What are Requirements for Egress Wells?

In addition to the egress window requirements that apply to all new and remodeled sleeping rooms, egress wells are required when installing egress windows in a basement room. Every room used for sleeping must possess at least one egress window to be used for safety purposes. There are very specific requirements for this type of window. Newly constructed homes have this built into their plans, while remodeled homes, in order to meet code, must follow the guidelines. Basements rooms may not legally be used for sleeping unless they too are equipped with an egress window. Moreover, basement egress windows need an outer well that also must meet code. 

Egress Window and Well Requirements

An egress window, in the basement or otherwise, must open at least 20 inches wide, 24 inches high, possess a net clear open area of 5.7 square feet and have its sill no higher than 44 inches off the ground. Windows can be of various total size, but their free area, when open, must be at least 5.7 square feet. That does not include immovable panes or the frame; it only includes the clear space through which to climb. 

For basement windows, an egress well must be in place. In older homes and in rooms not used for sleeping, basement windows are typically quite small, not big enough for a person to crawl through. Basement rooms used for sleeping are different. The egress window must meet the requirements and the egress well must supplement it. Egress wells must:

• Accommodate the full opening of the egress window
• Have a bottom area of 9 square feet
• Have dimensions of no less than 36 inches by 36 inches
• Have a ladder or steps permanently placed should the well be deeper than 44 inches

In the event that an egress well needs a ladder or steps, the ladder be no narrower than 12 inches. The code requires that it not obstruct the opening of the window and that it can only  reduce the minimum dimension by 6 inches or less. Furthermore, basement egress windows and wells situated beneath a porch or a deck must possess at minimum 4 feet of clearance between the top of the well and the lowest point on the structural joists supporting it. 

When Egress is Required

All newly constructed homes require an egress window in every sleeping room. If a sleeping room is built in the basement, an egress well is necessary. If you remodel your home, egress windows and wells are also required. Before replacing windows, it is a good idea to check with the guidelines listed by the International Residential Code regarding safety windows and, in the case of basements, egress wells. 

Egress wells supplement egress windows installed in basement bedrooms. These code requirements are vital for homeowners who rent their properties, but they are just as important for resale purposes as well. Potential buyers will want to see that you followed code if you remodeled the bedrooms and windows of your home. Thus, not only do egress windows and wells provide a safe exit from a room in the event of an emergency, they help to increase a home’s value and make resale easier.