Understanding Egress Windows

Egress windows serve as a pathway to safety during emergencies but also have an important role in satisfying building codes that require minimum safety standards in the home. An egress window is simply defined as a window that provides an unobstructed exit from a room. This type of window, the International Residential Code, or IRC, defines as "a window that is operable and provides a clear opening that is not obstructed by a window well, a door, a stairway or other permanent construction and that allows the immediate access to it from the exterior . . . ." The IRC has long required egress windows in its building codes , but it’s not until recently that Michigan adopted the rule.
The IRC requirement specifically applies to sleeping rooms that are located below grade. Mills noted that these are windows that are located in basement bedrooms or "dungeon kind of rooms." The code outlines a number of specific requirements for egress windows. In addition to the window size requirements, there are requirements for the window wells, where they cannot be less than 24 inches deep. Other egress requirements include: The one exception to the egress requirement is when a room is equipped with a fire suppression system. But in order for it to count as a substitute for an egress window, there needs to be a backup power source for the system that is tested yearly. Also, a fire alarm is required for each sleeping area.

What is Required in Michigan Building Code?

A single or series of single projection windows are required in basement areas if one or more of the following criteria is met:

• The total area of all basement windows having a sill height less than 44 inches from the interior floor where in each case the sum of the interior and exterior clear openings is not less than 5.7 sq. ft. (5359 sq. in.) with no part of the opening less than 24 inches in width and 20 inches in height.
• The total area of all basement windows having a sill height less than 44 inches from the interior floor where in each case the sum of the interior and exterior clear openings is not less than 5.sq. ft. (5359 sq. in.) with at least one opening having a clear opening of 24 inches in width and 20 inches in height.
• The total area of all basement windows having a sill height less than 44 inches from the floor where in each case the sum of the interior and exterior clear openings is not less than 5.7 sq. ft. (5359 sq. in.) with a clear opening of 24 inches in width and 20 inches in height. Required under this condition where the occupants need to be protected from ingress due to street or other hazards and no offer of protection against egress by the Department has been offered.

Egress Window Types

There are a number of styles of egress windows available. The most common include casement windows, sliding windows, and double hung windows and below is a description of each style.
Casement
This window style is the most commonly used egress window as they are less common to see on homes in Michigan. The typical casement egress window style has a tall narrow traditional look and this style has hinges on one side and opens to the outside which makes the casement window typically the best option as other window types may be impacted by fences, shrubs, and other obstacles to obstruct egress from the window.
Sliding Windows
Not commonly used for egress windows as sliding windows slide open sideways as opposed to opening outward. In Michigan we recommend against the use of sliding windows as egress windows as these windows can be affected by the use of a deck, pool, or other structural structures to the side of them where the window slides and can restrict the operator access to the window or even the exit. However, there are a few sliding window manufacturers that make sliding windows that do open so that they become more like a double hung window.
Double Hung
Double Hung are very commonly used in Michigan and typically are a great option as its the most commonly used window purchased for homes in the Midwest. However, a double hung egress window needs at least 24" of clear space from the window to the opening below it in front or where the exit may be as the opening of this window has to be able to provide a 36" exit to allow egress from the window.
All of these styles are available through numerous local and Michigan based egress window manufacturers and can be custom built based on the size of the window opening that you have in your home and make sure to review the online tool to find out the codes specific to your home.

Installation Considerations

Egress window installation in Michigan comes with its own set of critical considerations. Meeting the distance requirements while still ensuring that the window is accessible and properly maintained are of the utmost importance. For example, an egress window must allow for a clear opening space of at least 24 inches in height and 20 inches in width.
Ensuring that the opening is clear to escape is crucial, which means keeping trees, shrubs, and any other obstructions a minimum of 36 inches away from the window. This is especially important in the event of an emergency, as you don’t want a tree branch or other object blocking your family’s exit pathway. Regular maintenance in the form of trimming is crucial to keeping your egress window clear.
Additionally, the egress window must be accessible from the interior side. Michigan’s building codes state that the window requires an openable area of 24 inches in height, 20 inches in width, and a sill height no higher than 44 inches above the floor. It requires opening to the outside, so consider this when planning a landscaping design that provides easy access from the exterior.
The workspace needed for escaping requires a minimum of 36 inches vertically and 36 inches horizontally with the horizontal plane located at the sill height from the finished floor. Ideally, the plane should be the same size as the window well. Window wells must have a minimum depth of 36 inches and a minimum width of 12 inches.
While window wells are not strictly required for egress windows, they can help to reduce the risk of moisture penetration, provide greater protection for the window, and provide a space for drainage. If you’re building up the wall, which is another option, make sure the wall is sloped away from the window well to prevent water from pooling. This means also keeping the window well clear of debris.
All egress window wells and chases must be damp-proofed or waterproofed, according to state code. Dampproofing will only work if the window well is not under a patio or any other part of the home. When that is the case, waterproofing is required. If your egress window is installed within three feet of your property line, you’ll need to waterproof the entire window to ensure it has proper protection against moisture.
Egress escape systems can be an extremely valuable addition to any home, but only if they are properly installed. Keep these essential requirements in mind when planning and installing egress windows in your Michigan home.

