Re: Finished Basements And Secondary Egress

[MLynn]

If a home has a finished basement, such as a recreation room, with interior access, does it need to have a secondary egress to the outside for emergency?

What if it is code in the area? We are not responsible for all codes for all homes, for example you need x amount of outlets in a room, are we responsible for basement finish building code? If we do not count the finish due to code requirements are we opening ourselves to be responsible for all building codes?

If the answer is yes it is required, what if there is a bath in the basement and we are not counting it as finished due to no external egress. Do we say the bath is also not countable?

Seems like there is a national building code adopted in 2006 that states secondary egress is required however, many appraisers I have spoken to in the area count finished basements without an egress.

Lastly how about for FHA? The 4150 hand book talks about windows needed in basement areas but when I called FHA help line the person could not even find that portion to speak to it. I had to leave my question to be elevated and someone will email me in 7-10 days.

I really need to know this issue is coming up for me often, I am working on an appraisal with this issue this week.
Finished basement not egress, full bath in the basement, the shower installed by the owner not functional and an FHA. Do I count the finished basement? If not then is the bath out also? If the shower is not functional do they need to remove it for health hazard? Open plumbing?


thanks in advance

 

[TRESinc]

If a home has a finished basement, such as a recreation room, with interior access, does it need to have a secondary egress to the outside for emergency?

What if it is code in the area? We are not responsible for all codes for all homes, for example you need x amount of outlets in a room, are we responsible for basement finish building code? If we do not count the finish due to code requirements are we opening ourselves to be responsible for all building codes?

you would have to see what your local code states but i can tell you that there is no such requirement in my market.

If the answer is yes it is required, what if there is a bath in the basement and we are not counting it as finished due to no external egress. Do we say the bath is also not countable?

we do not give it credit for being above grade GLA but it still has contributory value to the overall property.

Seems like there is a national building code adopted in 2006 that states secondary egress is required however, many appraisers I have spoken to in the area count finished basements without an egress.

i have never heard of this and i find it hard to believe considering the number of new construction properties that have been built since 2006 with only one set of stairs/entry into the basement.

Lastly how about for FHA? The 4150 hand book talks about windows needed in basement areas but when I called FHA help line the person could not even find that portion to speak to it. I had to leave my question to be elevated and someone will email me in 7-10 days.

no clue, i quit FHA more than a decade ago

Finished basement not egress, full bath in the basement, the shower installed by the owner not functional and an FHA. Do I count the finished basement? If not then is the bath out also? If the shower is not functional do they need to remove it for health hazard? Open plumbing?


thanks in advance

sounds like you may have a half bath in the basement if there is a sink and toilet and a broken shower, but each situation is different. is it a fully enclosed bathroom? is it just a toilet in the middle of the room and a showering using the CB walls in a corner?

 

[Mr Rex]

When you click on basement in your software, there are 3 options for access. Wonder why?

 

[MLynn]

you would have to see what your local code states but i can tell you that there is no such requirement in my market.



we do not give it credit for being above grade GLA but it still has contributory value to the overall property.



i have never heard of this and i find it hard to believe considering the number of new construction properties that have been built since 2006 with only one set of stairs/entry into the basement.



no clue, i quit FHA more than a decade ago



sounds like you may have a half bath in the basement if there is a sink and toilet and a broken shower, but each situation is different. is it a fully enclosed bathroom? is it just a toilet in the middle of the room and a showering using the CB walls in a corner?

thanks for your input the IRC is a International Residential code and I believe most states have adopted it. I looked quickly and OH has adopted it. Here is an excerpt regarding basement egress: (I am of the understanding that if a basement does not have a secondary direct egress to the outside then it would not be considered as "finished" as it is not up to code.


It's the Law - Egress Window Requirements

The IRC 2015 or International Residential Code pertains to all single and two family homes.

The intent of the code is to keep you and your loved one safe by requiring a means of egress in basement level living spaces. The reason for needing a means of egress are twofold; to allow for an exit in case of an emergency, and to provide access for a firefighter to gain entrance. You will find that each product on this site clearly states whether it complies with the egress window requirements.

