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Posted by Rossi on March 3, 2008, 3:07 am
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> > > > That's the catch 22 on the code. =A0 It mentions two minimum dimensi=
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> > > > and a minimum area for egress. =A0 The problem is that if you multip=
ly
> > > > the two minimum dimensions the result is smaller than the minimum
> > > > area. =A0 My window meets the "two minimum dimensions" but not the
> > > > "minimum area".
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> > > Who drew up the plans and specified a window that wouldn't meet the
> > > egress requirement? =A0They're the one that should have been familiar
> > > with the requirement and are largely responsible for the problem.
> > > What sort of window is it? =A0Would it be possible to change it for a
> > > different type of window that would meet the requirement -
> > > substituting a casement for a double hung, for instance?
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> > The current window is a double-hung (I think also called hung sash).
> > Lower part slides up and down.
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> > I am thinking if I can remove the sashes and convert it to a casement
> > window, but using the same frame. =A0 That is, I buy special
> > weatherproof wood and make a side-hung casement window. =A0 =A0This woul=
d
> > meet the dimensions. =A0 It would be opaque (no glass) but I do not mind=
> > about that since the main window in that bedroom (fixed) is the one I
> > case about.
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> > The question, if anyone knows the answer, is: =A0can this be done or I
> > have to buy a brand new commercial window and replace the whole thing?
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> Nobody will want to sign off on a wood 'window'. =A0Forget that idea.
> Bedrooms have requirements for a certain percentage of the floor area
> to be operable window for ventilation and another percentage
> translucent for natural lighting. =A0It's probably a safe bet that
> making the window obscure would create another code violation.
> There's no way that a building inspector or building department will
> waive an egress window requirement because they would be liable if
> someone died in a fire.
The picture window I mentioned is a bit more than 9ft wide and 5ft
tall and faces a deck on the second floor. The window the inspector
is creating problems with does not face the deck and has the whole
second floor's height. However, it's not easily accessible because
of a tree.
So, one would imagine that in case of a fire and emergency, the fire
folks will break in through the easiest and largest entrance. And
anyone inside will break through the easiest way out. Correct?
Of course, I also tried to argue this with the city folks, but they
said firemen never break anything.... right...
It's interesting, because the double-hang window locks from inside
(like any model). So, if anyone wants to get in they will have to
break it. If you will have to break one window, which do you
choose? The larger, easier to get in and out from a deck or the
smaller that requires a ladder, dodging tree branches and not so much
room?
Moreover, regarding natural light. The picture window takes almost
one of the whole walls of the room. As for ventilation, the wooden
window will also open like a normal hinged window. Just would not
have the glass. Is that whything in any code preventing someone
from having a wooden window? Provided there's natural light and the
wooden window opens and provides a lot of egress area? I'm just
asking because this is the fastest solution for me to get rid of these
folks. The window the inspector is complaining about was a special
order, therefore, even a simple replacement casement will be special
order, ergo expensive. And because of the construction I do not have
the extra cash now.
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> You didn't answer my question about who drew up the plans and spec'd
> the window. =A0They are the one that has the primary responsibility and
> liability. =A0If you did it yourself, well, you've just had a learning
> experience and they're seldom free.
I hired an architect who provided clear specifications for all
windows. The city evn asked the architect to draw more details of
the plan but never mentioned anything about the windows specs. And
getting the permit was not free, as it should because of our taxes. I
had to pay (not few) for that. So, for a not free service I got a
lousy service that anywhere else would be liable.
> Easiest way out of the situation is to contact a replacement window
> manufacturer and have someone come out to take a look at the situation
> and see if they can make a casement window retrofit. =A0Your choice is
> to spend a few hundred for a replacement window, if feasible, and if
> you're willing to live with the compromised esthetics, or go with one
> of the alternatives the building department offered. =A0Frankly I'm
> surprised they even mentioned pulling the closet and 'de-listing' the
> bedroom to an office/study. =A0That's still a risky thing for them to
> do.
Right now I can even live with the wooden window. It faces the
neighbor lot and, even with the tree, I had to place a curtain for
privacy. Therefore, an opaque window for me is not an issue if it
does not have any code issue.
Do you know of any code restrictions for wooden windows that operate
as a glass window and allow for plenty egress area?
Thanks!
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