FHA - Require window well escape ladder?

[Elizabeth50]

Need a little help on this one -

The subject property has a lower level bdrm egressing to a 4' high window well - but there is no ladder to climb out of it. I want to call for a ladder to be installed, but I can't seem to find anything on it in the handbook or online saying that is a requirement - though it falls into the category of safety for me. Also, does FHA allow someone other than me to take a photo of an item like this prior to closing, for compliance or do I need to be the one to go back out to inspect it?

Thanks!

 

[Michigan CG]

Need a little help on this one -

The subject property has a lower level bdrm egressing to a 4' high window well - but there is no ladder to climb out of it. I want to call for a ladder to be installed, but I can't seem to find anything on it in the handbook or online saying that is a requirement - though it falls into the category of safety for me. Also, does FHA allow someone other than me to take a photo of an item like this prior to closing, for compliance or do I need to be the one to go back out to inspect it?

Thanks!

The room is not a bedroom, it is below grade. Office, rec room, play room, not a bedroom. No need to call for a ladder.

 

[Riick]

But Tim.. they're using it as a bedroom! ROTFL

 

[Mike Boyd]

The room is not a bedroom, it is below grade. Office, rec room, play room, not a bedroom. No need to call for a ladder.

I agree with Tim. Sounds like you could shove a chair up to it to gain access to the window.

 

[Mark to market]

My guess is that FHA may rely on local codes for issues such as this. Just for reference here is the IBC code, which by the way, may not apply to your state.


SECTION R310
EMERGENCY ESCAPE AND RESCUE OPENINGS
R310.1 Emergency escape and rescue required. Basements
and every sleeping room shall have at least one operable emergency
and rescue opening. Such opening shall open directly
into a public street, public alley, yard or court. Where basements
contain one or more sleeping rooms, emergency egress
and rescue openings shall be required in each sleeping room,
but shall not be required in adjoining areas of the basement.
Where emergency escape and rescue openings are provided
they shall have a sill height of not more than 44 inches (1118
mm) above the floor.

R310.2 Window wells. The minimum horizontal area of the
window well shall be 9 square feet (0.9 m2), with a minimum
horizontal projection and width of 36 inches (914 mm). The
area of the window well shall allow the emergency escape and
rescue opening to be fully opened.
Exception: The ladder or steps required by SectionR310.2.1
shall be permitted to encroach a maximum of 6 inches (152
mm) into the required dimensions of the window well.
R310.2.1 Ladder and steps.Window wells with a vertical
depth greater than 44 inches (1118 mm) shall be equipped
with a permanently affixed ladder or steps usable with the
windowin the fully open position. Ladders or steps required
by this section shall not be required to comply with Sections
R311.5 and R311.6. Ladders or rungs shall have an inside
width of at least 12 inches (305 mm), shall project at least 3
inches (76 mm) from the wall and shall be spaced not more
than 18 inches (457 mm) on center vertically for the full
height of the window well.

 

[Ariba]

The room is not a bedroom, it is below grade. Office, rec room, play room, not a bedroom. No need to call for a ladder.

You cannot make a blanket statement like that. Maybe that is true in your market. Do you know this specific market? Depending on the market if the "bedroom" has egress windows it is a bedroom in many markets. How you adjust for this "basement bedroom is a different matter.

I have appraised many home with only 1-bedroom on the main level and three or more bedrooms in the walk-out basement. Apples-to apples. Again it all depends on the market.

See above post #5 for ladder requirement.

 

[Lobo Fan]

I think you have your answer about the ladder. 44 inches is the requirement. As far as having to go back out there, you will be signing a form that says you have inspected the cured issue and found it to be satisfactory. It is up to you if you want to accept a possibly photo-shopped picture.

It is your signature and your HUD tag.