Are closets required in bedrooms?

Submitted by HomeBeets t3_11t3zav in massachusetts

We are preparing to list our 1950s 3 bedroom / 2 bathroom 1200 sqft house for sale in Massachusetts.

Our agent said we are required to buildout a closet in 1 of the bedrooms because it does not currently have one, otherwise they would be required to list it as a 2 bedroom / 2 bathroom with office/bonus room.

Based on some research, Internal building code does not require a closet in bedrooms. Our agent insists "everyone knows a bedroom requires a closet" and has not been able to reference any code or regulation defining a closet.

The room currently meets all requirements: size, height, egress, heat, electrical, privacy, etc.

I'm going to contact the local building inspector to see if our town has a different bedroom definition than the building code used my most cities/towns in MA.

Can anyone tell me if there are different regulations for how real estate agents or appraisers define a bedroom?

We don't want to go through the trouble of building a closet if it is not required and we also don't want to build something out that doesn't meet the minimum requirements of a closet, if those requirements do actually exist.

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dudeKhed t1_jch757m wrote

Licensed CSL here, a closet is not required per code in MA, but some towns may require it per municipal code.

What’s required:

  1. Min 70 Sqft
  2. Two means of egress
  3. Window
  4. No less than 84” in ceiling height (new construction)
  5. Heat and min of 2 electrical outlets.
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dudeKhed t1_jch78ik wrote

FYI I have not encountered a town that requires a closet…

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BadJubie t1_jd0g3z5 wrote

Two means of egress in a bedroom? Is that redundant with the window!?

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dudeKhed t1_jd0k9mj wrote

No, it’s not assumed. 1 door and 1 window (must meet min size) or it could be 2 doors..

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BlaineBMA t1_jch7y0w wrote

I would consider speaking with another agent. This closet stuff is nonsense. A lot of people prefer much larger rooms with designed clothes storage - see Ikea. They make these types of furniture because they sell a lot.

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HomeBeets OP t1_jchmsvk wrote

Flexibility and more space was our primary reason for not building out the closet when we renovated the space. It is a cape house with slanted ceilings so it technically has a closet nook under one of roof slants but it is only 3 feet tall with a bar for hangers but no door.

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BlaineBMA t1_jchnhol wrote

We renovated a bunch of capes with bedrooms like that. Furniture with hanging space can work well. After all, that used to be the norm.

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PakkyT t1_jchaa2s wrote

The answer is very easy to look up. Simply check your town's property card for your property. If your town is describing it as a 3-bedroom and taxing you on a 3-bedroom then your house is a 3-bedroom.

And any building codes tend to be defining NEW construction. If your home was a 3-bedroom when it was built then likely it is still 3 bedroom.

And get a new realtor. They sound like they want you to low ball your house so they can make the quick commission rather than helping you get best value.

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HomeBeets OP t1_jchlur8 wrote

Property records have it as 4 bedrooms. Previous owners converted one bedroom into 2 back in the 1980s. We did a fully permitted renovation and turned in back into one large bedroom. Town has been slow to up the property record and told us the tax assessment is primarily based on square footage and bathroom count so we have pushed the issue.

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baddspellar t1_jch8tjj wrote

Others have already suggested you talk with your town's building inspector. That is the correct answer

If you have a septic tank, make sure it has the required capacity for the number of bedrooms you're listing the home as. The building inspector would now about that too. You can't sell a house with a two bedroom septic as a three bedroom house.

If you don't have a septic tank, consider yourself fortunate. I had to replace my septic system to sell my last house, and it was a whole lot more expensive than the most expensive closet you could ever build.

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KKay62 t1_jchcwu1 wrote

Yep, if you have a septic system that is an absolute constraint on how many bedrooms a house can be listed as having, nothing else will matter. I'm regularly surprised at how many listings I see that claim more bedrooms that the septic is sized for, that is a legal liability for the seller and the listing agent. My current house lives like it has 4 to 5 bedrooms and we've used it as a four bedroom but it can only be listed as a three bedroom without an extremely expensive septic upgrade, so it is a three bedroom house with a couple of "offices", "playrooms", "bonus rooms", whatever.

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sheeplewatcher t1_jcikbwp wrote

At least a septic design doesn’t constrain the number of bathrooms you have in a house, /s

We have septic and having come from a house with sewer I miss it the most. I like the idea of crap leaving the area vs. sitting in my back yard.

