Quick Answer: Haggerty Homes builds custom executive-style homes in Brantford with larger-than-minimum bedrooms that comfortably fit King and Queen mattresses. Always measure your specific room before purchasing because custom builds vary by lot, buyer selections, and plan modifications. The Ontario Building Code requires a 9.8 sq m minimum bedroom floor area, but Haggerty's executive builds routinely exceed this.
In This Guide
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Buying a new Haggerty Homes build in Brantford is one of those decisions where the bedroom question comes up almost immediately. You have committed to the lot, signed the selections, and now the question is: what mattress goes in there? The answer changes depending on the room you selected and whether you added walk-in closet options, a sitting area, or a modified layout.
This guide covers what new Haggerty Homes buyers in Brantford need to know about bedroom dimensions, mattress sizing, and how to avoid the common mistake of buying before the drywall is even up.
Haggerty Homes and the EVEREST in Brantford
Haggerty Homes has been building custom homes in Brantford for over 25 years. Their work ranges from infill builds in established Brantford neighbourhoods to executive communities like Summit Estates. The EVEREST is one of their larger plan options, positioned as an executive-style detached home with more square footage than standard builder-grade construction.
Unlike production builders who offer fixed floor plans, Haggerty operates as a custom builder. This means the EVEREST designation describes a general plan type, not a fixed footprint. The master bedroom dimensions in your specific build may differ from another buyer's EVEREST depending on the lot size, any plan modifications made during the selection process, and choices around ensuite configuration or closet layout.
Why Custom Builds in Brantford Vary
Brantford's lot sizes in newer subdivisions like those served by Haggerty in the north end vary considerably. A wider lot allows for a wider home plan, which can add several feet to bedroom width. A corner lot may allow for larger windows and a more generous room shape. Two buyers purchasing the same EVEREST model may end up with bedrooms that differ by 2 to 4 feet in at least one dimension, especially if one buyer upgraded to a larger ensuite or modified the walk-in closet configuration. This is why the only reliable measurement is the one you take in your actual home.
Haggerty's builds generally target a more generous standard than the Ontario Building Code minimum. That minimum is 9.8 square metres of floor area for a bedroom (not including closets or ensuite), which translates to roughly 105 square feet. In practice, executive-style master bedrooms in Brantford custom builds frequently land in the 170 to 250 square foot range, giving you comfortable clearance for a King mattress and full furniture suite.
Ontario Building Code Bedroom Minimums
The Ontario Building Code sets the floor for bedroom size, not the ceiling. Understanding these minimums helps you benchmark what your Haggerty Homes bedroom exceeds, rather than what it needs to meet.
Ontario Building Code Section 9.5.1: Bedroom Area Requirements
Under OBC Section 9.5.1, a bedroom in a new dwelling must have a minimum floor area of 9.8 square metres (approximately 105 square feet), not counting closets, ensuites, or recesses. At least one bedroom must have a minimum dimension of 3 metres in any direction (roughly 9.8 feet). These are minimums. Haggerty Homes' custom executive builds routinely deliver master bedrooms that are 60 to 140 percent larger than the code minimum, reflecting the expectations of their buyer segment.
The practical implication: a bedroom meeting exactly the OBC minimum fits a Queen mattress (60 by 80 inches) with limited clearance. A bedroom of 170 to 200 square feet, which is more typical of a Haggerty executive master, comfortably fits a King (76 by 80 inches) with a proper furniture layout.
Mattress Sizes for New Construction Bedrooms
New builds like the Haggerty Homes EVEREST typically offer larger bedroom footprints than comparable resale homes of the same age. This opens options that may not have been available in a previous home.
