Egress code

[Peter C. Russell]

Can someone help me out, I would like to know exactly how the 2000 IBC code reads for egress windows.

I was under the assumption that all bedrooms require egress window, my question is, is it limited to bedrooms or all habitable rooms?

[Michael R. Boyett]

Are you sure you mean the IBC? I don't know that the IBC addresses this particular topic. Wouldn't the IRC be more applicable?

[afrost]

Originally Posted by prussell

Can someone help me out, I would like to know exactly how the 2000 IBC code reads for egress windows.

I was under the assumption that all bedrooms require egress window, my question is, is it limited to bedrooms or all habitable rooms?

sorry, i don't know the answer pete, but if you publicly thank someone you will probably get 4 pages of response. yikes-o-pizza!

[Peter C. Russell]

Originally Posted by mboyett

Are you sure you mean the IBC? I don't know that the IBC addresses this particular topic. Wouldn't the IRC be more applicable?

Yes, the IRC

[Michael R. Boyett]

Well, I don't have the 2000 IRC but would the 2003 IRC suffice?

[ckratzer]

Originally Posted by prussell

Can someone help me out, I would like to know exactly how the 2000 IBC code reads for egress windows.

I was under the assumption that all bedrooms require egress window, my question is, is it limited to bedrooms or all habitable rooms?

Just some of what it says but enough to answer your question...

R310.1 Emergency escape and rescue required.Basements with habitable space and every sleeping room shall have at least one openable emergency escape and rescue opening.Where basements contain one or more sleeping rooms,emergency egress and rescue openings shall be required in each sleeping room,but shall not not be required in adjoining areas of the basement.

It goes on to give spec.s on demension minimums.

[Michael R. Boyett]

Here's a scan of 2003 IRC R310:
Egress.PDF

[Peter C. Russell]

Thanks guys, I am building a attached 2 car garage with a family room above it and the inspector want a egress window up there. I have never come across a situation where a family room needs egress window.

Could there be something I'm missing in the life saftey codes?

[Ian Gills]

Basements with habitable space and every sleeping room shall have at least one openable emergency escape and rescue opening.Where basements contain one or more sleeping rooms,emergency egress and rescue openings shall be required in each sleeping room,but shall not not be required in adjoining areas of the basement.

My unfinished basement has small windows painted shut. But it does have two doors: one up the stairs to my kitchen, and another directly out to my back garden.

If I finish the basement, are there any restrictions on what types of rooms I can have in this current state i.e. are bedrooms allowed? or a living area? or a utility room?

From the quote, I assume that I would be allowed a bedroom if this room is built around the door out to the garden. Other habitable (non-bedrooms) could then be around this.

[Michael R. Boyett]

Peter, some times the AHJ looks at the proposed room not as what you call it but rather how it might be used by future occupants. I suspect he is surmising the Family Room could potentially be a sleeping room in the future therefore he wants to see an egress window. What's the issue?

[ckratzer]

Originally Posted by prussell

Thanks guys, I am building a attached 2 car garage with a family room above it and the inspector want a egress window up there. I have never come across a situation where a family room needs egress window.

Could there be something I'm missing in the life saftey codes?

Might be a municipality issue.
Without being argumentative, and using your best people skills,ask your inspector what code he/she is refering to and have him/her read it with you.
Some code inspectors are quite cooperative.
Also pay attention to code about how you are to finish the garage to conform with fire separation.

[ckratzer]

Originally Posted by Ian Gills

From the quote, I assume that I would be allowed a bedroom if this room is built around the door out to the garden. Other habitable (non-bedrooms) could then be around this.

That is how I read it.
To be sure you should also check with local code.

You may have any of those rooms as long as they are code compliant with your AHJ.

[Peter C. Russell]

OK this is what I'm up against, it appears they have amended the 2000 IRC code to include that every habitable room in a home must have 2 means of egress. Their definition of a habitable room is any room occupied within a dwelling unit.

My contention with this is what about a bathroom, laundry room, walk in closet?

[Michael R. Boyett]

The IRC defines a "Habitable Space as a space in a building for living, sleeping, eating or cooking. Bathrooms, toilet rooms, closets, halls, storage or utility spaces and similar areas are not considered habitable spaces." If your local AHJ has amended the IRC requirement to add 2 means of egress and done so legally, i.e. by city ordinance, then you will likely have to abide by it. Ask the AHJ to provide that ordinance to you to ensure the AHJ is interpreting the requirement as you would.

[Peter C. Russell]

Originally Posted by mboyett

The IRC defines a "Habitable Space as a space in a building for living, sleeping, eating or cooking. Bathrooms, toilet rooms, closets, halls, storage or utility spaces and similar areas are not considered habitable spaces." If your local AHJ has amended the IRC requirement to add 2 means of egress and done so legally, i.e. by city ordinance, then you will likely have to abide by it. Ask the AHJ to provide that ordinance to you to ensure the AHJ is interpreting the requirement as you would.

Thanks for the clarification on that, I know this is all about safety but I just want to understand the difference. I don't have a problem with changing the window, though I do have a problem with the building department issuing a permit and approving my plans, then they come out for the frame inspection and tell me I need an egress window.

I might add the house next door got completely gutted and remodeled and there isn't a single window in the entire house. I don't want to make a big deal about it, I just want to understand the logic.

Thanks to everyone for the help.