Egress windows are life-safety features—if a bedroom window doesn't meet egress requirements, someone could die in a fire. Yet egress violations are among the most commonly missed items in home inspections. This checklist covers every measurement, every code requirement, and every documentation detail you need to inspect egress windows correctly and defensibly.

Quick Answer

What are the egress window requirements? An egress window must have: minimum 5.7 sq ft opening (5.0 sq ft at grade), minimum 24" height, minimum 20" width, maximum 44" sill height from floor, and must open without tools or special knowledge. These IRC requirements apply to all sleeping rooms and basements.

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Egress Window Size Requirements Interactive Inspection Checklist How to Measure Egress Windows Egress by Window Type Basement Egress Requirements Common Egress Failures Report Documentation Egress Window FAQs
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Egress Window Minimum Requirements (IRC 2021)

These are the minimum requirements per the International Residential Code. Note that local jurisdictions may have stricter requirements.

5.7 sq ft
Minimum Net Clear Opening
5.0 sq ft if at grade level
24"
Minimum Opening Height
Clear vertical dimension
20"
Minimum Opening Width
Clear horizontal dimension
44" max
Maximum Sill Height
From finished floor to sill
Important: You cannot trade height for width. A window must meet BOTH the minimum height (24") AND minimum width (20") requirements, even if the total area exceeds 5.7 sq ft.

Egress Window Inspection Checklist

Use this interactive checklist during your inspection. Check off items as you verify them.

1. Size & Dimensions

2. Operation & Access

3. Window Well (If Below Grade)

4. Room Verification

5. Documentation

0 of 27 items checked

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How to Measure Egress Windows Correctly

Incorrect measurements are the #1 cause of egress inspection errors. Follow this process:

1

Open Window Fully

All measurements must be taken with the window in the fully open position. For casement windows, swing fully outward. For double-hung, raise the lower sash completely.

2

Measure Clear Opening Width

Measure the unobstructed horizontal distance a person could pass through. For casement windows, this is the full frame opening. For double-hung, measure between the sash stiles.

3

Measure Clear Opening Height

Measure the unobstructed vertical distance. For double-hung, this is from the bottom of the raised sash to the top of the frame opening. For casement, it's the full frame height.

4

Calculate Net Clear Opening

Multiply width × height, then divide by 144 to convert to square feet. Example: 24" × 36" = 864 sq in ÷ 144 = 6.0 sq ft ✓

5

Measure Sill Height

Measure from the finished floor to the bottom of the clear opening (not the window frame). Must be 44" or less.

Quick Egress Calculator

Egress Requirements by Window Type

Different window styles have different egress considerations:

Double-Hung Windows

Most Common

Measure: Width between sash stiles, height from bottom of raised lower sash to top of opening.

Common Issue: Many standard 24" × 36" double-hung windows do NOT meet egress. The actual clear opening is often only 20" × 14" = 1.9 sq ft.

Typical Compliant Size: 32" × 54" or larger

Casement Windows

Best for Egress

Measure: Full frame opening width and height when fully swung open.

Advantage: 100% of the frame opening is usable, making smaller windows compliant.

Typical Compliant Size: 24" × 36" casement = 6.0 sq ft ✓

Sliding Windows

Check Carefully

Measure: Width of one panel opening, full height of opening.

Common Issue: Only 50% of the window opens. A 48" wide slider only provides 24" clear width.

Typical Compliant Size: 48" × 36" or larger

Awning/Hopper Windows

Rarely Compliant

Measure: Opening created when hinged sash is fully open.

Common Issue: Limited opening angle severely restricts clear opening. Rarely meet 24" height requirement.

Note: Not recommended for egress applications.

Basement Egress Window Requirements

Basements with habitable space have specific additional requirements:

Window Well Size

Minimum 9 square feet floor area with at least 36 inches horizontal projection from the window.

Ladder/Steps Required

If window well depth exceeds 44 inches, a permanently attached ladder or steps is required.

Ladder Specifications

Rungs minimum 12 inches wide, spaced maximum 18 inches apart, projecting no more than 6" into well space.

Well Covers

If a cover is installed, it must open from inside without tools and without requiring lifting more than 30 lbs of force.

