The number of bedrooms in a home can greatly affect its value and appeal. A three-bedroom property will typically sell for more than a two-bedroom property. A couple with two children will also be more likely to buy the former property than the latter, since it allows each child to have their own room.

Whether they are listing their home or planning to convert a room, homeowners will want to set an accurate number for the number of bedrooms in their property. Will some areas, such as an office or den, be able to qualify?

You won't be able to call every spare room in your home a bedroom. A room has to meet certain requirements in order for someone to safely and comfortably spend the night there.

You'll need to check with your local building department to find the exact requirements for a bedroom. Judy Szablak, author of CTRealtyBlog.com, says local municipalities set the exact definition for a bedroom. While these definitions can differ significantly from town to town, many will take a basic set of considerations into account.

These definitions are often based on the International Residential Code. The code looks to ensure that living conditions will be comfortable for any residents, and that they'll be able to escape the room easily in an emergency.

A bedroom needs to meet several minimum size requirements. Cathie Ericson, writing for the National Association of Realtors, says the minimum floor area is usually set at 70 to 80 square feet. The IRC also specifies that the room must measure at least seven feet in any horizontal direction, and that half the ceiling space must be at least seven feet high.

Some municipalities may require that a bedroom have a certain degree of privacy. Eric Stewart, a Maryland real estate agent, says you may only be able to count a room as a bedroom if you don't have to pass through another bedroom to get it. In this way, someone getting up in the middle of the night doesn't has to go through another person's living space to get to a bathroom.

Other comfort considerations may include temperature and electricity. A room may need to have at least a couple of electrical outlets to count as a bedroom. Ericson says there should also be a way to heat or cool the room. A space heater won't count as a heating method, but the ability to open a window can qualify as a cooling element.

Windows are also especially important since they will provide another way out of the bedroom. The IRC says that a bedroom should have two points of egress, allowing an alternate exit during an emergency such as a fire. The door into the bedroom counts as one way out. A window or exterior door will qualify as a second point of egress.

But in order to count as a point of egress, the window must be a certain size. Benjamin Hardy, writing for the home improvement professional Bob Vila, says windows will generally need a minimum opening area of 5.7 square feet, an opening height of 24 inches, and an opening width of 20 inches. These dimensions will allow an occupant to exit through the window if necessary.

The window should also be easily accessible. The IRC sets a maximum sill height of 44 inches, as well as a minimum height of 24 inches to keep children from accidentally falling out the window. The code also says that an occupant should be able to open the window—as well as any additional barriers, such as screens or grilles—from the inside without a key, tool, special knowledge, or excess force.

The window requirements can be especially important if you intend to have a bedroom in a finished basement or attic. Stewart says these areas sometimes need extra light or ventilation to qualify as bedrooms, and homeowners may need to add or enlarge window wells to have a basement window qualify as a point of egress. Ericson says skylights will often qualify as a second way to exit a room.

Some municipalities require additional safety measures beyond points of egress for a room to be considered a bedroom. Hardy says these requirements may include smoke alarms located in or outside the room and arc-fault circuit interrupters to prevent electrical fires.

While many people believe a room needs a closet to be considered a bedroom, this is not actually the case. In many older homes, closets were not included as a standard feature in the bedroom. These rooms will still qualify as bedrooms, as long as they meet all of the legal requirements.

However, some real estate professionals may add their own requirements before they increase the bedroom count on your home's listing. Stewart says you may need to install a framed closet or permanent armoire before the room can be considered a bedroom. Hardy says real estate agents may define a bedroom as having a door that can open or close, at least one window, and a closet.

If a room does not qualify as a bedroom, it can be defined in a number of other ways. Ericson says these definitions include office space or a bonus room.