Thinking about getting new windows for your home? Before you sign an agreement with any window installation company, be sure to check that they’re installing egress windows in the right places in your home.
It’s an easy mistake to make, especially when you really want a lot of big, clear picture windows that don’t open or close. But, installing egress windows is a key requirement of the Florida Building Code (FBC) guidelines.
As stated on the Pinellas County website’s page addressing FBC emergency escape and rescue openings:
“Basements, habitable attics and every sleeping room shall have not less than one operable emergency escape and rescue opening. Where basements contain one or more sleeping rooms, an emergency escape and rescue opening shall be required in each sleeping room. Emergency escape and rescue openings shall open directly into a public way, or to a yard or court that opens to a public way.”
In other words, the FBC requires that every room where a person might sleep should have at least one opening that leads to the outside in a way that gives you an escape route in an emergency.
The goal of the regulation is to ensure that you don’t get trapped in your home in case of a fire or other dangerous situation. This, in turn, can help you and your family be safer if the worst happens to your home.
What Are the Exact Requirements for Installing Egress Windows?
So, we’ve already covered that every ‘sleeping room’ or other habitable space (whether basement or attic) needs to have an egress window, but what are the requirements for a window to comply with the FBC regulation?
An egress window should have the following properties:
- Minimum Size and Dimensions. An egress window should have a ‘net clear opening’ of at least 5.7 square feet. The window, when open, should be at least 24 inches tall and 20 inches wide. Note that following both minimum dimensions creates an opening that’s only 3.33’ wide, so to comply with the overall size opening requirement, at least one of the window’s dimensions needs to exceed the minimum value. Also, the open space requirement should be met through the window’s normal operation, not by needing to disassemble or damage it.
- Maximum Height from Floor. An egress window shouldn’t be located more than 44” (3’8”) above the floor. This helps ensure that the emergency egress remains accessible for shorter occupants or those who may have some mobility issues. If the egress window is higher than 44 inches, then it should have a ladder or steps to help make climbing out of it easier.
- Egress Windows and Covers/Screens. The FBC does address the use of bars, grilles, covers, or screens over emergency escapes. They’re allowed… so long as the opening still meets FBC size & dimension requirements and the external devices are readily removable from the inside without the need for a special key or other tool.
These requirements help ensure that the emergency exit window remains accessible to everyone in your home.
Installing Egress Windows and Opening Control Devices
Egress windows are a critical safety feature for every habitable room in your home… and so are opening control devices, which are designed to limit how wide a window can open to prevent children from trying to climb out of them.
These safety goals seem diametrically opposed: Egress windows need to open as wide as possible to make escape easy in an emergency. Meanwhile, opening control devices need to restrict how wide a window opens so a curious child can’t accidentally climb out and fall.
So, you might assume the two are mutually exclusive. However, you can install an opening control device on an egress window. However, the Window Opening Control Device (WOCD) must be easily disengaged so that the window can be opened to its full width when needed.
Does My Living Room Require Egress Windows?
Typically no. The requirement is only mandatory for bedrooms and habitable spaces in your attic or basement.
However, if you use your living room for sleeping, then installing an egress window or door does become a requirement.
Note: A sliding glass door to your backyard or patio counts as an emergency egress so long as that then opens to a ‘public way.’ A front door opening into your living room would also likely count for your emergency egress to meet FBC guidelines, since front doors typically open to the street.
How Much Does Installing Egress Windows Cost?
Pricing questions are common for any kind of window installation. The answer for ‘how much does it cost’ depends on the type of egress window you want to put in the opening.
Let’s assume you’re putting in a standard, single-hung window. To get an opening at least 24” tall, the window opening is probably at least twice that tall, making for at least a 48” window (not counting the frame itself). Let’s say the window is three feet (36”) wide, making a 6 square foot opening.
Single-hung impact windows are generally the least costly type of operable impact windows you can get. A typical price range for single-hung impact windows falls between $1,000 and $2,000. A four foot tall, three foot wide window is fairly close to a medium-sized window. Depending on window brand and features, you might expect to spend about $1,500 on a single-hung window that meets the FBC’s emergency egress requirements.
Is It Illegal to Have a Bedroom Without an Egress Window?
Yes. It is a building code violation to have a bedroom or sleeping room that lacks an emergency exit that is easily accessible. The penalties for FBC violations vary depending on severity and other factors, but can include:
- Stop Work Orders (SWOs). Issued when the window replacement project is underway, work has to cease as soon as an SWO is issued. Work cannot resume until the cause of the order is addressed. This can cause significant delays in your window replacement project.
- Fines and Added Fees. Homeowners who have FBC-violations may face added fees or even daily fines ranging from $500 to $5,000 (Source: Online Sunshine). Note that this fine may be waived if you correct the violation within a ‘reasonable’ timeframe, though what that constitutes is up for interpretation by your local code enforcement jurisdiction.
- Having to Re-Replace the Window. If you have a noncompliant window in your home, it may fall to you to replace the window again with one that does comply with FBC guidelines. This naturally means having to pay all over again for your new window, wait for the new window to be made, and for labor to be available to install it.
With all of these risks, it’s best to get the right windows installed the right way the first time. In the long run, that will save you time, money, and headaches.
Do I Need a Permit to Install an Egress Window?
For any exterior window replacement, you will need to have a permit authorizing the work to ensure that the windows are compliant with FBC requirements.
Because egress windows are, by their inherent nature, exterior windows, you will need to file a permit with your local building authority to let them know the new window is going in. Permit applications are how municipalities track adherence to the Florida Building Code, and unpermitted work can result in daily compounding fines.
What’s the Best Type of Window to Use for an Egress Window?
When it comes to making an egress window, the more open space you have in the window opening, the better. This makes casement windows some of the best windows for making an egress window, especially in smaller window openings that might struggle to meet requirements otherwise.
This is because of how casement windows open. The window sash physically swings out of the way of the window opening similar to an entry door. This makes for more open space in the window.
However, in larger window openings, hung windows or horizontal sliders might be preferable for their easier operation and speed to open in an emergency.
Casement windows operate on a crank system, which can be slow to open compared to the simple sliding movement of a single/double hung window or a horizontal slider.
Ultimately, the size, shape, and placement of the window opening, combined with your own preferences, is what will determine the best type of window to use for your home’s emergency escape exits.
Get the Best Service for Installing Egress Windows!
Looking to replace the windows in your home? Make sure you have support from a window replacement company that knows all of the FBC regulations regarding installing egress windows.
Karoly Windows & Doors has decades of experience installing impact windows for Florida homes. Our team has the skills, knowledge, and tools to help you pick out the best egress windows for your home’s emergency exits and get them installed perfectly to maximize their ease of use, useful life, energy efficiency, and impact resistance.
Reach out today to request a quote for impact egress window installation service for your home!