The code gets updated every three years. Check with your local building department to determine what version of this code is being enforced in your area at this time.

Here is an overview of section R310 of the code that are applicable to Egress Windows:

Egress windows (or doors) are required in every habitable space. Especially in any room used for sleeping purposes, it will require its own egress window. Remodeler: if you have an existing home and you add a sleeping room, or finish a separate living space in the basement, the code requires that you install an egress window to serve these spaces. Without a means of egress, these rooms can represent a dangerous fire trap if you do not have a quick and easy to operate emergency egress escape window. If you have a basement that has a bedroom, recreation room, den, family room, media room, office, or home gym. All of these rooms are required to have a means of egress.

Basement Egress Window Requirements

The bottom of the egress window opening can’t exceed 44” from the finished floor.
The minimum opening area of the egress window is 5.7 square feet.
The minimum egress window opening height is 24” high.
The minimum egress window opening is 20” wide.
The egress window must have a glass area of not less than 8% of the total floor area of room(s) for which it is servicing, to allow the minimum amount of sufficient natural light. *
The egress window must have a opening area of not less than 4% of the total floor area of room(s) for which it is servicing, to allow the minimum amount of natural ventilation. *
* Multiple windows can be used to service a single area where one window does not meet these percentages of total floor area. As long as the totaled amounts from this combination of windows meet or exceed the 8% for natural light and 4% for natural ventilation.

Egress Window Wells

Egress window wells are required where the bottom of the egress window is below ground level.
The egress well must not interfere with the egress window fully opening.
The distance from the egress window to the back of the Egress well must be at least 36”
The minimum area of the egress well must be 9 square feet. (width x projection)

Egress Ladders and/or Steps

Egress ladders and or steps are required on window wells deeper than 44” and must be permanently attached.
An egress ladder or step may encroach into well up to 6”.
Steps and/or distance between rungs of the ladder can’t exceed 18”.
The rungs of an egress ladder must be 12” wide or greater and must project a minimum of 3” away from the back wall, but can’t exceed 6” from the back of the wall.

Egress Well Cover and/or Well Grates

Shall be easily opened or removed from the inside of the egress well without special tools.
These requirements are intended to make sure an average, able bodied person, would be able to both fit through and lift themselves up, and out the window. Please keep in mind whom may be using the living space in your basement and adjust these requirements as you feel necessary. The law only dictates the minimum required by law and may not be what best suits your needs. Use your common sense when picking the egress window size and egress window well size that you feel is right for you and your family. Keep safety in mind.

 

[MLynn]

When you click on basement in your software, there are 3 options for access. Wonder why?

No I do not wonder why as I was under the impression that egress matters. However, I am getting feedback from multiple appraisers such as above, who appear to think that external egress for finished basements is not necessary. Could you elaborate on what you are actually saying here?

 

[MLynn]

thanks for your input the IRC is a International Residential code and I believe most states have adopted it. I looked quickly and OH has adopted it. Here is an excerpt regarding basement egress: (I am of the understanding that if a basement does not have a secondary direct egress to the outside then it would not be considered as "finished" as it is not up to code.


It's the Law - Egress Window Requirements

The IRC 2015 or International Residential Code pertains to all single and two family homes.

The intent of the code is to keep you and your loved one safe by requiring a means of egress in basement level living spaces. The reason for needing a means of egress are twofold; to allow for an exit in case of an emergency, and to provide access for a firefighter to gain entrance. You will find that each product on this site clearly states whether it complies with the egress window requirements.

The code gets updated every three years. Check with your local building department to determine what version of this code is being enforced in your area at this time.

Here is an overview of section R310 of the code that are applicable to Egress Windows:

Egress windows (or doors) are required in every habitable space. Especially in any room used for sleeping purposes, it will require its own egress window. Remodeler: if you have an existing home and you add a sleeping room, or finish a separate living space in the basement, the code requires that you install an egress window to serve these spaces. Without a means of egress, these rooms can represent a dangerous fire trap if you do not have a quick and easy to operate emergency egress escape window. If you have a basement that has a bedroom, recreation room, den, family room, media room, office, or home gym. All of these rooms are required to have a means of egress.

