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Egress window

alaskajoe

Registered User
Joined
May 22, 2019
Messages
53
Location
Alaska
Someone converts a single family home to a duplex by dividing the house on one end to a one bedroom apartment. Along with all the separation rated walls and such which are taken care of they pose another question. They add a small kitchen and make this a one bedroom apartment. It already has a bathroom off the bedroom. This they say was an existing bedroom. the window is almost big enough for egress requirements but not quite. The clear opening is 48 inches from floor. Do you make them change the window or is it existing bedroom window and you can't force them to change it
 
Hi,
We ask for the minimum egress in every bedroom right from the start at plan checking, and we offer no wiggle room. Here's what we have on bedroom egress from the BC building code 2018:
I hope it helps :D

9.9.10.1. Egress Windows or Doors for Bedrooms
1) Except where the suite is sprinklered, each bedroom or combination bedroom shall have at least one outside window or exterior door openable from the inside without the use of keys, tools or special knowledge and without the removal of sashes or hardware. (See Article 9.5.1.2. and Note A-9.9.10.1.(1).)
2) The window referred to in Sentence (1) shall

a) provide an unobstructed opening of not less than 0.35 m2 in area with no dimension less than 380 mm, and
b) maintain the required opening during an emergency without the need for additional support. (See Note A-9.9.10.1.(2).)
3) Where a window required in Sentence (1) opens into a window well, a clearance of not less than 760 mm shall be provided in front of the window. (See Note A-9.9.10.1.(3).)
4) Where the sash of a window referred to in Sentence (3) swings towards the window well, the operation of the sash shall not reduce the clearance in a manner that would restrict escape in an emergency.
5) Where a protective enclosure is installed over the window well referred to in Sentence (3), the enclosure shall be openable from the inside without the use of keys, tools or special knowledge of the opening mechanism.

A-9.9.10.1.(1) Escape Windows from Bedrooms.
Sentence 9.9.10.1.(1) generally requires every bedroom in an unsprinklered suite to have at least one window or door opening to the outside that is large enough and easy enough to open so that it can be used as an exit in the event that a fire prevents use of the building’s normal exits. The minimum unobstructed opening specified for escape windows must be achievable using only the normal window operating procedure. The escape path must not go through nor open onto another room, floor or space. Where a bedroom is located in an unsprinklered suite in a basement, an escape window or door must be located in the bedroom. It is not sufficient to rely on egress through other basement space to another escape window or door.
Window Height
The Article does not set a maximum sill height for escape windows; it is therefore possible to install a window or skylight that satisfies the requirements of the Article but defeats the Article’s intent by virtue of being so high that it cannot be reached for exit purposes. It is recommended that the sills of windows intended for use as emergency exits be not higher than 1.5 m above the floor. However, it is sometimes difficult to avoid having a higher sill: on skylights and windows in basement bedrooms for example. In these cases, it is recommended that access to the window be improved by some means such as built-in furniture installed below the window.
 
Not really a change of use...…...just note in the permit that you suggested they upgrade the window, and they chose not to.
 
May also check into any state laws that exist locally for property rentals. May be a clause that requires an upgrade.
 
Once an SF,now a multi-family (owner occupied or not?) is the question.
If not it is a business and must comply. How is it zoned?
 
CT allows the installation of a step if the sill is greater than 44" above the floor.

(Amd) R310.2.2 Window sill height. Where a window is provided as the emergency escape and rescue opening, it shall have a sill height of not more than 44 inches (1118 mm) above the floor; where the sill height is below grade, it shall be provided with a window well in accordance with Section R310.2.3.

Exception: The 44-inch maximum sill height shall be permitted to be measured vertically above a fixed, permanent platform, step or steps whose minimum width shall equal or exceed the operable width of the opening and shall be centered on such opening and which shall comply with Sections R311.7.5.1 and R311.7.5.2. Glazing in windows complying with this exception shall not be subject to the provisions of Section R308.4.6 or R308.4.7.
 
There is no Statewide building code in Alaska. So you need to contact the Local AHJ, to see what code they are using.
 
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