FHA Basement Egress Issue

[Scott R Marshall]

Okay here is the scenario and I will attach some pictures to assist in visualizing the situation. I have no doubts there is an egress issue with my subject. Bottom of the sills are more than 5 1/2 feet from the floor, windows open the wrong way, windows are technically below grade as well with vey small "wells". So here is my question. The basement has some contributory value. Is the egress issue an automatic disqualification and/or will the fact that it has contributory value cause issues with FHA because of the egress issue. While the egress issue may be curable, it would more than likely be cost prohibitive as it would require excavation, remodeling of the windows wells, and replacement of all basement windows (or at least the majority of them). This one has multiple other issues which will require inspection but this issue is currently the biggest of the red flags.

Once again, thanks in advance.

 

[William K]

I doubt the window is the only access to the basement. What exactly do you feel is against FHA regs? (automatic disqualification)
An interior staircase presents both ingress and egress to the basement.
The value of the finished area is determined by the market.

 

[Scott R Marshall]

William,


It is the age old scenario. What if the fire is along the staircase? If that happens all I have are windows like this.

 

[Michigan CG]

There is no FHA requirement that basements have egress windows.

 

[Verne Hebert]

Having said that, FHA does address egress windows in bedrooms. So if you have bedrooms by definition you do have an issue. CTC here, is about $ 1200 for a window, less per unit if more. Personally I don't consider this an economic hardship, and when I find this basement situation (when defined bedrooms exist), I call for it, because you know it is quite possible and maybe like, these areas will be used for sleeping for children and guests.

 

[William K]

William,


It is the age old scenario. What if the fire is along the staircase? If that happens all I have are windows like this.

That is different than FHA guidelines. FHA does not disqualify a property because it does not have egress basement windows.

Under the premise you present, a similar comparison would be a main floor bathroom with glass block windows would disqualify a house because if the fire were to occur outside the bathroom door you would be trapped.

There are all sorts of "hypothetical" situations involving homes which could lead to tragedy, it's a matter of does the structure meet FHA Minimum property requirements / standards.

 

[William K]

Are you in reference to a Basement apartment? or including the basement bedroom in the Gross Living area?

FHA does refer to minimum requirements for Basement Apartments and rooms as to whether or not they can be included in GLA in the 4150.2

"B. BASEMENT BEDROOMS, BASEMENT APARTMENTS
As a rule basement space does not count as habitable space.
If the bedroom does not have proper light and ventilation, ​

the room can not be included in the gross living area.

The following requirements apply to the valuation of below-grade
rooms:
o The windowsill may not be higher than 44 inches from
the floor.
o The windowsill must have a net clear opening (width x
height) of at least 24 inches by 36 inches.
o The window should be at ground level; however,
compensating factors may allow less.
In all cases, use reasonable care and judgment. If these
standards are not substantially met, the basement area ​

cannot be counted as habitable space."

​

​

Please note FHA does not call for a repair but rather just that it does not count as Habitable Space.

 

[Scott R Marshall]

Okay, maybe further clarification is in order. The basements consists of a large living room, 3 rooms which for all intents and purposes are bedrooms, a 3/4 bathroom, the utility (washer/dryer) room and a mechanical closet (forced air furnace). The bathroom and utility room have no windows. All other mentioned rooms have identical egress as pictured. The base of the windows sills is approximately 67 inches from the floor, which is in excess of FHA/HUD guidelines for bedrooms. Bedroom count is not an issue as I currently have 3 including the PC incorrect master bedroom located on the above grade sections. Market data appears to support that 4 bedrooms is about the max in the market area. I don't really have an issue with contributory value for the basement as the market clearly shows that basements which are finished and heated have value in the local market.

My concern is how to handle these "bedroom" basement windows. I can go either way on whether to call the rooms in the basements "bedrooms", but for all intents and purposes, that's their function. So is it a required repair per HUD guidelines if I call them bedrooms or is it that they cannot be bedrooms because of the egress issue?:Eyecrazy:

 

[AnonApprsr]

They aren't bedrooms.

The windowsill may not be higher than 44 inches from
the floor.

I just thought it was common sense/building codes that it can't be a bedroom, if a fat person can't climb out of the window easily.

 

[Scott R Marshall]

Okay, so then I have an office, study, family room and den in the basement in addition to my above grade living room and sitting room off the main bedroom? Okaaaay.