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Sorerightwrist t1_jchd5ft wrote

Lemme guess, the agent has a great recommendation for a contractor… 🤨

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ReporterOther2179 t1_jchdhs3 wrote

The question is, do buyers require a ‘ bedroom’ to have a closet? There’s some reason to believe the answer is yes.

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HomeBeets OP t1_jchl1si wrote

Very good point. The buyers perspective is important

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trixie91 t1_jchisjy wrote

I've heard from multiple realtors that a room is only considered a bedroom if it has a closet. I would be surprised if that turned out to not be the case, but who knows? Maybe it's just a myth.

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Objective-Kangaroo-7 t1_jcnptec wrote

Same here. I've always heard a bedroom is only a bedroom if it has a closet. Like my last place was considered 1 bed bc the "office" didn't have a closet.

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Educational-List8475 t1_jch9okj wrote

Sounds like your agent doesn’t know anything, you should probably get a new one

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WakingOwl1 t1_jch8w5w wrote

The house my ex and I bought in Western Ma didn’t have a single closet.

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_mAkon_ t1_jchgcb2 wrote

Where’s the house located? I don’t need a closet in the third room, and we can both save money on agents 🤷🏻‍♂️

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Parallax34 t1_jchpggs wrote

Typically in listings square footage, bedrooms, and features are in practice largely at the discretion of the listing agent, and the Buyers to decide what they think about it. If an argument can be made to a reasonable person that it's a 3 bedroom than it's a 3 bedroom in the context of a listing.

The only things that could override this would be like septic size constraints or perhaps claiming a bedroom in a basement with no separate egress, but typically even here as long as it's not a separate unit the interpretation of what constitutes a bedroom are very flexible

If a reasonable observer would think it's a 3 bedroom and there's no legal reason it can't accommodate 3 bedrooms then it can be listed as a 3 bedroom. The questions of valuation, and weather your property should be priced as a full 3 bedroom may be more nuanced.

Honestly though the bigger issue here, this seems like a red flag from your listing agent. I'd probably look for another realtor who's going to standup for my interests.

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Parallax34 t1_jci2olz wrote

Also why as a buyer it can be important to check public record for bedrooms and square footage and not just go off the listing, which is often exaggerated.

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majoroutage t1_jcpvs9l wrote

Definitely this. Almost bought a house with an illegal bedroom and bathroom in the basement.

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rhythmchef t1_jchj1r3 wrote

Not sure what the rules are in MA, but I worked as a real estate appraiser for a number of years in CT and the rule was it had to have a closet to be appraised as a bedroom.

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AgedCzar t1_jchr79k wrote

I think most people expect a window and closet for every true bedroom, regardless of the code.

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HomeBeets OP t1_jchtqp9 wrote

Is 3 additional windows (4 total) a decent trade for no traditional closet?

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Drift_Life t1_jchvvd2 wrote

I’d rather have a closet and 3 windows from my perspective but it would also depend on the size of the room. If it’s a large room I can easily fit more furniture as a trade off (a standing closet for example).

If someone is looking to purchase in order to rent out the house, the no closet thing could be a sticky point because renters definitely want a closet.

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Embarrassed-Low-9873 t1_jci0vz6 wrote

Good point. Is the room with no closet big enough for a freestanding wardrobe? What about putting in one of the ones from IKEA and making it look built-in?

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HomeBeets OP t1_jcjnydb wrote

It is the second largest bedroom and we plan to get an ikea wardrobe. It will be attached to the wall and included in the sale.

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Professional-Might31 t1_jci5xkt wrote

Architect here. International Residential Code does not require a closet. Neither does MA amendments to the IRC. If you want to give me your exact town I can look up if there are further municipal codes, but as others have stated I’ve never heard of this requirement

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pep_c_queen t1_jcib5ae wrote

Another architect here. I recently searched the entire code (in MA, a few specific towns, and a few other states) for this exact “closet” requirement and it doesn’t exist anywhere that I’ve checked. I’d be curious to see a code where it did. When you’re designing small spaces, it makes so much more sense to just use millwork or furniture instead of framed closets with studs.

