Is a Loft a Bedroom?

[Dina Schmid]

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.)