Basement Window Well Requirements

Window Well Cover (if present)
≥ 36" projection
If >44" deep, ladder required
Window
≥ 9 sq ft floor area
Ladder rungs: ≥12" wide, ≤18" apart

Most Common Egress Failures

Watch for these frequently-missed issues:

Window Painted/Stuck Shut

Window cannot be opened or requires excessive force. Must open easily with one hand.

Recommend: Repair or replace window hardware

Security Bars Without Quick Release

Bars, grilles, or grates that cannot be opened from inside without tools or keys.

Recommend: Install code-compliant quick-release mechanism

Undersized Clear Opening

Window appears large but actual clear opening is less than 5.7 sq ft. Common with double-hung windows.

Recommend: Replace with properly-sized egress window

Sill Height Too High

Bottom of opening more than 44" above finished floor. Common in older homes and basements.

Recommend: Lower window or install approved step

Window Well Too Small

Below-grade window well doesn't meet 9 sq ft floor area or 36" projection requirements.

Recommend: Enlarge window well to meet code

Missing Ladder in Deep Well

Window well deeper than 44" without permanently attached ladder or steps.

Recommend: Install permanent ladder meeting code specs

Window Won't Stay Open

Window closes on its own without prop device. Creates entrapment hazard during emergency egress.

Recommend: Repair/replace balance system or add prop device

Bedroom Without Any Egress

Room marketed/used as bedroom has no code-compliant egress window or door to exterior.

Recommend: Add egress window or disclose room cannot be used as bedroom

Pre-Written Egress Defect Narratives

HomeInspecto includes ready-to-use narratives for every common egress failure. Select the issue, add measurements, done.

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How to Document Egress in Your Report

Proper documentation protects you and serves your client:

✓ Compliant Egress - Sample Narrative

"Master bedroom egress window inspected. Casement style window operates properly and opens without tools or special knowledge. Clear opening measured at 24" width × 38" height = 6.3 sq ft, exceeding the 5.7 sq ft minimum requirement. Sill height measured at 32" from finished floor, below the 44" maximum. Window meets egress requirements at time of inspection."

✗ Non-Compliant Egress - Sample Narrative

"Basement bedroom egress window does not meet current code requirements. Double-hung window clear opening measured at 20" width × 20" height = 2.8 sq ft, which is below the 5.7 sq ft minimum and below the 24" minimum height requirement. Additionally, window well depth measured at 52" with no permanently attached ladder present. Recommend evaluation by qualified contractor for window replacement and window well modifications to meet egress requirements. Room should not be used as sleeping quarters until egress deficiencies are corrected."

Photo Documentation Tips

1. Closed Position

Full window view showing type and condition

2. Open Position

Window fully open showing clear opening

3. Tape Measure

Measure in photo showing width, height, sill height

4. Window Well

Overall view + depth measurement if applicable

Egress Window Inspection FAQs

All sleeping rooms (bedrooms) and basements with habitable space require at least one egress window or exterior door. This applies to any room used or marketed as a bedroom, regardless of what it's called. A "bonus room" or "office" with a closet that's used for sleeping needs egress.

Yes. An exterior door can serve as egress if it opens directly to the outside (not into a garage or enclosed porch). The door must be operable from inside without keys or special tools. Sliding glass doors that meet the size requirements are also acceptable.

Existing homes are typically grandfathered under the code in effect when built. However, if bedrooms are added or basements finished, current egress codes apply to those modifications. As a home inspector, you should note egress deficiencies as safety concerns regardless of age, while acknowledging the home may have been code-compliant when built.

At-grade egress windows require 5.0 sq ft minimum opening (vs. 5.7 sq ft for above-grade). "At grade" means the window opens directly to ground level without a window well. Below-grade windows require window wells with specific size requirements (9 sq ft, 36" projection) and ladders if deeper than 44".

Yes—document it as a safety concern. While you can't say it "violates code" (it may have been compliant when built), you should inform the client that the window doesn't meet current egress standards and explain the safety implications. This protects both your client and you from liability.

Only if they have a quick-release mechanism that can be operated from inside without tools, keys, or special knowledge. The release must allow full egress opening. Test the mechanism during inspection—many are painted shut or have failed over time.

Egress Inspection Made Simple

HomeInspecto's egress checklist includes auto-calculations, measurement prompts, and pre-written narratives for every failure type.

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