Wenatchee Home Inspections

One of the bigger challenges with older homes is windows and what to do. Often these older home will not meet current requirements for energy efficiency or safety.

So what are the rules if you choose to replace them? Well Appendix J of the 2015 IRC gives us some guidance and what will be acceptable. This of course is  if this section is adopted and has no amendments.

So first a little purpose of the code as stated in Appendix J

From the 2015 IRC-

Appendix J Existing Buildings and Structures

(The provisions contained in this appendix are not mandatory unless specifically referenced in the adopting ordinance.)

Section AJ101 Purpose and Intent

AJ101.1 General

The purpose of these provisions is to encourage the continued use or reuse of legally existing buildings and structures. These provisions are intended to permit work in existing buildings that is consistent with the purpose of this code. Compliance with these provisions shall be deemed to meet the requirements of this code.

Now let's talk about windows and more specifically windows in rooms that require EERO (Emergency Escape and Rescue Openings).

Quite often older homes had different requirements than today.  It was not until around 1976 that we get to the what is close to the current requirements.

From the 1976 UBC-  Chapter 14

Exit Facilities

Sec. 1404. Stairs and exits shall be provided as specified in Chapter 33.

Every sleeping room below the fourth story shall have at least one operable window or exterior door approved for emergency egress or rescue. The units shall be operable from the inside to provide a full clear opening without the use of separate tools.

All egress or rescue windows from sleeping rooms shall have a minimum net clear opening of 5.7 square feet. The minimum net clear opening height dimension shall be 24 inches. The minimum net clear opening width dimension shall be 20 inches. Where windows arc provided as a means of egress or rescue they shall have a finished sill height not more than 44 inches above the floor.

(You can read more on the history and requirements here- History of the Emergency Escape or Egress Windows )

So let jump forward here to current requirements.  Per Appendix J AJ102.4 Replacement Windows.

It states as follows;

AJ102.4 Replacement Windows

Regardless of the category of work, where an existing window, including the sash and glazed portion, or safety glazing is replaced, the replacement window or safety glazing shall comply with the requirements of Sections AJ102.4.1 through AJ102.4.3, as applicable.

AJ102.4.1 Energy Efficiency

Replacement windows shall comply with the requirements of Chapter 11.

AJ102.4.2 Safety Glazing

Replacement glazing in hazardous locations shall comply with the safety glazing requirements of Section R308.

AJ102.4.3 Emergency Escape and Rescue Openings

Where windows are required to provide emergency escape and rescue openings, replacement windows shall be exempt from the maximum sill height requirements of Section R310.1 and the requirements of Sections R310.1.1, R310.1.2, R310.1.3 and R310.2 provided that the replacement window meets the following conditions:

1. The replacement window is the manufacturer's largest standard size window that will fit within the existing frame or existing rough opening. The replacement window shall be permitted to be of the same operating style as the existing window or a style that provides for an equal or greater window opening area than the existing window.

2. The replacement window is not part of a change of occupancy.

3. Window opening control devices complying with ASTM F 2090 shall be permitted for use on windows required to provide emergency escape and rescue openings.

So we can see that per AJ102.4.3 we are allowed to use the opening in replacing these windows with some caveats.  

So this is the most important part- “The replacement window shall be permitted to be of the same operating style as the existing window or a style that provides for an equal or greater window opening area than the existing window”.



This is very important especially if you are replacing aluminum windows. These windows typically will  have a much slimmer sills, rails and stiles than a their vinyl or wood counterpart that most people will choose. If your replacement creates a smaller dimension then they cannot be used. Often a way around this is if you have sliders or single hung windows is to use a “Casement Style” window.

                         

                                                        (Aluminum frame window)


Also, if you change the purpose of the room then you must comply with current standards.

                                           (Basement bedroom- Change of Purpose?)

Safety should be paramount here, if you have older damaged or inoperable windows replacement should be considered.  it only takes one bad accident to make you wish that you had planned for this.

“Growth is painful. Change is painful. But, nothing is as painful as staying stuck where you do not belong. “

N. R. Narayana Murthy

If you find any errors or have additional information that would expand on any code, building standards or manufacturer requirements please let me know.

NCW Home Inspections, LLC  is a Licensed Washington State Home Inspection service located in Wenatchee Washington serving Chelan County, Douglas County, Kittitas County, Okanogan County and Grant County Washington and the cities of Wenatchee, Leavenworth, Cashmere, Oroville, Cle Elum, East Wenatchee, Quincy and many more…  

Your Wenatchee and Chelan Professional Real Estate, Home and Structural Pest Inspection Service

Instructor- Fundamentals of Home Inspection-  Bellingham Technical College

WA Home Inspector Advisory Licensing Board

www.ncwhomeinspections.com                                                   509-670-9572

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