom because it just doesn’t feel like it. But the bigger issue in real estate at least is when we start quoting supposed rules about why it cannot be a bedroom when in fact those rules may or may not exist. At times I have heard things like, “A bedroom cannot be next to a kitchen” and whatnot. I think you’re right about kids not caring about sprinting. 🙂 Thanks again.
Great thoughts and information. This topic comes up very often and can be very misunderstood. Going to share this! Thanks!
Thank you Shannon. This topic has been coming up quite a bit lately in my world. I figured it was time to write a little something on it. Also, I want to try to inject some practical stuff in here. I’ve been all about the stats since the pandemic… 🙂
YUP, I have heard the same myth about closet = bedroom and vice a versa. I began my appraisal career in an area with older homes and it was common to see a home from the 1800s. They didn’t use closets back then but used armoires instead. Yet if you built a house today with no closets, it would be a hard sale. Style and Era of a home play a big part in the closet acceptance game. It is better to look to the market rather than to make a blanket statement.
Excellent commentary. Thank you. I especially appreciate your last line. It’s so easy to rely on the comfort of black and white rules, but at the end of the day we have to employ critical thinking.