Egress Window Well

[Rick A. Harrington]

In the Central Ohio area there have been many installed due to the new rules governing egress in homes used as care centers when the lower level is used in the care center. (babysitting in the finished basement)

Here is a website of what they are installing. http://1stchoiceglassblock.com/segressinstall.shtml

In most of the installs that I've seen they have a cover on them to prevent falls. However in the pictures not all the samples have the covers and appear to be used as planter boxes. My guess is that these are emergency exits only. But with that said the steps should be kept clear to make the egress easy.

[Joseph Hagarty, CMI]

Originally Posted by gbeaumont

....the design and construction of that well leave several unsafe and undesirable conditions....

Gerry & Marcel,

That was how it was reported.

Primarily a trip / fall hazard as well as a fire safety egress hazard. The water intrusion in the sill area was additionally noted.

Technically, the install meets municipal code requirements and is somewhat of a signature installation for this particular builder.

[bzimbelman]

Yours kinda' reminds me of the back door out of a loft I inspected last week.

Funny thing about it is the single mother buyer of this property was very concerned about lead paint which may be dangerous to her two pre-teen boys, but she thought I was crazy for pointing out this and the rickety stairwell to the upstairs with no railing.

I guess everyone's idea of safety is different.

[Joseph Hagarty, CMI]

Originally Posted by gbeaumont

the design and construction of that well leave several unsafe and undesirable conditions.

I was back at the property today for additional inspections. The measured depth of the well was 5'10" at the foundation wall.

[Joseph Hagarty, CMI]

Today's Inspection.

Same Home Builder, Different Home.

This one was constructed with two Egress Wells (one on the right and one at the rear).

Home was also constructed after (after the 1st one pictured) the State of PA adopted IRC 2003.

Thoughts...Suggestions?

[bzimbelman]

What's all that white stuff in your pictures?

[Marcel R. Cyr]

Originally Posted by jhagarty

Today's Inspection.

Same Home Builder, Different Home.

This one was constructed with two Egress Wells (one on the right and one at the rear).

Home was also constructed after (after the 1st one pictured) the State of PA adopted IRC 2003.

Thoughts...Suggestions?

Joe, looks like the neighbor has the same design. Maybe this contractor has a patent for his egress and the Code Enforcement is in on the Royalties. ha. ha.

Marcel

[Jack L. Gilleland]

So what happens when the bottom freezes and then rain?
I guess the windows are watertight. When it fills with water is it still considered egress.

[jking2]

Aside from the drainage issues, it looks better than a second story window egress, where that first step is really a safety hazard!

Jim King

[dkeogh]

Joe, I think I know both of these neighborhoods and the builder. If I’m right about the first home I can’t comment since the builder and the township are in court over the development and I am named in the suit.

The second home should have weep screed below the band joist. With all window wells there needs to be drain at the bottom of the well, weather it a dedicated drain or a foundation drain. We can only hope the builder installed it and it was done correctly. I don’t like the “stone step” concept but it does meet the code requirements. This interpretation was sent off to PA L&I and they approved the stone steps as meeting section R310.2.1.

I think if the home was on fire people could get out of the house through this window.

[Joseph Hagarty, CMI]

Originally Posted by dkeogh

Joe, I think I know both of these neighborhoods and the builder. If I’m right about the first home I can’t comment since the builder and the township are in court over the development and I am named in the suit.

The second home should have weep screed below the band joist. With all window wells there needs to be drain at the bottom of the well, weather it a dedicated drain or a foundation drain. We can only hope the builder installed it and it was done correctly. I don’t like the “stone step” concept but it does meet the code requirements. This interpretation was sent off to PA L&I and they approved the stone steps as meeting section R310.2.1.

I think if the home was on fire people could get out of the house through this window.

Dan,

The Inspection was for the Homeowner (Snow Covered Photo).

His concern is that the egress does not comply with the Code (as intended) as he (elderly) can not foresee his ability to use the provided egress in the event of an emergency. I agree.

It is the same Builder.
....Signature installation as the one that you reference.

[Joseph Hagarty, CMI]

Originally Posted by dkeogh

I don’t like the “stone step” concept but it does meet the code requirements. This interpretation was sent off to PA L&I and they approved the stone steps as meeting section R310.2.1.

I don't like the concept and disagree with whoever may have approved the installation. I do not believe it meets the "intention" of the Code and will need to be further reviewed.

As to the properties in Schuykill Township.........

[dkeogh]

No disagreement from me on that Joe. However, Code oficials are not allowed to acceeded the code and L&I is the final word in PA.

I would say however, that a 44" sill hieght and egrees sized window could also be dificult for the elderly.

I guess it will never be perfect but at least all the finshed basement Will have some degree of egress when before they might not have had any, and all the new basements will have egress regardless if they are finished or not, so at least progress is being made.