Basement Vs Bedroom: What's The Legal Difference?

Whether or not you can call a basement a bedroom depends on your local building codes and whether the room meets the requirements to be considered a bedroom. While the International Building Code (IBC) does not define what a bedroom is, it does outline the features a bedroom must have. These include a minimum size of 70 square feet, a minimum horizontal measurement of seven feet in length and width, two openings for egress, a ceiling height of at least seven feet, and a window size of 5.7 square feet.

Requirements for a basement bedroom to be considered 'up to code'

To be considered up to code, a basement bedroom must meet several requirements. Here are the key factors to ensure your basement bedroom complies with the necessary standards:

Egress Requirements

The International Residential Code (IRC) sets minimum requirements for egress windows in all bedrooms, including those in the basement. An egress is a window or door that meets specific measurements to facilitate emergency exit and entry. Here are the key egress requirements:

• Two Means of Egress: Bedrooms must have two ways to exit the room. One is typically the door, and the other must be a window that opens directly out of the building.
• Window Dimensions: The window opening must be a minimum of 20 inches wide and 24 inches high.
• Open Area: The window must provide at least 5.7 square feet of unobstructed open area.
• Height from Floor: The bottom of the window should be no more than 44 inches from the floor and no closer than 24 inches to ensure easy exit and prevent accidental falls.
• Ease of Access: The window must be easy to open without the need for tools, keys, or special knowledge.
• Window Wells: If there is a window well, it must be adequately sized to allow escape and entry. The IRC specifies that the back of the window well should be at least 36 inches away from the window, providing enough clearance for adults. If the window well is more than 44 inches deep, a permanent ladder or steps are required to facilitate escape.

Size Requirements

To be considered a bedroom, the basement room must meet certain size requirements:

• Minimum Floor Area: For one person, the bedroom must have a minimum floor area of 70 square feet, with no dimension less than seven feet. Each additional sleeper over one year old requires an extra 50 square feet.
• Ceiling Height: At least half of the ceiling must be at least seven feet high to allow comfortable movement and standing.

Lighting, Ventilation, and Electricity

The basement bedroom must also meet the following requirements regarding lighting, ventilation, and electricity:

• Lighting and Windows: All bedrooms must have at least one window, with the total glass area being at least 8% of the bedroom's floor area. The maximum open area of the windows should be at least 4% of the floor area to allow for natural light and ventilation.
• Ventilation: Operable windows should be at least 4% of the floor space to ensure proper airflow. Some locations may also require a proper HVAC system to meet ventilation standards.
• Electric Outlets: The bedroom must contain a minimum of two electrical outlets, and there should be an outlet every 10 feet on walls wider than two feet.

Heating Requirements

The basement bedroom must have a proper heating system to maintain a comfortable temperature. A space heater is not sufficient. Acceptable heat sources include a furnace vent, radiator, or heating unit.

Smoke and Carbon Monoxide Alarms

Smoke alarms must be installed near sleeping areas, and carbon monoxide detectors are also required. The placement and number of detectors depend on the number of living and sleeping areas and the location of gas-burning appliances.

Building Permits and Local Codes

It is essential to consult your local building codes and obtain the necessary building permits before finishing your basement. Requirements may vary based on your specific location, so be sure to review the regulations in your area.

The definition of a bedroom

According to the real estate industry, the following features define a bedroom:

• Minimum size: States vary, but 70-80 square feet is an acceptable minimum size in most cases.
• Minimum horizontal measurement: A bedroom needs at least seven feet in length and width.
• Two openings for egress: The door to the room is one, but the second can be a window of suitable size and distance from the floor.
• Ceiling height: A bedroom's ceiling must be at least seven feet tall—for at least half of the area of the ceiling. An attic room whose ceilings slope toward the floor can still qualify.
• Window size: A common minimum size for a window is 5.7 square feet.
• Temperature control: Bedrooms need a heat source (not just a space heater) and a means of cooling.

While many people have heard that a bedroom must have a closet, it’s not actually a requirement. It might give a clue as to the intended use of a room, though. A “bedroom” that lacks a closet might be intended as a “bonus room” or an office.

For an inspector, the main issue is not whether a room is a bedroom, but whether an area that is used for sleeping has appropriate safeguards. After all, people may spend a large amount of time unconscious in the room, unable to react as quickly to a dangerous situation as someone who is awake.

The main requirements for bedrooms in the building code have to do with egresses, or emergency exits. In addition to the door to the room, a basement bedroom needs an emergency exit, whether that’s a door to the outside or a window. For safety, occupants must be able to open the door or window without tools or keys. For a window, there are also size and placement requirements. The opening needs to be at least 5.7 square feet, and the window must be at least 24 inches high and no more than 44 inches off the floor.