Basement Egress Window Requirements

The bottom of the egress window opening can’t exceed 44” from the finished floor.
The minimum opening area of the egress window is 5.7 square feet.
The minimum egress window opening height is 24” high.
The minimum egress window opening is 20” wide.
The egress window must have a glass area of not less than 8% of the total floor area of room(s) for which it is servicing, to allow the minimum amount of sufficient natural light. *
The egress window must have a opening area of not less than 4% of the total floor area of room(s) for which it is servicing, to allow the minimum amount of natural ventilation. *
* Multiple windows can be used to service a single area where one window does not meet these percentages of total floor area. As long as the totaled amounts from this combination of windows meet or exceed the 8% for natural light and 4% for natural ventilation.

Egress Window Wells

Egress window wells are required where the bottom of the egress window is below ground level.
The egress well must not interfere with the egress window fully opening.
The distance from the egress window to the back of the Egress well must be at least 36”
The minimum area of the egress well must be 9 square feet. (width x projection)

Egress Ladders and/or Steps

Egress ladders and or steps are required on window wells deeper than 44” and must be permanently attached.
An egress ladder or step may encroach into well up to 6”.
Steps and/or distance between rungs of the ladder can’t exceed 18”.
The rungs of an egress ladder must be 12” wide or greater and must project a minimum of 3” away from the back wall, but can’t exceed 6” from the back of the wall.

Egress Well Cover and/or Well Grates

Shall be easily opened or removed from the inside of the egress well without special tools.
These requirements are intended to make sure an average, able bodied person, would be able to both fit through and lift themselves up, and out the window. Please keep in mind whom may be using the living space in your basement and adjust these requirements as you feel necessary. The law only dictates the minimum required by law and may not be what best suits your needs. Use your common sense when picking the egress window size and egress window well size that you feel is right for you and your family. Keep safety in mind.

________________________________

Just spoke with my township official and he confirmed that all but 2 states have adopted the international residential code and that as of 2004 all basements must have a secondary egress to the outside

 

[TRESinc]

interesting. i would love to have the job of being that inspector, i would be flush with work for the rest of my life. basements, finished or not, with more than one entrance/exit in my market are probably less than 5% of all houses. i would say that while that may be a code my market doesn't really know, or care, about it.

 

[Mike Kennedy]

2018 IRC - International Residential Code for One and Two Family Dwellings


2018 IRC - International Residential Code for One and Two Family Dwellings
International Code Council
ICC
August, 2017
Code for residential buildings that creates minimum regulations for one- and two-family dwellings of three stories or less. It brings together all building, plumbing, mechanical, fuel gas, energy and electrical provisions for one- and two-family residences.

https://basc.pnnl.gov/resources/2018-irc-international-residential-code-one-and-two-family-dwellings

 

[ICT RE]

I sure hope appraisers local to myself start conditioning basement finish utility on the addition of a $5K egress window on all homes lacking such. And since that wasn’t even really a thing until 25 or 30 years ago, that’s a lot of inventory otherwise.

Free new clients for me! Thanks guy and gals! You keep on pretending to be de facto contractors and engineers, and I’m over here just like “but aren’t we mostly hired, insured, educated and licensed to analyze market activity and influences?”

“Hi, my name is Billy Bob! I’ll be your appraiser/home inspector/general contractor/code enforcer/structural engineer/surveyor/plumber/electrician/HVAC tech today! Let’s get started!”

 

[Dublin ohio]

interesting. i would love to have the job of being that inspector, i would be flush with work for the rest of my life. basements, finished or not, with more than one entrance/exit in my market are probably less than 5% of all houses. i would say that while that may be a code my market doesn't really know, or care, about it.

Same here. Majority of new basements around here have only the typical basement windows (roughly 30' x 14"). Egress windows are usually an option. Most local building codes only require egress window for basement bedroom to be "legal". I never call a finished basement room a bedroom unless it has an egress window or door.