What Really Counts as a “Bedroom” in Colorado
When you see a home listing that says “3 bedrooms,” most people picture three cozy, livable sleeping spaces. But in reality — especially in Colorado — not every labeled “bedroom” meets the building-code and safety requirements that make it a legal, conforming bedroom. For sellers, buyers, and real-estate pros alike, knowing what counts matters.
Here’s a breakdown of what a room must (usually) have to legitimately qualify as a bedroom.
1. Safe, Code-Compliant Egress (Emergency Exit)
One of the most critical requirements is a safe escape route. Under the building codes adopted across much of Colorado, every sleeping room (including basement bedrooms and habitable attics) must have at least one operable emergency escape or rescue opening — typically a window or door that leads directly outdoors (or to a yard, court, or public way).
If the bedroom is in a basement or below grade level, the “egress window” must meet these minimum standards:
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Net clear opening area: 5.7 square feet (or 5.0 sq ft if it's a ground-level window).
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Minimum clear opening width: 20 inches
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Minimum clear opening height: 24 inches
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Maximum sill height from the floor: 44 inches
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If the window is below grade (i.e. in a basement), a window well is required — with a horizontal area of at least 9 square feet, and the well must extend at least 36 inches from the foundation wall in both width and projection.
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For wells deeper than 44 inches, a permanent ladder or steps must be installed.
These egress requirements are enforced across jurisdictions in Colorado, including many Front Range cities.
If a room lacks a proper egress window or exit, it may not legally qualify as a bedroom — regardless of how furnished or decorated it is.
2. Livable Size & Dimensions
While codes can vary slightly by jurisdiction, the general expectation — and common real estate guideline — is:
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A bedroom should be at least 70 square feet in total floor area.
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There should be at least one dimension (length or width) no shorter than 7 feet.
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Ceilings should meet a minimum usable height. Many building-code interpretations require at least half the room’s ceiling area to be 7 feet or higher.
Rooms that are too cramped or have sloped ceilings — like some attic conversions — often fail to meet these size or height standards, making them unsuitable for “bedroom” designation under code.
3. Permanent Heat, Light & Electrical — Real Livability
A bedroom isn’t just where you put a bed — it must be livable comfort-wise. That means:
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A permanent heat source (like HVAC, baseboard heat, or a radiator) — not a space heater.
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Adequate natural light or ventilation (often via a window), or mechanical ventilation if permitted.
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Access to electricity (lighting and at least one outlet).
A room that lacks any of these — heated air, light, or power — may be considered less than habitable, making it ineligible as a “bedroom” in many eyes.
4. Access & Privacy (No Walk-Through Bedrooms)
For a room to be considered a standalone bedroom, building-code and appraisal guidelines typically require it to be accessible directly from a hallway or common area — not by walking through another bedroom.
In other words: every bedroom should have a proper entry door and a pathway separate from other bedrooms. This ensures privacy and functionality.
🧥 5. Closet Space — Often Expected, But Not Legally Required
One of the most common misconceptions: that a closet is mandatory. In fact, a built-in closet is rarely required by code. Building codes focus on safety and livability (egress, size, ventilation, heating, etc.), not storage.
That said, most buyers expect a closet. And from a resale, appraisal, or marketing standpoint — closet (or adequate storage) often impacts perceived value.
So while a closet isn’t a strict legal requirement, it often becomes a practical one.
⚠️ What That Means — and What to Watch Out For
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Non-conforming bedrooms: If a room lacks proper egress, adequate size, heating, or light — labeling it as a “bedroom” may be misleading (or even legally risky). That can affect appraisal value, loans, resale, and buyer satisfaction.
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Basements & attic conversions: These are especially tricky. Without egress windows, proper ceiling height, and heating — they often don’t qualify as legal bedrooms.
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Closetless “bedrooms”: Even without a closet, a room can be a legal bedroom — but you may need to manage buyer expectations, closet storage solutions, or marketing language appropriately.
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Local variation matters: Building codes in Colorado are adopted and enforced locally (city, county, or municipality). This means “bedroom rules” can vary between jurisdictions — always check with your local building department before finalizing plans or marketing.
What This Means for Sellers & Buyers in Colorado
For sellers: Ensure your “bedrooms” meet code (or disclose if they don’t). Properly labeled bedrooms can impact appraisals, buyer trust, and final sale price.
For buyers: Don’t just count rooms. Dig into whether a labeled “bedroom” truly qualifies — especially in basements or older homes. Ask about egress windows, recent inspections, ceiling height, heating, and whether rooms are legally permitted as sleeping spaces.
For real estate professionals: Having this knowledge is a strong differentiator. It helps you set accurate expectations, guide clients through remodel vs. marketing choices, and avoid listing issues down the line.
