I am often asked to discuss the possibility of adding Egress windows. Egress Windows are  those that meet or exceed a rigid set of dimensions and details that allow save exit in case of emergency.

The primary issue is safety, secondary benefits include increased property value by adding natural light, and adding another legal bedroom.

Challenges include weatherproofing the concrete below the window, cutting concrete without making a mess, and ensuring proper drainage to name a few. We we have devised an excellent combination of materials and procedures that do the job perfectly.

This post has borrowed content from the good folks at Fine Home Building magazine. Although a bit complicated to understand they were able to illustrate the options well.

We have been averaging 4 Egress Window installations a year over the past several years. Subterranean Egress Windows cost about 3 thousand dollars a piece.  Each egress window we’ve installed has been a little different. We usually are asked to install the casement option, but we have done others.

The opening offered by a double-hung window or a horizontal sliding window would be slightly less than half of the total pane area if the window were fully operable. A casement window offers almost the entire pane area: the most egress for the size of the window. Awning windows are trickier because they often don’t open as wide as casements (if they opened all the way, they’d direct rainwater into the house). Before you buy an awning window for egress purposes, make sure it will satisfy your building inspector.

In addition to the net-clear opening, there are also requirements for sill height, as shown in the drawing. For an egress window in a below-grade basement, a window well with ladders or steps is required. (under certain circumstances)

In our opinion, the cost is a third of the added value to the home and is therefore one of  the most value added remodeling project we can offer. It also is inline with our commitment to suggesting safety oriented features. Egress is not just for subterranean applications either. Building code in Boise Idaho now requires that if you are remodeling and replacing basement windows or any windows for that matter if egress size windows are an option then you must choose to use them. See some of our projects on this site.

Here is the 2009 IRC updates:

EMERGENCY ESCAPE AND RESCUE OPENINGS
Both the 2009 IBC and 2009 IRC require emergency escape and rescue openings in sleeping rooms below the fourth floor of a building, and in all basements except those that are used only to house mechanical equipment which are less than 200 square feet in area. The 2009 IBC also contains some exceptions to this for rooms in buildings that are fully equipped with a fire sprinkler system, or for rooms that open directly to a corridor that leads to an exit in two directions.

Typical requirements for sizes, locations, etc., are set forth in Section 1029 of the 2009 IBC and Section R310 of the 2009 IRC. It is important to note that the required opening size of 24 inches high, 20 inches wide and 5.0 or 5.7 square feet in area must be met by “normal” operation of the window. In some cases previous editions of certain ICC legacy codes permitted the removal of a second sash, such as the upper sash in a double hung window, to be counted towards achieving the required opening size. Such an interpretation, however, is no longer applicable under the 2009 IBC and 2009 IRC.

Operable skylights and roof windows are also permitted as emergency escape and rescue openings if they meet the size requirements and the bottom of their opening is within 44 inches of the floor below.

Under the 2009 IRC, the emergency escape and rescue opening must be achieved through normal operation of the window, door or skylight without the use of keys, tools or special knowledge.

Non egress

This is the nightmare no one wants to see. A fire in the basement with no way out.  Here is an example of why the building code insists that below ground living spaces must have Egress Windows.  Above ground living spaces need them too but below ground is where the biggest bang for the buck comes from. There are other rules / building codes for Boise City related to smoke detectors and carbon monoxide detectors as well, but this one makes perfect sense.  The last thing anyone wants to be is stuck when smoke and fire is billowing around you. At Levco we take this seriously and want to install proper egress windows whenever we can.

I realized that we have installed lots of Egress Windows over the years. Instead of doing a post of each one. I would add a photo gallery of lots of projects to share some of creative solutions we have come up with to satisfy our customers needs.

Double casements

The Challenge:

Adding Egress windows is a favorite project of ours because it instantly increases the value of your home. It has the advantage of adding natural light and, heaven forbid if you do need to get out of your home in an emergency, it will make that task easier.

The Idea:

Add as much light as possible and fresh air by adding side by side egress windows in the same room.

The Solution:

We hand dig our window wells to avoid ruining any wiring and or piping near your home. Then we dig well below the area that will be cut into your concrete wall. We waterproof the wall and back fill the area with drain rock and take the excess dirt away. Exterior window wells come in all shapes and sizes it just comes down to a personal choice. Interior trim out of the window usually harmonizes with the existing trim in the home.

The Details:

A temporary wall was added and a new micro-lam beam was inserted with a center support engineered to withstand the load of an exterior wall. Two vinyl windows were added below grade so historical review was passed. One large tiered window well was added with specially reinforced mesh cloth to support the retaining wall. The concrete path had to be broken out and relocated.

Investment Range range $6,800

Time Frame 7 days