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Virginia Code Requirements for Egress Basement Windows

To begin, not all basement rooms need a legal egress window, but certainly, no basement bedrooms will be allowed without one. And if it has occurred to you to call a given room a den before the inspection and a bedroom after, well, this is not a very original idea and it won't fly. Today, any bedroom-sized room with a closet is considered a bedroom, no matter what the blueprint says. Local regulations vary, so just simply let us take care of that for you. With minor variances, here is what you will find.

As for size requirements, expect to need a window with an opening of 5.7 square feet. Some codes count the glass area, while others measure the area with the window open. In any case, a vertical casement window with 6 sq. ft. of access is a good choice for a retrofit installation. The height of the window installation is also important. The bottom of the window opening should be no more than 44 in. off the floor. Outside, an oversize window well is required. It will need to be at least 36 inches wide and extend 36 inches out from the window. The window well height is also limited to 44 inches, as measured from the well floor. If a deep basement forces a deeper window well, most codes will allow a concrete block on the floor of the well to serve as a step, as long as it does not interfere with the window's opening. Again, nothing to worry about, we're egress window installation experts. Be Safe, Be Sure! Call Apex Today!

International Residential Code (IRC- 2006) Section R 310.1 - 310.5 Egress/Rescue Opening Code Requirements for One- and Two-Family Dwellings.

EMERGENCY ESCAPE AND RESCUE REQUIRED VIRGINIA SECTION: R 310.1

Basements and every sleeping room shall have at least one operable emergency and rescue opening. Such opening shall open directly into a public street, public alley, yard, or court. Where basements contain one or more sleeping rooms, emergency egress and rescue openings shall be required in each sleeping room, but shall not be required in adjoining areas of the basement. Where emergency escape and rescue openings are provided they shall have a sill height of not more than 44 inches (1118 mm) above the floor. Where a door opening having a threshold below the adjacent ground elevation serves as an emergency escape and rescue opening and is provided with a bulkhead enclosure, the bulkhead enclosure shall comply with Section R310.3. The net clear opening dimensions required by this section shall be obtained by the normal operation of the emergency escape and rescue opening from the inside. Emergency escape and rescue openings with a finished sill height below the adjacent ground elevation shall be provided with a window well in accordance with Section R310.2.

MINIMUM OPENING AREA: SECTION: R 310.1.1

All emergency escape and rescue openings shall have a minimum net clear opening of 5.7 square feet (0.530 m2).

Exception: Grade floor openings shall have a minimum net clear opening of 5 square feet (0.465 m2).

MINIMUM OPENING HEIGHT: R 310.1.2

The minimum net clear opening height shall be 24 inches (610 MM).

MINIMUM OPENING WIDTH: R 310.1.3

The minimum net clear opening width shall be 20 inches (508 mm).

OPERATIONAL CONSTRAINTS: R 310.1.4

Emergency escape and rescue openings shall be operational from the inside of the room without the use of keys or tools or special knowledge.

WINDOW WELLS: SECTION: R310.2

The minimum horizontal area of the window well shall be 9 square feet (0.9 m2), with a minimum horizontal projection and width of 36 inches (914 mm). The area of the window well shall allow the emergency escape and rescue opening to be fully opened.

Exception: The ladder or steps required by SECTION R 310.2.1 shall be permitted to encroach a maximum of 6 inches (152 mm) into the required dimensions of the window well.

LADDER AND STEPS: SECTION: R 310.2.1

Window wells with a vertical depth greater than 44 inches (1118 mm) shall be equipped with a permanently affixed ladder or steps usable with the window in the fully open position. Ladders or steps required by this section shall not be required to comply with Sections R311.5 and R311.6. Ladders or rungs shall have an inside width of at least 12 inches (305 mm), shall project at least 3 inches (76mm) from the wall and shall be spaced not more than 18 inches (457 mm) on center vertically for the full height of the window well.

BULKHEAD ENCLOSURES: SECTION: R 310.3

Bulkhead enclosures shall provide direct access to the basement. The bulkhead enclosure with the door panels in the fully open position shall provide the minimum net clear opening required by Section R 310.1.1. Bulkhead enclosures shall also comply with Section R 311.5.8.2.

BARS, GRILLS, COVERS, AND SCREENS: SECTION: R 310.3

Bars, grills, covers, screens or similar devices are permitted to be placed over emergency escape and rescue openings, bulkhead enclosures, or window wells that serve such openings, provided the minimum net clear opening size complies with Sections R 310.1.1 to R 310.1.3, and such devices shall be releasable or removable from the inside without the use of a key, tool, special knowledge or force greater than that which is required for normal operation of the escape and rescue opening.

EMERGENCY ESCAPE WINDOWS UNDER DECKS AND PORCHES: SECTION: R 310.5

Emergency escape windows are allowed to be installed under decks and porches provided the location of the deck allow the emergency escape window to be fully opened and provides a path not less than 36 inches (914 mm) in height to a yard or court.

An egress window must satisfy all four International Residential Code (IRC) criteria:

• Minimum width of opening: 20 in.
• Minimum height of opening: 24 in.
• Minimum net clear opening: 5.7 sq. ft. (5.0 sq. ft. for ground floor).
• Maximum sill height above floor: 44 in.

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Virginia Residential Code for Egress Basement Windows
Alexandria, Arlington, Falls Church, Reston, Springfield