Basement Window Egress

[ROBERT JONES]

My subject is a South Philadelphia Row Home. There is only one window in the basement. The window has been modified to a Glass Block Window with a small vent in the middle. The window does not open. Is this a MPR violation that requires the installation of a window that will offer emergency egress?

 

[Tom D]

there are few homes in philly where you could get out of the basement thru a window. are you sleeping in the basement, or just getting a tool? i don't see that as an issue, especially if you have basement stairs. if you need to get out the window that fast, you are probable dead before that happens.

 

[normando]

I don't do much FHA but in some cities here, they have regulations about security bars on windows next to garages. Some lenders are adamant about not having security bars on these rooms. However, some cities allow the bars only if they're used as bedrooms. So I mention this fact in the report and let lender decides what to do with it.

 

[Mr Rex]

bedroom or no?

 

[ROBERT JONES]

No - it is an unfinished basement.

I have scoured the new and old handbooks - can't find anything specific. Naturally the books can't address every single scenario but I thought I saw something before.

The handbooks do say no bars etc on bedrooms but what about the basement - if a fire in kitchen is blocking you from exiting the basement and there is no egress - should there be?

 

[Mike Garrett RAA]

it depends on fire regulations and zoning IN YOUR community. Most likely the property you describe would be grand fathered. IN MY MARKET, a bedroom can have security bars but those have to open and have a key for the lock beside the window.

 

[Vermonter]

No - it is an unfinished basement.?

You just answered your own question.

 

[Tom D]

No - it is an unfinished basement.I

you're way over thinking this . a fire in the kitchen? i guess the smoke detectors aren't working. the smoke will kill you faster than the fire, it always does. good for asking, but how many pages of repairs are you writting. just kidding. good for asking, the HUD reviewers, if you ever have that happy experience, do give the report a anal exam. i think most people die from the smoke before the fire gets them. but probable sleeping, not working in the basement.

 

[CindyR]

No - it is an unfinished basement.

I have scoured the new and old handbooks - can't find anything specific. Naturally the books can't address every single scenario but I thought I saw something before.

The handbooks do say no bars etc on bedrooms but what about the basement - if a fire in kitchen is blocking you from exiting the basement and there is no egress - should there be?

I don't think we can appraise against every possible hazard in a property. sometimes the homeowner just falls in the bathtub and dies. as for the kitchen fire and the person in the basement I would remind you that smoke and fire rise and surely the kitchen fire will not spread to the basement before the fire department arrives.

 

[ROBERT JONES]

I finally spoke to someone at The Philly HOC. He said it is ok, but he did not snap back a quick answer. He was from S Philly and was well aware of the scenario and asked me all about the finish
of the basement, were the utilities located under the stairs etc. I pressed for an overall general answer and he was hesitant but said there is no specific guideline addressing same. Yes I may have been overthinking it - but
I can't afford to be suspended or removed from doing FHA work - getting it right is all I care about.