Mattress Size Clearance Guide for New Construction
- King mattress (76 x 80 inches): Recommended minimum room size is 12 x 12 feet (144 sq ft). At 12 x 14 feet you have comfortable clearance on three sides. Executive master bedrooms at 14 x 14 feet or larger work well with a full furniture suite alongside a King
- Queen mattress (60 x 80 inches): Comfortable at 10 x 10 feet (100 sq ft) minimum, with 10 x 12 feet preferred. Works in secondary bedrooms as well as master suites
- Secondary bedrooms in an EVEREST: Typically 10 x 10 to 12 x 12 feet depending on configuration. Queen or Full comfortably fits; a King requires measuring to confirm
- Clearance rule of thumb: Allow 24 to 36 inches on at least three sides of the mattress for walking and nightstand placement
- Walk-in closet impact: A walk-in closet that reduces the bedroom's usable open floor area may push a King layout into awkward clearances even in a larger room
The most common mistake new home buyers make is assuming that because the house is new and large, the mattress choice is obvious. A buyer who purchased the largest EVEREST option with a generous master suite may have an easy time fitting a King. A buyer who modified the plan to add a larger ensuite and expanded walk-in may find the actual open floor area in the bedroom is more constrained than expected.
How to Measure Your Bedroom Before Buying
The right time to measure is during construction, typically around the framing or drywall stage when the room shape is clear but before flooring goes in. Most Haggerty Homes buyers can arrange a site visit during this period. If that is not possible, your builder will have the as-built floor plan dimensions once construction completes.
What to Measure and Note
- Room length and width: Measure at floor level, from wall to wall, at their widest points
- Door swing clearance: Note which way the bedroom door swings and ensure the mattress placement does not block the arc
- Window positions: Windows typically limit headboard placement. Note the bottom sill height and horizontal location of each window
- Closet doors: Sliding closet doors or walk-in closet entries reduce usable floor space on the adjacent wall
- Electrical outlet placement: Note outlet positions on each wall; you want outlets accessible beside the bed for charging
- Ensuite doorway: The ensuite entry may create a clearance constraint on one side of the room
Once you have measurements, map out your intended furniture on paper using a scale of 1 inch to 1 foot. Mark the mattress, bed frame, nightstands, dresser, and any other pieces. This exercise frequently reveals constraints that were not obvious from looking at the empty room.
When to Buy a Mattress for a New Home
We have helped a number of Brantford buyers who are moving into new builds, and the most common timing question is whether to buy the mattress before or after possession. Our honest recommendation: wait until after possession and measuring if at all possible.
Construction timelines shift. New home possession dates in the Brantford area regularly move by weeks or months. Delivery scheduling around a fluid possession date adds unnecessary complication. More importantly, some buyers adjust their room selections late in construction, and the final bedroom dimensions occasionally differ from early plans.
What We Can Do for New Build Buyers
If you are purchasing a Haggerty Homes EVEREST or another Brantford custom build, call us at (519) 770-0001 at any point during the process. Brad can talk through your likely mattress options based on your general plan, help you understand what to measure, and let you come in to test mattresses well before your possession date so you know exactly what you want. We can time your purchase and our white glove delivery to arrive around your move-in. There is no rush to buy early, and no benefit to it either.
Our white glove delivery service covers Brantford and extends to Hamilton, Burlington, Kitchener, Waterloo, and the broader region. We remove packaging, position the mattress, and handle old mattress removal if you are replacing something from your previous home. For new builds, we coordinate arrival around your possession date so the mattress is there when you are ready to move in.
Our Restonic ComfortCare Queen at $1,619 with 1,222 individually wrapped pocket coils is the right starting point for most secondary bedrooms in a custom build. For master suites in an executive home like the EVEREST where a King fits comfortably, the Restonic ComfortCare King at $2,051 with 1,440 coils is what Dorothy most often recommends for couples. And for buyers who want a natural fibre option in a new home, the Restonic Luxury Silk and Wool Queen at $1,395 is worth a look.
