Most people, including Realtors, have heard about egress windows. Unfortunately, these safety features are often misunderstood.
Egress window and window well
We sometimes hear that a basement bedroom may be “non-conforming” due to the lack of a method of egress. What exactly is egress? The dictionary defines egress as “the action of going out of or leaving a place.” In a residential environment, proper egress means that an occupant has a safe and accessible way to evacuate a space, usually through a window.
This subject comes up with clients regarding basement bedrooms during the course of a home inspection, usually with older homes built before egress requirements were set in place. Sometimes, basements that were meant for storage have had a bedroom added, and there is no safe egress from the room.
Not having proper egress from a basement is a safety concern. You want to make sure that anyone dwelling in that space has a safe and accessible escape to the outdoors in the event of a fire or other type of emergency.
Why are egress windows necessary?
The main reason for egress windows is safety. Egress windows allow people to get safely out of a home and emergency services, such as firefighters, to access the home. Egress windows also provide natural light and allow for fresh air and ventilation in a basement space.
Egress windows in a basement are important as an alternative escape from the structure. If there were a fire that obstructed the basement stairwell, an egress window would allow you to safely exit the building. The International Residential Code requires that there be a minimum of one egress window per bedroom and living space.
What is a proper egress window?
The minimum requirements for basement egress windows are spelled out in Sections R310 of the International Residential Code, Emergency Escape and Rescue Openings.
· The egress escape must lead to a yard, public space, or courtyard.
· The egress exit must be operable from inside the room without tools or specialized knowledge.
· The opening width shall be a minimum of 20 inches.
· The opening height shall be a minimum of 24 inches.
· The bottom edge of the opening must be no greater than 44 inches from the floor.
· The “net clear” opening of the exit shall be at least 5.7 square feet.
Since basements are partially or fully underground, egress windows will generally exit into a window well. The IRC spells out specific requirements that window wells must also meet. Section R310.4 addresses these specifications for area wells.
· The horizontal area of the window well shall be at least 9 square feet.
· The horizontal projection of the window well shall be at least 36 inches.
· The window well shall allow for the window to be fully opened.
· Window wells greater than 44 inches deep shall have a permanent ladder or steps.
· Window wells shall have proper drainage and must tie into the foundation tile system.
· Bars, covers, grills, or screens must be removable without tools or specialized knowledge.
· Bars, covers, grills, or screens must meet the net-clear opening requirement of 9 square feet.
Summary
Egress windows and window wells are an important part of keeping your home safe. Making sure that you keep any egress windows clear, maintained, and properly functioning will help to keep your family safe in the event they need to get safely out of a basement.
When performing a home inspection, our inspectors review any egress windows and window wells if they are part of the home.
At HomePro Inspections, our home inspectors are trained to inspect all areas of the home. Any issues found are documented in your home inspection report and recommended for resolution by a qualified professional.
Visit our website to learn more or to schedule your home inspection in the Rochester, Owatonna, and Faribault, MN areas. You can contact us today at (507) 202-8942 or utilize our online “Schedule Now” feature to set up an appointment.