Ok, so let’s play a little game.
In this picture we can see two windows in a basement bedroom in a newly constructed home (post 2011).
The question is: “What do you see and why do you see it?”
Side note, wise-ass comment: And I don’t mean because of anything to do with the way optics work or the ability of the human eye to function as it does. I am talking about the “reason,” or the “interpretation” of what your eyes see–if they see “anything” that needs interpreting that is.
Obviously the two windows are different. The left window has two sashes of equal size. The right window has sashes of different sizes. The question is, “why?”
If we look at the left window we can see that the bottom sash does not meet emergency escape and rescue requirements. With the bottom sash raised, the net opening size would not meet current requirements.
If we look at the right window, even though the bottom sash is certainly the right size to meet escape and rescue requirements, if you visualize the window raised, we can see that the net opening size will be even smaller than the one on the left.
Someone certainly needed to carry their thinking a little further to have come up with a better solution–a solution that was actually a solution.
A casement window would have been the logical choice, as there is pretty much no way to make a single-hung window meet egress requirements in this opening size.
Of course the house could all of a sudden have one bedroom less.
The problem I have with that “solution” is that someone, someday, will use the room as a bedroom regardless.
By Charles Buell, Real Estate Inspections in Seattle
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So you need two windows in a bedroom for it to be legal? I see that you couldn’t get out the other one if need be and it definitely looks odd not matching.
Mary, you do not necessarily need two windows, but you do need a means of secondary egress. The issue here is that neither window meets the secondary egress requirement–even though the one on the right “sort of” looks like it does. But like the post said, when the window on the right is opened, the opening is actually less than the opening for the window on the left.
Gotcha! thanks Charles.
I guess you have to remove the sash? (as quickly as possible while trying to escape)
That works! 🙂 🙂
It could be worse. The contractors in Virginia convinced the code committee to allow smaller windows if they were double hung. Then somewhere in the verbiage they refer to firemen being able to gain emergency ENTRY. You know like Emergency Entry Opening. It has been a thorn in my paw and I just fume every time I run across a small double hung window in a basement “bedroom” wall. I have comments in my reports warning of the condition.
Stuart, it has been my understanding that the egress sizes have always had to do with firemen being able to get in as much as for us to get out. In your case, I am not sure how a double hung improves anything for there to be a variance.
If that is a tilt sash (most are now) then it would likely meet code requirements. I have Andersen casements in my house which don’t meet code but passed. They actually have a reduced net opening when opened because the hinge side of the sash travels 1/3 towards the center.
Dan, for a tilt sash to meet egress requirements it would need some way to hold itself open while you crawled out—this one does not have that. Also windows that do not meet code but “pass inspection” are still not safe and still do not meet code.
Not to mention, the requirements in certain areas for the glass to be “Tempered” because of its close proximity to the ground level outside.
Mark, there are for sure many locations that the glass would need to be safety glass. There is nothing however, about this installation that would require it–they are all too small.