The Essential Guide to Egress Windows in Home Inspections

Understanding Egress Window Requirements

Egress windows are designed to provide an emergency exit route from bedrooms. In Ontario, the Building Code stipulates that all bedrooms must have two means of egress: a door leading into the home and a direct exit to the exterior. These exits cannot lead into another room or an enclosed space such as a porch or garage.

Minimum Size and Accessibility Standards

The Ontario Building Code requires egress windows to meet the following minimum dimensions:

• Width: At least 20 inches
• Height: At least 24 inches
• Sill Height: No more than 44 inches from the interior floor to the top of the window sill

Furthermore, the window must provide a clear opening of at least 3.8 square feet. If the window is below grade, a suitably sized egress window well must be installed, which may involve drilling into the basement wall to secure concrete anchors.

Additional Egress Window Well Requirements

For window wells deeper than 44 inches, a code-compliant ladder must be installed. Ladders or rungs should have an inside width of at least 12 inches and project at least 3 inches from the wall, spaced no more than 18 inches apart. Many preformed window wells come with integrated code-compliant covers that are not lockable and can be easily removed by a child, typically made of lightweight clear plastic.

Excerpts from the Ontario Building Code

The Ontario Building Code provides specific guidelines for egress windows:

• The window cannot be less than 18 inches in any direction.
• The window opening must be at least 600 square inches.
• If a window well is present, it must extend at least 3 feet from the house wall to accommodate a firefighter in full gear.

The Importance of Egress Windows in Basements

Basement living areas must have emergency escape and rescue openings. This is not only a legal requirement but also a critical safety measure. Small basement windows can create a death trap in the event of a fire, as they do not allow for easy escape. It's essential to have a means of escape, especially if the basement is used for sleeping or as a rental space.

Homeowner Responsibilities and Liability

As a homeowner or landlord, it is your responsibility to ensure a safe means of escape from fire by meeting local building code requirements for basement egress windows. Failure to do so can result in liability for any injuries or fatalities that occur in a fire.

Installation Considerations for Egress Windows

Installing an egress window involves more than cutting a hole and fitting a new window. Structural concerns, such as the width of the wall and header, must be addressed to meet building code requirements. Drainage is also a critical factor, as the egress window area must be excavated to the base of the home's foundation to tie into the existing drainage system and prevent flooding.

Checklist for Egress Window Compliance

• The base of the egress window should be no more than 36 to 44 inches from the floor.
• The opening must be a minimum of 3.8 to 5.7 square feet when fully opened.
• The opening must be at least 15 to 20 inches at the smallest width or height.
• Windows must be easy to open without special knowledge or strength.
• Avoid hopper-type windows that open inward from the top.
• Ensure a large egress window well with a minimum width of 36 inches from the opened window to the side of the area well.
• Install steps or a ladder in window wells deeper than 36 to 44 inches.
• Extend the window well at least 4 inches on all sides of the window to prevent water damage.
• Provide at least one egress window in each bedroom and in each separate apartment in a basement area.
• Maintain proper egress window well drainage and keep the area clear of snow and debris.

The Role of Home Inspectors

During home inspections in Bracebridge, Gravenhurst, Muskoka, and Orillia, inspectors ensure that bedroom windows are accessible to the exterior and meet the correct size for proper exiting in case of fire. They also check that window wells are the correct size and accessible for firefighters. Proper egress windows and window wells are crucial for safety and compliance.

For more information on egress windows and building codes, you can refer to the Ontario Building Code or consult with local authorities such as the Municipality of Muskoka.