Basement Window Egress/steps

[JasoninAK]

A lot of times when a basement window doesn't meet egress requirements for window sill height people will install steps. Luckily I haven't had to deal with this issue in years but someone asked me about it today.

I remember reading sometime over the last few years that a step is not longer acceptable to meet the window sill height requirement. I have searched through all of the sources I can find and can't find this anywhere and am beginning to wonder if I just imagined something.

Anyone remember seeing this?

 

[Michigan CG]

There is no requirement for basements.

 

[Mark K]

Fire safety code requirement exists for rooms used for sleeping including those below grade; none for family room, rec room den/office, etc.

I'm unaware of any changes.

 

[JasoninAK]

I am specifically referring to basement bedrooms. I apologize for not making that clear in the first post. I understand that the requirements are 44" from the floor, 5.7 s.f., minimum of 20 and 24" on window width and height.

My question is if a permanent step is allowed to meet the 44".

I do not believe it is but basically all other appraisers in my area accept them. Our area uses international code council for building codes. I can not find in the international code council any exception for a permanently installed step. It only states the 44" is from the finished floor. Now I do believe in another area of the international code council it will allow a 36" deep raised area to be considered the finished floor. So perhaps this is the answer. I am just looking for other peoples opinions or what I would really love is some experience dealing with this exact situation, perhaps an article or link discussing it.

I find all sorts of pages stating to install a step to meet egress requirements but they are not from the international code council.

I appreciate the replies.

 

[Mark K]

The ICC isn't going to tell you to install anything, for example, its not going to tell you to install a window that meets code, its just going to say that in order to meet code, a window has to be a specific size. Its going to tell you what's required, not what to do.

I have lunch now and then with the local ***'t fire chief who also happens to be a part time ReMax Broker and has been in both positions for nearly 30 years. The reason for the raised platform or steps is twofold: 1) so you can get out and 2) so when a fireman climbs in a bedroom window he's not dangling over an unknown drop to the floor below.

We've discussed this before and in his opinion anything that meets code for stair size is sufficient. The local building inspector is of the same opinion.

I'd call your local town or county bldg. inspector for his input.

 

[JasoninAK]

Mark

I don't understand your first sentence? The ICC tells me what is required but not what to do? I guess you are right in that you can do whatever you want but if I have to make a judgment call I would prefer having something in writing from an official source.

I certainly understand the ICC's role and understand what a step is used for.

I appraise in many areas with no local zoning authority and then it goes to the state who has adopted ICC.

I appreciate your input and as I have stated most view this issue this way. I would just prefer to have some documentation. I understand I could write a note in my file that Marty from the city said using a step is fine but I would prefer to have more than that just in case I am ever taken to task for something like this. I certainly don't want to just read the ICC page and then needlessly force someone to spend a lot of money that was necessary when a step is acceptable I just hope there is some actual documentation from an official source I can rely on which I imagine there is. I just haven't found it yet.

 

[Rlong]

ICC/IRC does not allow "steps", the dimensions provided (44" as you reference) is "above finished floor" and steps will not be found in the definition of "finished floor". I don't think steps were EVER in icc, ibc, ubc, etc; although they might have been accepted by some local jurisdiction. (The reason being is the code is at least as concerned with getting fireman in, to save you, as you getting out on your own; and any hokey steps with out a landing will only trip a 250+ lb geared up firman in a helmet and mask). One could probably contrive a stairs to a large landing and call it "finished floor", but I suspect that's not what is being observed in the field.

Im sure some local convention allowed it, if everyone says they did, but no nationally published code in it's right mind (spirit) would allow it. (I have taken/passed Class A, ICC test in last two years, "for fun"). I would try to stay out of "declaring" rooms bedrooms whenever there is a concern. Most markets do not warrant an individual basement bedroom adjustment, so it just becomes a "debate" item with client, homeowner, etc, to waste your time. It's a nice "den", "hobby room", "weed grow" room (in CO).

Bob in CO