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HomeBeets OP t1_jcjntno wrote

House is located in Burlington MA

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Professional-Might31 t1_jcjq1rl wrote

Yea I just looked at the Burlington building dept site and they just use the MA state code. The rule of thumb is for building code, the most stringent shall always apply. So if the international code says you don’t need a closet, MA code says you don’t need a closet, but for some reason Burlington had a requirement for bedrooms to have a closet your realtor would be correct.

Side note, could you DM me any info on the listing? Have some friends house hunting in that area. If not I understand. I also have a great long time friend who is a realtor in the area (one of Bostons 40 under 40) who could help you if you aren’t happy with who you’re working with. Best of luck!

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Embarrassed-Low-9873 t1_jchdb58 wrote

INFO: Do the county records describe your house as a 2 bedroom or 3 bedroom? I would start there.

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HomeBeets OP t1_jchlatp wrote

It is actually a 4 bedroom on town property records. We turned two very small bedrooms into one larger bedroom.

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Embarrassed-Low-9873 t1_jchlw8m wrote

Interesting. I think in that case you may have standing to list as 3 bedroom. If you want to be exceptionally good faith maybe put right in the description it was a 4 bedroom originally and there are two closets. I think most buyers would feel reasonably informed based on that. Good luck OP 🙂

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Mindless_Arachnid_74 t1_jchg9bd wrote

When we bought our house the shady realtor marketed it as a 6 bed. But the municipal records only had 4 beds and it created a clusterfuck at closing. Two of the “bedrooms” in the finished attic space didn’t have closets.

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downwardspiralstairs t1_jchgvde wrote

Not in the house I grew up in but it was built in the 18th century.

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Accomplished_Ad_9288 t1_jchh58k wrote

Septic sizes are based on how many bedrooms you have. A room without a closet is not considered a bedroom and thus, you can get away with having a smaller septic or not digging up your yard.

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Embarrassed-Low-9873 t1_jchkv5m wrote

This is actually an incrediblygood point, and another reason why it's so important to be an informed buyer and do your due diligence. Is the house on septic? And if so, is the system based on normal occupancy for a 2 bedroom or a 3 bedroom?

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CleavingStriker t1_jchkbip wrote

I'd be pretty annoyed going into look thinking it had one. Think your agent is onto something with this one

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Billi_Pilgrim t1_jchy54h wrote

I think this is less about the "regulations" and more about "common practice." If I saw a listing for a 3bed 2bath, I would expect three closets. Buyers value transparency. I'd be annoyed if I showed up expecting three bedrooms and got 2 bedrooms and an office.

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HomeBeets OP t1_jcjo6q4 wrote

Is there a commonly accepted definition of a closet? Minimum dimensions?

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Just_Assignment9246 t1_jci48sl wrote

Engineer here, I’ve never heard of that requirement. Ask the agent to cite where that is coming from…it might be local requirement.

Definition of a Bedroom BEDROOM - A room providing privacy intended primarily for sleeping, and consisting of all of the following: a. floor space of no less than 70 square feet; b. for new construction, a ceiling height of no less than seven (7) feet three (3) inches; c. for existing houses, a ceiling height of no less than seven (7) feet; d. the required ceiling height, as defined in (b.) and (c.) above, cover at least fifty percent (50%) of the required floor area, and that, for sloped ceilings, no part of the required floor area shall have less than five (5) feet in ceiling height; e. an electrical service and ventilation; and f. a window which has a net clear opening of 3.3 square feet (0.307 m 2) and the minimum net clear opening shall be 20”x 24” in either direction. Bedrooms shall not open directly into garages. Bonus rooms shall be considered bed- rooms. Sill height for bedroom windows shall not exceed 44”.

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Mission_Albatross916 t1_jchb8kr wrote

My MA agent told me closets are not required because so many older homes don’t have them. Maybe it depends on your location, or maybe it’s more applicable in areas with lots of newer subdivisions. I don’t know?

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Odd_Caterpillar969 t1_jcilvj4 wrote

Just one person here with only two ownership experiences but with the sale and purchase of both our condo (Boston metro) and after that our current house (north shore town) we were told that bedrooms required a closet to be listed as bedrooms. Town water/sewer in both. I think the closet “rule” is ridiculous!

