24/08/2020 0 Comments
Always Plan for Your Escape
Posted by Chris Emard on February 4, 2020 With 0 Comment
Sometimes, you’ve just got to get yourself out of a situation in as expedient a manner as possible.
Say you’re a teen in a home where the house rules clearly oppose the sleeping over of friends in your finished basement, with said rules especially targeting the opposite sex due to the yearnings of young love not being truly appreciated by the parental hierarchy. Then a call for breakfast wakes you both up from deep slumber; your little friend requires a quick exit.
Or, you’re the man of the house – with this designation being purely due to age, whereby the only thing you’re commanding is the home’s largest shoe size – and while in your third hour of watching professional football from the comfort of your designated man cave, a yell from the main floor above disturbs your solitude, wondering why you have yet to mow the lawn? You’re going to need an exit plan.
Or, God forbid, a real emergency occurs, with flames and smoke having engulfed the main floor. Those people in the basement are going to need a quick and safe manner of exiting the home.
Because bad things sometimes happen, today were going to be looking at how to make our basement living space egress compliant, or what is basically defined as being exit-friendly.
For those persons looking to buy a home, be sure to question the sales pitch that a potential homestead has seemingly added value due to its finished basement, or is a great buy because of an extra bedroom that exists in this basement area.
Without an egress compliant window, a finished basement is of limited value, due to the new owners having to foot the expense of bringing the area into compliance with the building code. So, be leery of spending an extra $15,000 on a home, due to its finished basement, when it’s going to cost you perhaps half that much to cut out and install a compliant window, while most likely needing outdoor landscaping modifications as well.
There are a few rules that must be followed in order for a window to be egress compliant.
First, the basement window must offer an exit space of at least 3.8 square feet, with 15 inches being the minimum opening dimension for either height or width. Unless you’re a member of this most recent Nutcracker dance troupe, the pull of a tape measure across your chest will quickly reveal that 15 inches doesn’t leave most of us with much wiggle room.
So, be sure to avoid the casement, slider, and certainly a regular awning type of window. Instead, look to choose what’s referred to as a ‘hopper’ window. The hopper is a kind of reverse awning, where the window pane is hinged at the top, like an awning, but instead swings inward, with the pane of glass swinging up, then locking in an open position for easy exiting.
The hopper window’s value is that it takes full advantage of the entire space provided by the concrete window opening. Plus, the hopper window satisfies the requirement an egress window be easy and uncomplicated to open.
Next, make sure there’s sufficient space to exit on the outside. Older homes are notorious for basement windows that are buried halfway deep into the soil, requiring a window well, or what’s essentially a steel corrugated casing that forms around the window.
Some windows wells are 12 inches deep, which means the only living creature escaping the fire that day will be the cat. Otherwise, window wells need to be at least 22 inches deep.
If possible, build your well deeper. This minimum spacing might prove challenging to those not enrolled in daily yoga classes.
Next, your egress hopper won’t save anyone if it’s placed too high off the floor, which of course can be an issue in basements. So, consider placing a cabinet, decorative type ladder, or some type of easily climbable unit underneath the window.
As published by the Standard-Freeholder