Shop: Shop The Full Mattress Lineup
Shop This Topic at Mattress Miracle
Popular picks at Mattress Miracle:
- Restonic ComfortCare Dalton and Albany
- Whitney double-sided bamboo mattress
- Somnia 3.0 neck support pillow
Or shop the full mattress lineup in our Brantford showroom.
Find Your Perfect Mattress at Mattress Miracle
We are a family-owned mattress store in Brantford, helping our community sleep better since 1997. Come try mattresses in person and get honest, no-pressure advice.
441 1/2 West Street, Brantford, Ontario
Call 519-770-0001Frequently Asked Questions
What mattress size fits a Haggerty Homes EVEREST master bedroom?
Because Haggerty Homes builds custom homes, the EVEREST master bedroom dimensions vary by lot and buyer selections. In general, executive-style master bedrooms in Brantford custom builds at this tier comfortably accommodate a King mattress (76 by 80 inches) with a full furniture layout. However, we always recommend measuring the actual room before purchasing, particularly if you added a larger ensuite or modified the walk-in closet configuration.
When is the right time to buy a mattress for a new build?
After possession and after measuring is our consistent recommendation. New construction timelines move, room layouts occasionally change, and delivery coordination around a moving target adds complexity. You can come in to test and select mattresses well before possession without committing to a delivery date until you have confirmed timing.
How much clearance do I need around a King mattress?
Plan for 24 inches (60 cm) of clear walking space on at least two sides of the bed, ideally three. The fourth side (the wall behind the headboard) can have zero clearance. For a King mattress (76 inches wide) plus two-sided walking clearance, you need a bedroom at least 124 inches (roughly 10.3 feet) in width. A room 12 feet wide is more comfortable for a full furniture layout.
Do I need a different mattress type for a new construction home?
No. New construction does not require a special mattress type. However, new homes often have standard platform-style bases or buyers choose a new bed frame, which may affect mattress support requirements. If you are using a slatted platform frame, ensure slat spacing is no more than 3 inches (7.5 cm) for foam or hybrid mattresses.
Does Mattress Miracle deliver to new Haggerty Homes addresses in Brantford?
Yes. We deliver throughout Brantford and the surrounding area with our white glove delivery service. We can coordinate around your possession date, position the mattress, and remove packaging. Call us at (519) 770-0001 to arrange timing. We are at 441 1/2 West Street, not far from most Brantford residential developments.
Sources
- Ontario Building Code, O. Reg. 332/12, Section 9.5.1. (2024). Bedroom Floor Area Requirements. Government of Ontario. ontario.ca/laws/regulation/120332
- Canadian Home Builders' Association. (2023). New Home Buyer Guide: Custom vs Production Builds in Ontario. CHBA. chba.ca
- Jacobson, B.H., et al. (2008). Subjective rating of perceived back pain, stiffness and sleep quality following introduction of medium-firm bedding systems. Journal of Chiropractic Medicine, 7(3), 105-113. doi.org/10.1016/j.jcm.2008.05.002
- Radwan, A., et al. (2015). Effect of different mattress designs on promoting sleep quality, pain reduction, and spinal alignment in adults with or without back pain. Sleep Health, 1(4), 257-267. doi.org/10.1016/j.sleh.2015.08.001
- Tarrant County Public Health. (2018). Furniture Layout and Bedroom Safety Guidelines. National Safety Council. Referenced in: NSC bedroom safety recommendations.
- Okamoto-Mizuno, K., & Mizuno, K. (2012). Effects of thermal environment on sleep and circadian rhythm. Journal of Physiological Anthropology, 31(1), 14. doi.org/10.1186/1880-6805-31-14
Visit Our Brantford Showroom
We are located at 441½ West Street in downtown Brantford. Free parking available. Our team does not work on commission, so you get honest advice based on your needs.
Mattress Miracle , 441½ West Street, Brantford, ON · (519) 770-0001
Hours: Monday–Wednesday 10am–6pm, Thursday–Friday 10am–7pm, Saturday 10am–5pm, Sunday 12pm–4pm.