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flannel_hoodie t1_jckzsn3 wrote

No, they are not required. It's one thing when insurers make claims like this (and that's bad enough) but when I hear about salespeople going this route, I lose patience quickly. I wonder if this isn't laziness on the part of the realtor: they're going to take 6% of any transaction, regardless of how it's listed - so why complicate the ad copy and conversations with prospective buyers?

If I'm you, I insist on listing it as a 3BR - and know not only that there are there plenty of buyers who will not look at any listings for 2BRs, but also that there are plenty of housing market parasites eager realtors willing to help with your listing.

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Nutmegdog1959 t1_jchs9gw wrote

You need a new Agent.

The only 'profession' that just requires a GED and a 40-hour course doesn't tend to attract the best and the brightest.

'Common to the area' is the term appraisers use to justify the lack of a closet in a bedroom.

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AbbreviationsSea240 t1_jchv4x3 wrote

If your agent said “I know a contractor that can get this done fast for us”…then get a new agent

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Tombstone_Shadow t1_jci3mqu wrote

I live in a 100 plus year home in Boston and closets were not in every bedroom, and these are indeed bedrooms. A real bedroom is like obscenity, you know it when you see it. A closet doesn’t make a mud room a bedroom.

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Suspicious-Relief-31 t1_jcicus7 wrote

Lived in a 1600 house on the North Shore, 4 bdrms ,all had closets and fireplaces ! Lol .

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pep_c_queen t1_jcia83l wrote

I regularly design and permit homes with bedrooms that have no closets. The top comment has most of the code requirements, I’ll add that the space must also be 7’ minimum in each direction and the heat must be permanently installed.

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[deleted] t1_jcidpev wrote

It’s New England. Too many houses don’t have closets for it to be a thing. Sounds like your agent came from Florida or Texas lol.

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ManderBlues t1_jcjy51w wrote

We used an Ikea wardrobe and added some crown molding. Instant closet that satisfied the realtor and buyers.

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simplynelbelle t1_jck6xnc wrote

Can only speak as a buyer but I personally wouldn’t consider buying a place that doesn’t have ample closet space.

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mikemerriman t1_jcii9gv wrote

in most towns in MA a bedroom is only a bedroom if it has a closet.

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HomeBeets OP t1_jciivh1 wrote

Can you link me to a source so I can verify this?

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mikemerriman t1_jcij8ue wrote

It’s town by town. You’d need to look at relevant ordinances

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HomeBeets OP t1_jcilgi2 wrote

Can you link me to any MA town with this ordinance?

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Appropriate_Beat_335 t1_jcivu0f wrote

The town code doesn't matter. As a buyer it's not a bedroom without a closet. Full stop.

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HomeBeets OP t1_jcjoswv wrote

Understandable but I imagine the buyers looking at houses in the “starter home” price range in our area will likely know they will have to compromise on some things.

The house is significantly more updated than recent comps in town. It is a good house with improvements we are proud of but like any 1950s-1960s house has its space constraints.

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linkarmsstayclose t1_jch7l4l wrote

List it as what it is. A 2 bed with an office.

Would you want to have a bedroom with no closet?

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HomeBeets OP t1_jchn0i1 wrote

We use all three rooms as bedrooms. We purchased it as a 4 bedroom and combined 2 smaller rooms into one more reasonably sized bedroom.

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[deleted] t1_jchlage wrote

classic scumlord. you gonna not 'build out' the roof too, asshole?

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HomeBeets OP t1_jcho9jc wrote

Roof and siding were 100% replaced. Plumbing 100% replaced. Electrical 80% replaced. New windows and spray foam insulation. All permitted and inspected.

Unfortunately we will be lucky to break even after only owning for 4 years.

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Long_Ad_5182 t1_jch45mo wrote

Yes, any room that has a closet can be considered a bedroom. Any room without one is not classified as a bedroom.

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dudeKhed t1_jch7e19 wrote

Unfortunately this is incorrect, IRC and MA State code does not require a closet.

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ginasaurus-rex t1_jch4t9j wrote

I think this will be very dependent on OP's local municipality. My husband and I definitely toured a Shaker-style home that had (and I am not exaggerating) ZERO bedroom closets. There was a small closet in one office/room right off the kitchen. And one coat closet in the entry that had been fitted with a stackable washer/dryer. But none of the upstairs rooms had closets.

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