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Windows Design Dilemma Basements

Legal egress bedroom basement window height

3 years ago

Hello,

We have a split level home in Minnesota. 2 bedrooms upstairs and 3 bedrooms below grade. Our home was classified as a 2 bedroom when we bought it. From what I can tell, it's because from the base of the basement windows to the floor is around 48" and if I recall correctly, the legal egress height is 44".

Fast forward a few years and we are contemplating selling and building a new home. We have made some improvements along with the market value rising, but we are still looking for ways to increase the value of the property.

Is there anything that I can do other than installing new windows to make them legal egress? I have heard that installing a permanent step below the window can fix this, but thought I would ask. Or, is it the fact that the 3 bedrooms are below grade? FYI, the bottom of the windows is only a few inches above ground level and we have a walk out basement. Also, the windows are tall crank out windows that I can easily climb out. I will have to measure when i get home tonight for the exact dimensions, but I remember looking them up a while back and they fell into the legal size.

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Comments (7)

PRO
Patricia Colwell Consulting
3 years ago
You will need to check the code in your area . When I lived in Calgary no footage below grade could be used in the listing with or without egress windows unless it was a walkout basement at least on one side.
walleyemn
Original Author
3 years ago
thanks for the reply! ours should fall into that category, but I will ask around to find out
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An egress basement window must meet your local code compliance. Most residential building codes require: R310.2.1 Minimum opening area. Emergency and escape rescue openings shall have a net clear opening of not less than 5.7 square feet (0.530 m2). 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. The net clear height opening shall be not less than 24 inches (610 mm) and the net clear width shall be not less than 20 inches (508 mm). Exception: Grade floor or below grade openings shall have a net clear opening of not less than 5 square feet (0.465 m2). R310.2.2 Window sill height. Where a window is provided as the emergency escape and rescue opening, it shall have a sill height of not more than 44 inches (1118 mm) above the floor; where the sill height is below grade, it shall be provided with a window well in accordance with Section R310.2.3. R310.2.3 Window wells. The horizontal area of the window well shall be not less than 9 square feet (0.9 m2), with a horizontal projection and width of not less than 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 R310.2.3.1 shall be permitted to encroach not more than 6 inches (152 mm) into the required dimensions of the window well.
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apple_pie_order
3 years ago
It'd be helpful to get copies of the permits issued on the property over the years since it was built. They may indicate if the 3 below-grade bedrooms were permitted as such or, if not, what they were designated as.
PRO
GN Builders L.L.C
3 years ago
The window sill height should be no more than 44" from the floor and the window should be 5 SF being its ground level. That is the Minnesota code and you have to meet this to make it legal.
PRO
toddinmn
3 years ago
last modified: 3 years ago
Perhaps check with your realtor.

This could be grandfathered in since 1964 code allowed a 48” sill height and was changed to 1976 I believe. I know Mpls. Fire dept. allows 48”and inspections isn’t much concerned, Many houses and apartments get bought and sold and do not meet Current code nor am I required to meet It when I replace there windows. I do many that are well under 5.7 or even 5.0 sf.

No egress is required if you have fire sprinklers. There are Also other requirements for legal bedroom.
walleyemn
Original Author
3 years ago
does anyone have a copy of the mn code?
PRO
GN Builders L.L.C
3 years ago
R310.1 Emergency Escape And Rescue Required.

Basements. habitable attics and every sleeping room shall have at least one operable emergency escape and rescue opening. Where basements contain one or more sleeping rooms, emergency egress and rescue openings shall be required in each sleeping room. Where emergency escape and rescue openings are provided they shall have a sill height of not more than 44 inches (1118 mm) measured from the finished floor to the bottom of the clear opening. 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. Emergency escape and rescue openings shall open directly into a public way, or to a yard or court that opens to a public way. Exception: Basements used only to house mechanical equipment and not exceeding the total floor area of 200 square feet (18.58 m2).

R310.1.1 Minimum Opening Area.

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).

R310.1.2 Minimum Opening Height.

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

R310.1.3 Minimum Opening Width.

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

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