Inspecting Basement Egress & Rescue Openings

Inspecting basement egress rescue openings – It should be no surprise that there are specific requirements for basement egress windows and rescue openings. As a

basement egress & rescue openings

Basement egress & rescue openings

home inspector, it is important to familiarize yourself with these requirements. Local regulations and codes vary across the country, so be sure to familiarize yourself with the requirements in your area to make yourself a more knowledgeable home inspector.

Not all basement rooms need a legal egress window.  Where basements contain one or more sleeping rooms, emergency egress and rescue openings are required in each sleeping room.  Remember, as home inspectors, safety is our number one priority for occupants, so corners should not be cut when inspecting this aspect of a basement.

Below are some important numbers and rules to keep in mind when inspecting basement bedrooms that have emergency escape and rescue opening(s).

Here is what the 2012 IRC Code states:

  • The maximum sill height, measured from the finished floor to the bottom of the clear opening is 44 inches.
  • The minimum opening area is 5.7 square feet (Exception is grade floor openings, which must have a minimum net clear opening of 5 square feet).
  • The minimum opening height is 24 inches.
  • The minimum opening width is 20 inches.
  • The minimum horizontal area of a window well is nine square feet, with a minimum horizontal projection and width of 36 inches. The area of the window well must allow the emergency escape and rescue opening to be fully opened.
  • Window wells shall be equipped with a permanently installed ladder or steps if the vertical depth of the window well is greater than 44 inches. The ladder or steps must be usable with the window fully open.
  • The ladder may project six inches into the required window well space.
  • Emergency escape and rescue openings need to be operational from the inside without the use of keys, tools or special knowledge.
  • Emergency escape windows under decks and porches are allowed as long as the deck allows the emergency escape window to be fully opened and provides a path not less than 36 inches in height to a yard or court.

Once again, local regulations and codes may vary from these IRC codes, so be sure to familiarize yourself with what is required in your area in order to properly inspect basement egresses and rescue openings.

Signature Home Inspection is a Certified Home Inspection service located in California serving Orange County, San Diego County, Los Angeles County, Riverside County, Santa Clara County, San Mateo County, San Francisco County, Contra Costa County, and San Bernardino County California.

www.signaturemore.com                                               888-860-2688

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Water Heaters That Are Installed in Garages

Water Heaters That Are Installed in Garages – You may live in an area of the country where the majority of water heaters are located in the garage. It is acceptable to have water heaters in the garage but there are some things that you

Water heater in garage

Water heater in garage

need to be aware of. The authority on determining what the requirements are for residential water heater installation and safety is the ICC (International Code Council). The following information is taken from the 2009 International Residential Code (IRC) section P2801.6 and P2803.6.1 commentary.

Water heaters having an ignition source shall be elevated so that the source of ignition is not less than 18” above the garage floor. An ignition source could be many things, including an open flame, electrical switch, open resistance heating coils, or an electrical igniter unit. Residential garages have a high potential for volatile liquids, such as gasoline and paint thinners that can spill or leak from their containers. Because the vapors from these liquids are heavier than air, they concentrate just above floor level, posing an explosion hazard in garages with a water heater.

Many electric water heater thermostats have enclosed contacts, but they are not sealed gas tight. Therefore, if an electric water heater with an ignition source located less than 18” from the bottom of the unit, it is required that the unit be elevated so the ignition source (thermostat) is at least 18” above the garage floor. Electric water heaters having all switching controls located above 18” from the bottom of the water heater are not required to be elevated.

Gas-fired appliances have to meet the elevation requirement for elevation above the garage floor, but have an exception to allow gas-fired appliances having flammable vapor ignition resistant (FVIR) design to be installed without elevating the unit.

Signature Home Inspection is a Certified Home Inspection service located in California serving Orange County, San Diego County, Los Angeles County, Riverside County, Santa Clara County, San Mateo County, San Francisco County, Contra Costa County, and San Bernardino County California.

www.signaturemore.com                                               888-860-2688

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How to Reduce your Heating Costs

How to Reduce your Heating Costs? During the cold months we all feel the pinch of the cost of heating our homes. There are many things we can do to lower our heating bills. While some of these may cost money, there are simply and effective ways to lower your heating bills that do not cost you anything.

Lower your thermostat. Simply lowering the thermostat in your home a few degrees can shave 5%-10% of the

Reduce the water heater temperature. It’s also not likely to be noticeable if you turn down the thermostat on your water heater to 120 degrees you will save money and also make it safer to protect yourself and your children from scald issues.

Reduce Heating Costs

Reduce Heating Costs

Be aware of inadvertent heat loss. Keep your doors and windows shut when the heat is on and if your home has a fireplace that you aren’t using, be sure the flue is closed and glass doors are in place to minimize heat loss.

Use Vent fans wisely.  Use Bathroom and Kitchen vents as needed, but turn them off as soon as possible so that the amount of heat loss in minimized.   

Reduce water use. This will not only save money if you have a public water supply, but it is a good way to reduce the amount of times your water heater has to fire and heat your water. Water saver shower heads and reducing your shower times are very effective.

Use the sun when possible. During times when the sun is out make sure you open your curtains or drapes. Close them during the evenings to curb some of the heat loss.

There are also several low cost ways of lowering you bills. These will include checking/replacing weather stripping, Changing your furnace filter, change to a set back thermostat and having your furnace tuned up by an HVAC tech.

Signature Home Inspection is a Certified Home Inspection service located in California serving Orange County, San Diego County, Los Angeles County, Riverside County, Santa Clara County, San Mateo County, San Francisco County, Contra Costa County, and San Bernardino County California.

www.signaturemore.com                                               888-860-2688

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