Common Mistakes and How to Avoid Them

When it comes to egress window requirements in the state of Michigan, there are certain mistakes homeowners and builders alike might make that could cause them a violation of the law. Before installing an egress window, here are some common mistakes that you’ll want to be sure to avoid in order to ensure your compliance with the law.
First, be wary of relying on egress window instructions without verifying they’re up to the standards required by the Michigan Residential Code. For instance, there are many egress windows that do not require a window well, but the Michigan Residential Code requires the installation of a window well when the ground outside the window is more than 44 inches high. Without the installation of a window well, an egress window does not comply with the law since above grade windows must have a clear opening of at least 5.7 square feet regardless of whether the window is located in a basement or on a higher floor above ground.
Additionally , homeowners should be sure to avoid making an incorrect assumption about the width or depth of their window well. Some people believe that as long as the width of the window well is at least 36 inches, it’s acceptable. In reality, the actual requirement is that the inside width of the window well must be a minimum of 38 inches. Assuming the window well is 36 inches inside may cause trouble later during the permit process. Moreover, not having enough space to install ladders, steps or a ramp to allow natural access to the top of the well could create an unnecessary and costly error.
In theory, digs can be conducted to any depth. However, in practice, it’s important to verify your building authority’s excavation depth requirements before commencing a dig. Additionally, before digging, always check for nearby gas lines, sprinkler systems or other underground obstacles that could be affected by the process.

The Benefits of Following the Law

Legally, any new residence must meet the fire code for a bedroom in which a window well is located. As an example, under current Michigan law, every new residence must have two means of egress on any floor, one of which is a window. A property may contain a legal non-conforming structure within which window wells and inadequate means of egress may exist, but they may not be constructed on any new premises.
Safety is obviously imperative when talking about window wells and egress. This is especially true where children are involved. If local authorities become aware of inadequate egress and window wells with no protective coverings and no fall protection, you can expect to receive a summons. The potential liability is significant, particularly when the non-compliance of egress is caused from insufficient window wells to get out of the property.
Property value is also an important consideration. A residence with a poorly maintained window well and no regulation egress and/or protection, are a turn-off to buyers. With an influx of homes for sale in Michigan, sellers cannot afford to have a property that is a liability. Improving your window well and egress situation improves the condition of your property and increases your chances of having a smooth and ultimately more lucrative sale.

Hiring a Pro to Help With the Installation

One of the best ways to ensure it is done right is to hire a professional to complete the job. With the number of do-it-yourself projects people attempt these days, it would be easy to think that you could install an egress window yourself. But in Michigan it’s a little more complicated than that. A qualified contractor will be well-versed in the Michigan requirements around egress windows. That means they will find the right place for the new window, the right size and type of window, and help you complete the installation so it is compliant with the state building codes. A legal egress window will keep your home safe by providing a means for occupants to exit in case of an emergency or to provide natural light in a basement, but beyond that it can also increase your home’s value and improve air quality. Your licensed contractor will be able to ensure both of these benefits occur through proper installation. A skilled contractor knows the relevant details that diversify new builds from remodels.

Conclusion and Best Practices

As we have outlined in this blog, complying with the Michigan Building Code’s egress window requirements is extremely important for homeowners and homebuilders operating in Michigan. Failure to comply with these requirements can result in significant liability if a child or person is seriously injured. To summarize, the Michigan Building Code requires all bedrooms located in a basement to have an egress window in each bedroom that is located within 36" of the floor of the basement . The minimum opening for the window must be 5.7 square feet. The window well must extend at least 36" above the finished grade outside, and the window well must contain steps or a ladder for access out of the window.
Best Practices for Homeowners and Homebuilders:
If you suspect that you may have purchased a home or property constructed after July 2002 with a basement bedroom that lacks a basement egress window in place, contact your local building inspector immediately for further information.