One of the things that a home inspector will typically check is to see that each bedroom has a means of emergency egress directly to
the exterior of the dwelling. The egress allows the occupant to escape, but also allows emergency personnel access for rescue if
needed. If there is no door to the exterior, then there should be an 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?
According to International Residential Code (IRC), an egress window must satisfy four 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.
the exterior of the dwelling. The egress allows the occupant to escape, but also allows emergency personnel access for rescue if
needed. If there is no door to the exterior, then there should be an 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?
According to International Residential Code (IRC), an egress window must satisfy four 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 |
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Bedroom Emergency Egress Window