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Interior Inspections Contains discussions about the interior portion of a home inspection. This includes stairs, walls, floors, ceilings, smoke detectors, etc.

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  #1  
Old 6/13/06, 8:48 PM
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cbuell cbuell is offline
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Default height of windows above the floor

Does anyone know of a required minimum height for an opening window above the floor. For example lets say its a 32" wide double hung 60" tall and it is 24" off the floor. Wouldn't the window in the open position pose a fall hazard the same as a 24" railing around a deck?
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Old 6/13/06, 9:00 PM
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Default Re: height of windows above the floor

Hi to all,

Charles the quick anwer is 18 inches, but her is the long answer

Quote:
B] R308.4 Hazardous locations.
The following shall be considered specific hazardous locations for the purposes of glazing:
1. Glazing in swinging doors except jalousies.
2. Glazing in fixed and sliding panels of sliding door assemblies and panels in sliding and bifold closet door assemblies.
3. Glazing in storm doors.
4. Glazing in all unframed swinging doors.
5. Glazing in doors and enclosures for hot tubs, whirlpools, saunas, steam rooms, bathtubs and showers. Glazing in any part of a building wall enclosing these compartments where the bottom exposed edge of the glazing is less than 60 inches (1524 mm) measured vertically above any standing or walking surface.
6. Glazing, in an individual fixed or operable panel adjacent to a door where the nearest vertical edge is within a 24-inch (610 mm) arc of the door in a closed position and whose bottom edge is less than 60 inches (1524 mm) above the floor or walking surface.
7. Glazing in an individual fixed or operable panel, other than those locations described in Items 5 and 6 above, that meets all of the following conditions:
7.1. Exposed area of an individual pane greater than 9 square feet (0.836 m2).
7.2. Bottom edge less than 18 inches (457 mm) above the floor.
7.3. Top edge greater than 36 inches (914 mm) above the floor.
7.4. One or more walking surfaces within 36 inches (914 mm) horizontally of the glazing.
8. All glazing in railings regardless of an area or height above a walking surface. Included are structural baluster panels and nonstructural infill panels.
9. Glazing in walls and fences enclosing indoor and outdoor swimming pools, hot tubs and spas where the bottom edge of the glazing is less than 60 inches (1524 mm) above a walking surface and within 60 inches (1524 mm) horizontally of the water's edge. This shall apply to single glazing and all panes in multiple glazing.
10. Glazing adjacent to stairways, landings and ramps within 36 inches (914 mm) horizontally of a walking surface when the exposed surface of the glass is less than 60 inches (1524 mm) above the plane of the adjacent walking surface.
11. Glazing adjacent to stairways within 60 inches (1524 mm) horizontally of the bottom tread of a stairway in any direction when the exposed surface of the glass is less than 60 inches (1524 mm) above the nose of the tread.
Regards

Gerry



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  #3  
Old 6/13/06, 9:04 PM
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Dale Duffy Dale Duffy is offline
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Default Re: height of windows above the floor

R613.2Window sills.
In dwelling units, where the opening of
an operable window is located more than 72 inches (1829 mm)
above the finished grade or surface below, the lowest part of the
clear opening of the window shall be a minimum of 24 inches
(610 mm) above the finished floor of the room in which the
window is located. Glazing between the floor and 24 inches
(610 mm) shall be fixed or have openings through which a
4-inch-diameter (102 mm) sphere cannot pass.


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Old 6/13/06, 9:07 PM
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Default Re: height of windows above the floor

Thanks Jerry---I have all that I just think it is a little odd that a window without a barrier above 18" wouldn't be considered a hazard.
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  #5  
Old 6/13/06, 11:18 PM
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John W. Springstead John W. Springstead is offline
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Default Re: height of windows above the floor

Sometimes screens are considered a barrier.



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  #6  
Old 6/14/06, 8:10 AM
Larry Kage, CMI Larry Kage, CMI is offline
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Default Re: height of windows above the floor

Quote:
Originally Posted by jspringstead
Sometimes screens are considered a barrier.
Yes, for bugs.

Really, the ones labeled that I see state something like "CAUTION-This window screen will not protect against falling out. Children left unattended...blah, blah, blah.
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Old 6/14/06, 9:31 AM
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Default Re: height of windows above the floor

Quote:
Originally Posted by dduffy
R613.2Window sills.


In dwelling units, where the opening of
an operable window is located more than 72 inches (1829 mm)
above the finished grade or surface below, the lowest part of the
clear opening of the window shall be a minimum of 24 inches
(610 mm) above the finished floor of the room in which the
window is located. Glazing between the floor and 24 inches
(610 mm) shall be fixed or have openings through which a
4-inch-diameter (102 mm) sphere cannot pass.




Which version of the IRC is this from? In 2003, R613.2 is performance.
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Old 6/14/06, 9:34 AM
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Default Re: height of windows above the floor

Quote:
Originally Posted by cbuell
Does anyone know of a required minimum height for an opening window above the floor. For example lets say its a 32" wide double hung 60" tall and it is 24" off the floor. Wouldn't the window in the open position pose a fall hazard the same as a 24" railing around a deck?
I run into this a lot here. Especially on new construction. San Antonio is on the 2003 IRC and there is nothing specific in it to prohibit this. I still call it out as a "potential" safety hazard for small children. I also tell the client that there is no "code" enforced here to make the builder change it.
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Old 6/14/06, 11:18 AM
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Dale Duffy Dale Duffy is offline
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Default Re: height of windows above the floor

Quote:
Originally Posted by pdacey
Which version of the IRC is this from? In 2003, R613.2 is performance.
2006
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  #10  
Old 6/14/06, 7:05 PM
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Default Re: height of windows above the floor

Quote:
Originally Posted by dduffy
2006
Dale what jurisdiction has adopted the 2006 IRC?
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  #11  
Old 6/14/06, 7:08 PM
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Dale Duffy Dale Duffy is offline
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Default Re: height of windows above the floor

Quote:
Originally Posted by bkelly2
Dale what jurisdiction has adopted the 2006 IRC?
None in Arizona I know of. I don't have the UBC on a disk, the new one is coming out next year I think.
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  #12  
Old 6/14/06, 10:05 PM
rarmstrong1 rarmstrong1 is offline
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Default Re: height of windows above the floor

2003 IRC R308.4 Hazardous Locations. pg48
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  #13  
Old 6/15/06, 1:48 AM
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Default Re: height of windows above the floor

Hey Dale,

Is the UBC still in publication? I thought that was the old ICBO publication which has since been merged into ICC - IRC Codes. I believe 1997 UBC was the last year. 2000 International Building Codes replaced same.

Last edited by whandley; 6/15/06 at 1:56 AM..
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  #14  
Old 6/22/06, 4:52 PM
Peter W. Bennett Peter W. Bennett is offline
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Exclamation Re: height of windows above the floor

how low can you go?
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