What a bedroom needs

Calling a basement a bedroom depends on several factors. A basement bedroom is considered a "bonus" and is counted separately from the above-ground room count in an appraisal. However, it needs to meet basic living standards to earn the title of a bedroom.

A Bed

The most important feature of a bedroom is, of course, a bed. Comfort is key, so investing in a good-quality, comfortable bed is essential.

Bedside Table or Nightstand

A bedside table or nightstand is crucial for keeping essential items within arm's reach, such as a glass of water, a phone, glasses, or any other items you may need.

Convenient Sockets and Electronic Plug-Ins

Having easily accessible power outlets is vital, especially with our increasing reliance on technology. Ensure there are enough sockets to meet your needs without the hassle of extension cords.

Chair, Armchair, or Sofa

A place to sit other than the bed is essential, especially if you plan to spend time in your bedroom during the day. It can be a simple chair, an armchair, or a sofa, depending on your preference and space.

Windows

Windows that meet local building codes are necessary for natural light and ventilation. They also serve as a secondary escape route in case of emergencies.

Heating and Ventilation

Proper heating and ventilation are crucial for maintaining a comfortable temperature and ensuring the space is well-ventilated.

Finished Design Features

The basement bedroom should have essential design features such as flooring, walls, and lighting. It should be well-lit, with either natural light from windows or artificial lighting fixtures.

Meets Building Codes

Ensure that your basement bedroom complies with local building codes and regulations. This includes having a "form of egress," such as an emergency escape route, and meeting specific requirements for ceiling height, stair dimensions, and power outlet placement.

By incorporating these essential features, you can transform your basement into a functional and comfortable bedroom that meets the necessary standards and regulations.

Making a bedroom in your basement

It is not illegal to have a bedroom in the basement. However, there are certain requirements that must be met for it to be considered a bedroom and not just a bonus room.

Firstly, the room must be a minimum of 70 square feet with a minimum horizontal measurement of seven feet in length and width. It also needs two openings for egress, which means two ways of getting out of the room, such as a door and a window. The ceiling must be at least seven feet tall, and the window must be a minimum size of 5.7 square feet. The room also needs to have temperature control, with a heat source and a means of cooling, such as a window that opens for ventilation.

If you are planning to build a new permanent bedroom in your basement, you will need a permit and will need to conform to the local building code. An egress is required in the basement and the bedroom itself, which can be a door to the outside or a window. Make sure the room is adequately heated and cooled, with smoke alarms inside and outside the room, as well as a carbon monoxide detector.

It is important to note that the requirements for a bedroom may vary depending on the region, so be sure to check the local building codes.

The value a basement bedroom can add to your home

If you're looking to increase the value of your home, finishing your basement and turning it into a bedroom is a great way to do so. Here are some tips to help you maximise the value a basement bedroom can add to your property.

Legal Requirements

Firstly, it's important to note that a basement room cannot be considered a bedroom unless it meets specific qualifications and codes. The requirements for a basement to be considered a bedroom include:

• A legal window (egress window)
• 7-foot-tall ceilings
• An area of 70 square feet
• Proper heating and ventilation
• A stairway that is up to code
• "Finished" design features

These regulations and building codes can vary depending on your location, so it's important to confirm the requirements for your area before beginning any renovations.

Adding Value to Your Home

Now that you know the legal requirements, let's discuss how a basement bedroom can add value to your home. According to real estate experts, buyers are willing to spend extra to have more usable space. Styling your finished basement as a bedroom is a great way to appeal to potential buyers, as it provides them with a clear understanding of the value of the space.

An additional bedroom can serve a variety of purposes, such as a guest room, a private living quarter for older children or elderly parents, or even a rental opportunity through Airbnb.

Appraisal Value

When it comes to the appraisal value of your basement bedroom, it's important to note that basements are typically not appraised as square footage since they are below grade. Finished basement bedrooms usually appraise for between 50% and 70% of the above-ground value, depending on factors such as the quality of finishes, the presence of a walk-out, and how the space compares to other homes in the area.

Maximising Resale Value

To get the most out of your basement bedroom renovation, consider the following tips:

• Invest in moisture-resistant materials, especially if you live in a colder area. Basements can be prone to mildew and mould, so using materials like foam boards for insulation and laminate flooring can help prevent these issues.
• Hide any unsightly features like pipes, wires, and air ducts. A drop ceiling can be a great way to conceal these items while still allowing access for repairs.
• Brighten up the space with natural and artificial lighting. Add windows where possible and use light-coloured paint and furniture to make the room feel more inviting and spacious.
• Consider adding a bathroom to create a fully-formed living space. This addition can be particularly appealing to buyers looking for a private dwelling for family members or guests.
• Follow building codes and regulations to ensure your basement bedroom is safe and up to standards.

By following these tips and working with a real estate agent familiar with your market, you can maximise the value a basement bedroom adds to your home.

Frequently asked questions