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  1. #1
    Joseph P. Hagarty's Avatar
    Joseph P. Hagarty Guest

    Default Egress Window Well

    Today's Inspection. 1 Year old Home.

    This one was constructed with two Egress Wells (one on the right and one at the rear). Depth of the well is 5"10".

    Home was also constructed after the State of PA adopted IRC 2003.

    Thoughts...Suggestions?

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  2. #2
    Join Date
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    Default Re: Egress Window Well

    Quote Originally Posted by Joseph P. Hagarty View Post
    Today's Inspection. 1 Year old Home.

    This one was constructed with two Egress Wells (one on the right and one at the rear). Depth of the well is 5"10".

    Home was also constructed after the State of PA adopted IRC 2003.

    Thoughts...Suggestions?
    Window wells over 44 inches deep are required to have a permanent ladder or steps according to 2003 IRC R310.2.1. But something tells me you know that already?

    "There is no exception to the rule that every rule has an exception." -James Thurber, writer and cartoonist (1894-1961)
    www.ArnoldHomeInspections.com

  3. #3
    Joseph P. Hagarty's Avatar
    Joseph P. Hagarty Guest

    Default Re: Egress Window Well

    Quote Originally Posted by John Arnold View Post

    Window wells over 44 inches deep are required to have a permanent ladder or steps according to 2003 IRC R310.2.1.
    I believe the Developer is suggesting that the step staggered stones are an adequate means of egress (need to brush up on rock climbing skills).


  4. #4
    Joseph P. Hagarty's Avatar
    Joseph P. Hagarty Guest

    Default Re: Egress Window Well

    Quote Originally Posted by John Arnold View Post
    But something tells me you know that already?
    ....


  5. #5
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    Default Re: Egress Window Well

    Window wells over 44 inches deep are required to have a permanent ladder or steps according to 2003 IRC
    Those steps look pretty permanent to me

    Jim Luttrall
    www.MrInspector.net
    Dallas, Texas

  6. #6
    William Brady's Avatar
    William Brady Guest

    Default Re: Egress Window Well

    Just a question. Does the ladder or steps need to be safe?? From the picture they look uneven if thats the correct term. THANK GOD I MOVED I DON'T MISS THAT SNOW.

    Bill B


  7. #7
    Jim Weyenberg's Avatar
    Jim Weyenberg Guest

    Default Re: Egress Window Well

    Joe,
    I see egress wells like that alot up here in WI. The most important thing I look for is a vertical section of drain tile connected to the horizontal drain tile to the sump pit. And prefferably gravel in the base. The other thing I see is what looks like the water heater exhaust discharging quite close to an openable window ( the egress unit), and of coarse EIFS which is a problem anywhere and all the time even when stuck to the concrete foundation. It won't be long and there will be a crack in the EIFS at the rim joist to the foundation wall.
    Soo you get that white stuff too eh!

    Jim Weyenberg
    HouseMaster Inc.
    Neenah, WI.


  8. #8
    Tim Connors's Avatar
    Tim Connors Guest

    Default Re: Egress Window Well

    In the photos this design of window does not appear to be an emergency type? Did you try to escape the basement area and does this design accomplish that? Bring it to the attention of the Cleint and let him or her make the decision.


  9. #9
    Joseph P. Hagarty's Avatar
    Joseph P. Hagarty Guest

    Default Re: Egress Window Well

    Quote Originally Posted by Jim Weyenberg View Post
    ...and of coarse EIFS which is a problem anywhere and all the time even when stuck to the concrete foundation. It won't be long and there will be a crack in the EIFS at the rim joist to the foundation wall.

    Jim Weyenberg
    HouseMaster Inc.
    Neenah, WI.
    Stucco is Hard Coat. Not EIFS.


  10. #10
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    Default Re: Egress Window Well

    Ok, then, I guess if you get in there and take various measurements, those rocky "steps" might actually pass the minimal IRC requirements, i.e., twelve inches wide, three inches deep and no more than 18 inches vertical from each other. Says nothing about maintaining the same distance between steps or that they all have to be the same width or anything like that. It specifically says these steps or rungs do not have to comply with 311.5 and 311.6.

    "There is no exception to the rule that every rule has an exception." -James Thurber, writer and cartoonist (1894-1961)
    www.ArnoldHomeInspections.com

  11. #11
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    Default Re: Egress Window Well

    Joseph P.

    Why not just state the requirement and let the builder defend the presence of the required steps?

    BTW loose dirt looks like Visitors for the Winter.

    It Might have Choked Artie But it ain't gone'a choke Stymie! Our Gang " The Pooch " (1932)
    Billy J. Stephens HI Service Memphis TN.

  12. #12
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    Default Re: Egress Window Well

    What is the escapee supposed to grab onto while climbing those uneven rock surfaces? How long before that below grade erosion starts to really pile up in the well?


  13. #13
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    Default Re: Egress Window Well

    I see problems getting out of there in an emergency (as others have said, does not meet the egress well exit requirements), but, I also see problems of staying out of there when walking around it - 'no guardrail' around it.

    Jerry Peck, Construction / Litigation Consultant
    Construction Litigation Consultants, LLC ( www.ConstructionLitigationConsultants.com )
    www.AskCodeMan.com

  14. #14
    Joseph P. Hagarty's Avatar
    Joseph P. Hagarty Guest

    Default Re: Egress Window Well

    Quote Originally Posted by Jerry Peck View Post
    I also see problems of staying out of there when walking around it - 'no guardrail' around it.
    That was also a concern that was addressed in the Report.


  15. #15
    Dan Bowers's Avatar
    Dan Bowers Guest

    Cool Re: Egress Window Well

    "Although commonly seen in pre-owned homes, current safety standards would recommend .................."

    Say it, and then its none of by business who does what to whom, OR if anybody does anything to anything.


  16. #16
    Joseph P. Hagarty's Avatar
    Joseph P. Hagarty Guest

    Default Re: Egress Window Well

    Quote Originally Posted by Dan Bowers View Post

    "Although commonly seen in pre-owned homes, current safety standards would recommend .................."

    Say it, and then its none of by business who does what to whom, OR if anybody does anything to anything.
    This is not a Pre-Owned Home. This is New Construction. (Completed March 2007)

    Does this install appear to comply with IRC 2003?


  17. #17
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    Default Re: Egress Window Well

    Quote Originally Posted by Joseph P. Hagarty View Post
    This is not a Pre-Owned Home. This is New Construction. (Completed March 2007)

    Does this install appear to comply with IRC 2003?
    Does not look like it does, but hard to confirm that from the photos.
    - The window well depth in front of the window might.
    - The steps might being as they are not required to meet the requirements for stairways.
    - Does the window opening itself, and sill height meet the requirements?
    - If the screen is installed with screws or hooks which require tools to allow removal of the screen, then that does not comply.

    Too many 'might' complies in there to say it does.

    Jerry Peck, Construction / Litigation Consultant
    Construction Litigation Consultants, LLC ( www.ConstructionLitigationConsultants.com )
    www.AskCodeMan.com

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