What is a bedroom?
As a real estate agent, I get this question frequently. There is, to be sure, lots of incorrect assumptions as well as inaccurate information out there. So I am going to set the record straight. Please note: laws differ in various regions. I am describing Pennsylvania laws only!
Egress
While most people think a bedroom has to have a window, it does not. Clearly, a windowless bedroom is pretty depressing, but the rule is simply that there are two means of egress. One of those must lead directly outside. The law has to do with being able to get out in a fire.
Window
As I just explained, as long as there are two other means of egress, with at least one leading directly outdoors, a window is not required. However, if a window is the second means of egress, it must be at least 24 inches high and 20 inches wide with a minimum opening area of 5.7 square feet. In addition, unless there is a permanent step allowing for easy access, this window must also be no more than 44 inches from the floor. Windows also must open at least halfway.
Heat and cooling
Due to our climate, all bedrooms must have a permanent heat source. Permanent means installed as opposed to plugged in. You can’t just plug in a free standing space heater. Air conditioning is not required. Pennsylvania decrees that as long as there is a door and/or window that can be opened to provide for the exchange of air, that space qualifies as a bedroom that has met the cooling requirement.
Electricity
All bedrooms must have a source of electricity. Light is considered a basic requirement and, of course, so many things we use need to plug in that a bedroom without electricity would be quite difficult to use.
Size
All bedrooms must be at least 80 square feet, with a minimum of seven feet in any horizontal direction, and have at least a seven foot high ceiling.
Location
Bedrooms in basements (any space below grade where an exit door is not at grade level) do not count unless they have egress windows that meet both the size requirements and have a permanent ladder installed so a person can reach them in the event of an emergency. NOTE: While the law may say these spaces count as bedrooms, most real estate agents where I work )in the greater Philadelphia metro area) do not consider basement bedrooms real bedrooms unless the basement is a walk out basement that has a door directly to the outside that is located at grade level.
Closets
Other than windows, this issue creates the most confusion. A bedroom does not have to have a closet to be considered a bedroom.
Keep in mind that legal requirements on this topic, while, obviously, good to know, shouldn’t be the only thing a real estate agent takes into account when determining which spaces in a home “count” as bedrooms. While none that fail to meet the criteria above should even be considered, even some that meet the criteria might be best omitted from the list. Why? Because, depending on the price point, type of house and local customs, you could find yourself the object of disapproval and anger if you call something a bedroom that buyers and their agents will clearly think doesn’t or shouldn’t qualify. So use common sense in addition to the law (always good advice)!
If you are relocating to the Philadelphia/Main Line area, please go to my blog page and search for posts using the relocation tag. Contact me to discuss your Philadelphia area relocation! jen@jenniferlebow.com/610 308-5973
Jennifer, I purchase a house in PA last November. It was listed as a 4 bedroom. I had to have the vents cleaned and had to provide a count for the company I was hiring. That’s when I realized there was no heat to the bedroom in the basement. So I looked up the requirements for a bedroom and found a second problem, the window is too small to meet the requirement. Do I have any recourse? I contacted the agent and he would not call me back, I left a message for the owner/broker and he won’t return my calls either.
I only want the agent to make it a legal bedroom. It would be easy to tap in to the heating vent, the window is more complicated but doable.
I paid for a 4 bedroom house but got a 3 bedroom.
I listed the course of action I would take if he wasn’t willing to make it right. I planned to file a complaint with the real estate licensing office, put my experience on Yelp and if needed I would hire a real estate lawyer.
He called me today and was acting like a street thug. Yelling and demeaning, ending with now he knows why my husband divorced me. My husband and I have remained good friends, he moved with me and lived with me in the home I purchased after I divorced him and still lives with me.
By the way the realtor was arrested last November for a drunken brawl outside a bar in Scranton and charged with assault, and then charged with attempting to tamper with a witness.
I just want them to make it a bedroom, what do you think. Do you know any lawyers that I can hire. Thanks Paula
Hi Paula,
unfortunately, you have no recourse. Did you waive the inspection? That should have discovered there was no heat downstairs. As far as the bedroom being legally recognized as a bedroom–unless you are using it as a rental, the legality shouldn’t really matter. If you saw the house and bought it based on what you saw of that basement bedroom, it hasn’t changed. If you were concerned about the egress, you or your agent had the responsibilty to research that before committing to the purchase. Sorry.