Egress Windows Part 2
In a previous article we took a look at Egress Windows. Many homeowners may not be aware of new codes requiring such a window. Part 1 of the series took a look at exactly what an Egress Window actually was. For older homes it isn’t a requirement, but newer homes must have an Egress Window properly installed. In this article we will take a look more at the specifics of the code and how Kirk Enterprises, Inc. provides reliable expertise when it comes to helping you install your windows or get your home up to where it should be.
The current International Residential Code, or IRC, states that Egress Windows are required by the building code starting in 2003. One of the purposes of an Egress Window is to keep firefighters safe during rescue and occupants of the home easily accessible by rescue crews in the event of a fire which traps you in your basement. The current Egress requirements have been based upon the firefighter entering the Egress with the proper tank or firefighting equipment.
Egress windows have 2 components–the actual window and opening, or safety area. The window section can be the consumers individual choice i.e. double hung windows, casement window, or a slider window. The casement window gives you the most net opening with the least impact to foundation wall removal. The code requires the minimum height from the finished floor to the window sill cannot exceed 44 inches.
The minimum opening area of any window below grade is 5.7 square feet (see figure R310.1 below).
The minimum opening area of any window above grade is 5.0 square feet.
As for the requirements for the safety rescue area, you must have a minimum of a 36 inch x 36 inch landing space. When the depth of the areaway exceeds 44 inches below the finished grade you must have a code accepted ladder installed.(see figure R310.2 below).
In the typical Kirk Enterprises installation, we always want to have a drain system in place at the bottom of the area way to drain high volume rain away from the window (areaway). The best way for this to be achieved is to connect a drain tile pipe to the existing drain tile that is at the house footing. In the event that the footing drain tile doesn’t exist, then another option is a small submersible pump system.
The retaining wall at the areaway can be constructed either by pressure treated 6 inch by 6 inch timbers, or we can install a code approved metal pre-manufactured areaway. These pre-manufactured areaways do come with an optional metal ladder, steel protective grill, and a plastic cover. When the depth of the areaway exceeds 3 to 4 feet, we recommend this system to prevent children from falling in and also water getting in.
Kirk Enterprises utilizes the proper concrete cutting equipment that will allow us to cut up to a 10 inch thick concrete wall from the exterior. The areaway does produce a large volume of excavation dirt and can be graded out on your property, or it will be removed by contractor. All bedrooms in a basement MUST have an Egress window. This has been a building code requirement since we opened Kirk Enterprises, Inc. 27 years ago.
There are pros and cons for having Egress Windows installed in your older home.
The pros:
– Safety of your family and loved ones or current occupants. This could be those that are using the basement as a bedroom or a habitable space. You can’t put a price on the life of a loved one.
– Allows natural light into your basement. Your man or woman cave could use some natural lighting!
The cons:
– They can be costly.
– If the house footing doesn’t have a french drain, you might have to install a pump system or the pre-manufactured cover.
These decisions can be difficult for any homeowner. Keep in mind that all unfinished basements that do not have a walk-out require an Egress window. This is the current building code requirement since 2003.
