Is a Loft a Bedroom?

Question

Where do you draw the line for when a loft just a loft and when is it considered an actual bedroom?

One of my pet peeves in listings (AirBnB/VRBO and MLS) is listing as a 3BR when it's a 2BR + loft. (Second only to "sleeps 8" but photos reveal seats for 4 in LR/DR.) Sometimes the lofts are large enough that you can stand up comfortably, other times they're two mattess on the floor and you have to crawl in from the ladder.

We're under contract to purchase a SFR new build listed on the MLS as having 2BR. It also has a nice loft with ceiling that's high enough that you don't have to hunch over to walk around. It's staged with a daybed + trundle (plus 2 chairs, coffee table and TV; its a good size), but the windows do not open, so egress by stairs only. Previous spec home from the builder with nearly identical floor plan was sold as 2BR, but lists on AirBnB as 3BR. There are only stationary windows in the loft and no codes requiring window egress for a BR.

Would you consider it a 2BR or a 3BR? Would having a window that opens make a difference?

I personally would have to have one of the windows replaced before I'd feel comfortable renting it, but that's just me and based on personal experience including a traumatic one from childhood in watching the apartment building next to ours burn in the middle of the night. (Damage, but no injuries fortunately.)

Lauren Kormylo · Answer

You could have it show up under 3 bedrooms when guests are looking for that, but you should mention in your description that it is 2 bedrooms + a loft.  Someone who is expecting privacy will be disappointed when they find out they're sleeping in a loft with no door.

John Underwood · Answer

I imagine this is on a septic tank?

Builders do this a lot to add extra potential sleeping area without having more bedrooms than septic is rated for.

I have seen people put beds in the loft after closing or even close in this area to make an unofficial bedroom.

Just be clear in your pictures and description and you should be fine either way.

Michael Baum · Answer

Hey @Dina Schmid, so legally a bedroom requires a closet and an egress window. If the loft has those, then it would be considered a bedroom.

So they have it listed correctly.

I would want a window that has egress if I was going to STR the property.

I don't see a problem listing it as a 3br on VRBO and AirBNB if there is a sleeping area.

Sarah Kensinger · Answer

You would for sure need to go by code when it comes to what is actually a bedroom. Otherwise, if something horrible does happen, you just opened up a huge lawsuit that could destroy your life! There must be an egress in all sleeping areas and make sure the listing states it's a sleeping loft that is not a true bedroom. Many guests don't pay attention to photos and if it's listed as a 3 bed, that is the expectation they have of the property. After arrival they're disappointed to find it's not a private bedroom, which leads to disgruntled guests that search for way to get a refund and leave bad reviews.

Dan H. · Answer

Definition of bedroom varies.  CA rules do not require a closet but some jurisdictiins in CA require a closet.   Unless grand fathered, bedrooms require egress.  Similar, there is rules for footage to count as living space.   One requirement is ceiling height.   This combined with minimum footage for a bedroom means many lofts do not quality in CA as a bedroom

Different states will have different requirements for what constitutes a bedroom.  However, i am unsure those requirements extend to the OTAs.   I suspect the guests via their reviews will dictate what constitutes a bedroom.

Good luck

Collin Hays · Answer

For overnight rentals, functionally it is a bedroom.

Jon Martin · Answer

This. We aren't talking about appraisals and permitting here.

That said you should make it clear in the listing.

Christina B. · Answer

Coincidentally, I had this exact same question when renewing our local STR license as they've moved to a system (unfortunately) where the cost of the license is based on the number of bedrooms. We have 4 bedrooms plus a loft and we can accommodate a max of 14 guests (plus 2 dogs). For the reasons stated above, it made sense not to advertise the loft as a bedroom because there's no door and considerably less privacy (we do have egress via large windows). On VRBO, when we set up the listing, they didn't have a "loft" option, so I think it's considered office space which led to some confusion or set up as a second living area. On the renewal for the license, I asked if the loft was considered a bedroom and the response I got (unsurprising when it comes to taxes & fees!) is if sleeping in that room is an option (it is, via a pull-out sofa), then it counts as a bedroom. (I'm still not going to list the property as 5 bedrooms, though because transparency is valuable.)

Michael Baum · Answer

So this prompted me to do some research and @Dan H. is correct on things. Here are the rules overall in the nation but each municipality has it's own regs.

1 - Minimum sqft of 70 feet or 80 feet. 2 - Minimum horizontal footage of 7ft. That means at least one wall is 7ft long.3 - 2 means of egress. A window and a door qualify.4 - Minimum ceiling height of 7ft. At least 1/2 the ceiling needs to be 7ft or more. This will impact lofts.5 - Minimum window size. The most commonly listed minimum is 5.5sqft.6 - Heating and Cooling element. Space heaters do not qualify. A window is considered a cooling element.

So, there ya go. Of course this can be different depending on where the property is located but if you can meet these requirements, then it would be considered a bedroom.

Notice that closet isn't listed like I had pointed out in my first post. There are a few areas (like mine) where a closet is considered a requirement, but it isn't actually a major thing across the country.

Having said all that, I don't think a non-qualifying bedroom can't be listed as a bedroom in the listings on VRBO and AirBNB.

Is a Loft a Bedroom?

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