Is this a 3 bedroom or 5 bedroom?

Question

Hello BP!

I recently purchased a 1 family flip in Bayonne, NJ. This is a 3 story building with a full attic.  The second floor has 3 existing bedrooms. From the second floor there is a steep set of stairs to the attic that I would like to make into 2 additional bedrooms and an additional bathroom. The 3 rooms in attic have full 9ft ceilings.

I have heard mixed things about what is considered a bedroom and what is not depending on closets. All rooms in attic have windows, but no closets. 1 of the rooms has a larger window (approx 40"x30") and the 2 others have smaller windows (approx 40"x24"). These are not full size windows.

My question is...who determines if this can be called a bedroom? The realtor? Appraiser? Building official?

I want to be able to advertise this as a 4...if not 5 bedroom home. I would also think this would be important for appraisal purposes as well.

Thanks for your help!!!

Jim Adrian · Answer

You need a closet for each bedroom and a second means of egress which is the window.  IBC 2012 section 1029 defines the open requirements of the window of 5.7 sq feet (net) opening.   Review with your local code requirements and building dept.  Don't forget to pull the permit for this.

Byron Bohlsen · Answer

legal bedroom needs closet and egress size window. Not sure about the heating source

Richard Fields · Answer

I'm pretty sure there there has to be a closet, a window, heat source, and a door to be called a bedroom

Connor Wingfield · Answer

Given what you have explained and the definition given by the building code, it looks like your windows are fairly close, there is most likely a window product that will be a close fit that qualifies as egress. Now all you need to do is a definition of what makes the smallest closet.

Valerie Hiscoe · Answer

I'd just check with a local realtor but my understanding is that a bedroom is differentiated from, say, a den or study, by a closet.  I don't think it can be called a bedroom without one, although that may vary locally.  As @Byron Bohlsen  and @Jason Gass mentioned, the window will need to be large enough to be classified as an egress window (check with your building department for specifications).   It's likely that the substantial value you add by increasing the number of bedrooms will outweigh the cost of increasing the size of the window.  And with 9ft ceilings?  Go for it!

Chris Daliani · Answer

Thanks @Jason Gass . Already had building inspector there for a final demo permit and he said its existing "call it what you want." But again....will it appraise as a 5 bedroom??? I hope you are correct about the hear source. We will be adding central air/heat.

I wonder if we can enlarge the window . Wonder if it will be hard to do...thanks!!!

Is this a 3 bedroom or 5 bedroom?

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