It’s a common situation in real estate. A seller insists their home has three bedrooms, but when you walk through, you see two upstairs and one downstairs room with a bed in it. Does that last one really count? In Virginia, the answer isn’t always simple, it depends on a mix of state code and local zoning rules.

Virginia law sets out some basic requirements. First, the room must have direct access to the rest of the house. A detached garage, guesthouse, or shed doesn’t count and neither does a space you can only reach by walking through another bedroom. Second, it needs an independent way to get outside in case of an emergency. That could be a window or a door, as long as someone inside could escape safely.

Size is also a factor. A true bedroom in Virginia must be at least 70 square feet and if it’s shared, at least 50 square feet per person. Ceiling height matters too: anything under seven feet won’t qualify, so low crawl spaces or basements with short ceilings don’t make the cut.

Comfort and safety round out the list. The room must have natural ventilation, meaning a door or window that opens to outside air and it must have a permanent heating source. A plug in space heater isn’t enough; you’ll need central air, a radiator or another fixed system.

On top of all that, local zoning codes may add more rules. That’s why it’s always smart to double-check with your local zoning office if you’re unsure. For real estate agents, the safest route is to verify bedroom counts with tax records or other official documents. Virginia law even protects licensees from liability if they rely on information from a government source.

In summary, I’d say not every room with a bed is a bedroom. By knowing the rules and confirming them with the right sources, you’ll keep deals honest, protect yourself from liability and make sure buyers and sellers are on the same page.

Source Inspiration: Virginia Code