Is a closet required for a room to be considered a bedroom?

Q: Can built-in wardrobes take the place of a closet in a bedroom? I want a room to still be designated as a bedroom, but I am looking at using built-ins and taking out the old closet. -- e-mail

A: When can you legally call a room a bedroom? To find out, check with your local building bureau. Only in some places is a closet essential. After all, many landmark houses were built before bedrooms typically had closets.

The requirements differ from one area to another. Sometimes there's a minimum square footage, or an outside wall is essential. Often, the main requirement is "two means of egress" -- in other words, another exit if the door is blocked. In some places, a basement room can qualify if it has a window large enough that a person could escape that way. In other localities, the window must be large enough to admit a firefighter wearing full equipment.

Don't like the agent

Q: My husband and myself have been looking at homes for seven months and have had really bad luck with agents. We are expecting a baby in April and need to get out of our apartment.

We have found a home through my co-worker that actually belongs to her mother, and they are doing it for sale by owner. We agreed on a price, but then she informed us that she discovered two liens on the property, but they had been paid.

She waits weeks to return my calls and says she will call the bank, but she never does. Are we being unrealistic or is she being rude? All we are asking is that she keeps us informed, but she says she is too tired from work. She says she can't afford to pay utilities, but she doesn't seem very motivated. The house is empty and has been broken into for an underage drinking party by her granddaughter and damaged once already.

Any advice? We really like the house, but we are on a time limit and don't like games. -- e-mail

A: Your situation illustrates exactly what real estate professionals are good for -- bringing the parties to what is known as a meeting of the minds and then guiding the transaction to a successful conclusion.

It's not clear why your seller needs to speak with the bank. It's not clear if those liens have really been lifted. It's not clear if the property is in good enough condition to qualify for a mortgage loan. And unless you have a signed purchase-and-sale contract, you have nothing you can hold the seller to anyhow.

If you do have a contract, ask a lawyer to find out where you stand. If you don't, hire a real estate broker -- perhaps by the hour -- to investigate whether this project is likely to go anywhere.

Edith Lank will respond personally to any questions sent to her at 240 Hemingway Drive, Rochester, NY 14620 (please include a stamped return envelope), or readers may e-mail her at ehlank@aol.com.