Albuquerque Real Estate | Venturi Realty Group

What Is a Bedroom? Clearing Up the Confusion

When it comes to real estate listings, few things create more confusion than the term “bedroom.” I’ve seen it time and time again—homes listed with too few bedrooms because a room lacks a closet, or homes listed with too many bedrooms because someone counted a space that technically doesn’t qualify.

Let’s clear this up once and for all.

What Actually Counts as a Bedroom?

Nationally, there are clear standards that help define whether a room qualifies as a bedroom, especially for the purposes of appraisals and MLS listings.

According to ANSI Z765 (used by Fannie Mae and Freddie Mac appraisals), a bedroom must have:

  • A door for private access (not a walk-through room)
  • At least one exterior window or door for emergency egress
  • A minimum of 70 square feet (roughly 8’x9′)
  • Ceiling height of at least 7 feet over 50% of the room (areas under 5 feet don’t count at all)
  • A permanent heat source — portable heaters don’t count

Important note: A closet is not a requirement under ANSI, Fannie Mae, or Freddie Mac guidelines.

 

SWMLS Bedroom Definition

Here in New Mexico, most home listings go through the Southwest Multiple Listing Service (SWMLS), and they have a formal definition for what qualifies as a bedroom:

“Bedroom – Must have at minimum a door, at least one other form of egress to the outside of the building, and 70 sq ft minimum, square footage with a ceiling height less than 5 feet does not count towards this minimum (closet not required)”

This means if a room meets those criteria, it can and should be counted as a bedroom in the MLS — even if there’s no closet.

 

 

Room Size and Ceiling Height Requirements

This is where it can get a little confusing. To qualify as a bedroom, a room must meet minimum size and ceiling height standards established by building codes and measurement guidelines. Most building codes, including the International Residential Code (IRC), require that a bedroom have at least 70 square feet of floor space and be at least 7 feet in any horizontal direction. Additionally, per the ANSI Z765-2021 standard used by appraisers and Fannie Mae, at least 50% of the room’s floor area must have a ceiling height of 7 feet or more, and any space with a ceiling height under 5 feet does not count toward the total square footage. These standards ensure that bedrooms are both usable and safe, regardless of whether the room includes a closet.

 

 

 

 

 

 

 

Common Mistakes I See in Listings

1. Rooms excluded from the bedroom count because they don’t have a closet

This is probably the most common myth in real estate. I often see rooms that meet all of the bedroom requirements—size, heat, egress, and privacy—but they get left out of the bedroom count just because they don’t have a closet. That’s a mistake, and it could mean lost value or missed buyer opportunities.

2. Rooms included as bedrooms that shouldn’t be

On the flip side, I frequently come across listings where a room is being called a bedroom when it really isn’t. Two examples:

  • A “bedroom” that is landlocked, meaning it has no exterior window or door. That’s a safety issue and doesn’t meet egress requirements.
  • A room that’s only accessible through another bedroom. That fails the test of privacy and function and shouldn

 

Local Codes Can Vary

While national and MLS-level standards give us a consistent baseline, it’s important to recognize that some municipalities have their own definitions—especially when it comes to rental properties.

For example, in Minneapolis, some housing codes require a closet in a bedroom. In other cities, occupancy permits or rental inspections may have unique criteria.

 

Albuquerque Rental Rule: Cooling Systems Now Required

In December 2024, the Albuquerque City Council passed Resolution R-23-175, which strengthens the city’s enforcement of rental unit habitability standards under the Uniform Housing Code.

One of the most significant updates is the new requirement that all rental units in Albuquerque must provide cooling systems capable of maintaining safe indoor temperatures during the summer. While this applies specifically to rental properties, it reflects a broader shift in how habitability is being defined in our local housing market.

For real estate professionals, homeowners, and landlords, it’s important to note that while ANSI and Fannie Mae require a permanent heat source for a bedroom, this local ordinance adds a new layer of compliance for rentals. In Albuquerque, cooling is now just as essential as heating when evaluating a rental unit’s livability—and potentially, its marketability.

 

The Bottom Line

If you’re listing a home for sale—or evaluating one as a buyer—don’t rely on outdated myths. A room doesn’t need a closet to be a bedroom. But it does need to meet very specific standards that protect safety, functionality, and accuracy.

When in doubt, ask:

  • Does it have a door for private access?
  • Does it have an exterior window or door?
  • Is it at least 70 square feet?
  • Does at least 50% of the ceiling measure 7 feet or more in height?
  • Does it have permanent heating?
  • For rentals in Albuquerque – does it have cooling?

If you answered yes to all of those, it’s a bedroom—closet or not.

Need help navigating bedroom counts, local codes, or how to list your home accurately? Reach out anytime. I’d be happy to help you get it right.

Tego Venturi

 

Tego Venturi is an award-winning REALTOR®, co-founder of Venturi Realty Group, and a respected voice in Albuquerque’s real estate community. With deep expertise in MLS systems, rules, and policy, Tego has served on the Southwest MLS Board of Directors since 2013, including two terms as President. Known for his market insight, innovative approach, and commitment to housing affordability, he is a trusted resource for real estate professionals and consumers alike.