Bedroom Access / Egress

[painterinpa]

When FHA says that we are to look for proper access and egress to the exterior from all bedrooms for the safety of the homeowner, are they referring to proper access to hallways and then out exit doors or should each bedroom have a window large enough for an average size person to escape? I saw a ranch today in which all three bedrooms have only small, high windows. I will try to attach the front photo. Would this home not be eligible for FHA financing? And if not, what is the proper process, would I stop and contact the lender immediately or would I proceed with the report and recommend it for rejection?

Thanks for any help in advance

 

[Marcia Langley]

Jessica,

FHA specifies an actual width and height minimum for bedroom window egress. It is in their handbook.

From the photo, I'm guessing the subject does not meet the requirement. If it does not (you need to measure) it would have to be listed as a required repair to enlarge the windows.

That most likely will be more than the seller will be willing to do, and if so, the property would not meet minimum property standards for FHA.

 

[painterinpa]

Thanks so much for your help Marcia. I will find the exact dimensions necessary

 

[hastalavista]

One other thing about FHA regarding windows (as I recall, and I'm not doing many anymore, so someone please correct me if this is wrong):
If the bedroom had a properly sized window going out to a patio, and at some point that patio is enclosed, then that window no longer qualifies as a secondary exit.
Correct?

 

[john eickhoff]

The 4150.2, paragraph 3-6 B 6 states:
"All bedrooms must have adequate egress to the exterior of the home. If an enclosed patio (solid walls) covers the bedroom window, it is possible that the bedroom won't qualify as a habitable bedroom. Security bars are acceptable if they comply with local fire codes. Occupants of a bedroom must be able to get outside the home if there is a fire."

Marcia,
The window size and height from the floor, etc is also in the 4150.2 handbook but the information regarding the size, height, etc is for windows in a basement bedroom and wouldn't apply in this situation. (paragraph 3-3 B)

 

[hastalavista]

Thanks, John!

 

[xmrdfghap]

According to building codes (SBC, UBC, BOCA) across the country (and this makes a good general rule of thumb in any instance) there must be 10% of the floor space of a room in a window. Simply put, an 11' x 10' (110 sf) room MUST have 11 sf of window minimum. A standard 3' x 4' window, at 12 sf, will do. 50% of that window MUST be able to be opened to provide both egress and ventilation. If the room has a sprinkler system that meets code, and there is a ventilation system that will allow a complete change of air in the room every 30 minutes, it can also be considered a bedroom.

 

[painterinpa]

The 4150.2, paragraph 3-6 B 6 states:
"All bedrooms must have adequate egress to the exterior of the home. If an enclosed patio (solid walls) covers the bedroom window, it is possible that the bedroom won't qualify as a habitable bedroom. Security bars are acceptable if they comply with local fire codes. Occupants of a bedroom must be able to get outside the home if there is a fire."

Yes, above is all I found as well.
So in this case then would it be best to notate the size of the windows and leave it to the discretion of the underwriter?

 

[painterinpa]

Also, this is actually a refinance. For a property to be refinanced through FHA does that mean the original purchase would have been FHA as well?

 

[Dorris Gillespie]

I have read the other responses to your question and would like to add that I always make sure, in any appraisal I do, that there is at least one easily operable window in each bedroom for safety in the event of a fire.