| Bedroom Emergency Egress Window |
What is an egress window?
An egress window is a window that is required in specific locations in a dwelling and is intended to provide
an emergency means of exiting a dwelling. Egress windows are only required in dwellings. Windows must
meet specific size requirements to qualify as an egress window.
Where are egress windows required?
Egress windows are required in every room used for sleeping purposes (bedrooms) on any floor and in
basements with habitable space. If you are constructing a new home, the code requires that you put an
egress window in each bedroom. It also requires an egress window in the basement if habitable rooms will
be finished in the basement. If you install a basement bedroom or bedrooms, an egress window is required
in each bedroom but you need not provide another egress window if there are other habitable rooms in the
basement. The bedroom window(s) suffices for the habitable rooms.
If you have an existing home and you add a sleeping room in an unfinished basement, the code requires that
you install an egress window in the sleeping room or rooms. Likewise, if you create habitable space in your
basement other than a bedroom and you currently do not have an egress window, the code would require
that you install one as part of the installation of the habitable room.
What are the size requirements for an egress window?
An egress window must satisfy four International Residential Code (IRC) criteria:
The window opening must be operational from the inside without keys or tools. Bars, grilles and grates may
be installed over windows but must be operational without tools or keys and still allow the minimum clear
opening.
Do the math
At first glance, you might assume that a 20-in. by 24-in. window would be acceptable for egress. However,
those dimensions would yield a net clear opening of only 3.3 sq. ft. To achieve the required net clear opening
of 5.7 sq. ft., a 20-in. wide window would have to be 42 in. high. Likewise, a 24-in. high window would have to
be 34 in. wide.
Nearly all window manufacturers specify which of their windows meet national egress requirements right in
their catalogs and list the net free opening of their windows. This should take the guesswork out of selecting
a window for you addition or remodeling project. Also, the sales person who sells you the window should be
able to help you select a code compliant window provided that they know you need an egress window.
An egress window is a window that is required in specific locations in a dwelling and is intended to provide
an emergency means of exiting a dwelling. Egress windows are only required in dwellings. Windows must
meet specific size requirements to qualify as an egress window.
Where are egress windows required?
Egress windows are required in every room used for sleeping purposes (bedrooms) on any floor and in
basements with habitable space. If you are constructing a new home, the code requires that you put an
egress window in each bedroom. It also requires an egress window in the basement if habitable rooms will
be finished in the basement. If you install a basement bedroom or bedrooms, an egress window is required
in each bedroom but you need not provide another egress window if there are other habitable rooms in the
basement. The bedroom window(s) suffices for the habitable rooms.
If you have an existing home and you add a sleeping room in an unfinished basement, the code requires that
you install an egress window in the sleeping room or rooms. Likewise, if you create habitable space in your
basement other than a bedroom and you currently do not have an egress window, the code would require
that you install one as part of the installation of the habitable room.
What are the size requirements for an egress window?
An egress window must satisfy four International Residential Code (IRC) criteria:
- Minimum width of opening: 20 in.
- Minimum height of opening: 24 in.
- Minimum net clear opening: 5.7 sq. ft. (5.0 sq. ft. for ground floor).
- Maximum sill height above floor: 44 in.
- The window must have a minimum net clear opening of 5.7 sq. ft. Net clear opening refers to the
actual free and clear space that exists when the window is open. It is not the rough opening size or
the glass panel size, but the actual opening a person can crawl through.
The window opening must be operational from the inside without keys or tools. Bars, grilles and grates may
be installed over windows but must be operational without tools or keys and still allow the minimum clear
opening.
Do the math
At first glance, you might assume that a 20-in. by 24-in. window would be acceptable for egress. However,
those dimensions would yield a net clear opening of only 3.3 sq. ft. To achieve the required net clear opening
of 5.7 sq. ft., a 20-in. wide window would have to be 42 in. high. Likewise, a 24-in. high window would have to
be 34 in. wide.
Nearly all window manufacturers specify which of their windows meet national egress requirements right in
their catalogs and list the net free opening of their windows. This should take the guesswork out of selecting
a window for you addition or remodeling project. Also, the sales person who sells you the window should be
able to help you select a code compliant window provided that they know you need an egress window.
| Brady Home Inspection Eureka, CA 707 444-9922 ralph@bradyinspects.com |
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