Top Egress Window Replacement & Installation in Broomfield, Colorado Ranked

Adding an egress window is one of the most important safety upgrades you can make to your Broomfield home, especially if you're finishing a basement or converting a lower-level room into a legal bedroom. These emergency escape and rescue openings are not just a good idea-they are required by building codes to provide a safe exit in case of fire or other emergencies. This guide will help you understand the specific requirements, process, and considerations for installing a compliant egress window or door in Broomfield, empowering you to find qualified local professionals who can ensure the job is done safely and correctly.

HomeStrong

6398 Franklin St, Denver, CO 80216

HomeStrong is a family-owned foundation repair and basement waterproofing contractor based in Denver, CO. They provide comprehensive services including foundation repair, basement waterproofing, crawl space repair, concrete repair, and egress window installation. Their expertise includes proven waterproofing techniques and concrete crack repair to protect and enhance residential properties.

5.0

302 Reviews

Top Star Egress & Services

denver

Top Star Egress & Services is a Denver, CO-based company specializing in egress window installation and window replacement. They provide code-compliant, safe, and stylish solutions including window well replacement, concrete cutting, core drilling, and excavation services. With over 10 years of experience and full licensing and insurance, they serve homeowners throughout Denver and surrounding areas.

5.0

180 Reviews

Liftech Concrete Leveling & Foundation Repair

12870 W Alameda Pkwy, Lakewood, CO 80228

Liftech Concrete Leveling & Foundation Repair is a Denver, CO-based contractor specializing in foundation repair, concrete leveling, waterproofing, and egress window installation. They handle residential and commercial projects, offering comprehensive solutions including concrete lifting and basement waterproofing. Liftech is known for using high-quality repair methods and ensuring compliance with local building codes for egress windows.

4.9

1.1k Reviews

Basement Windows Of Denver

denver

Basement Windows Of Denver is a window replacement and egress window contractor based in Denver, CO. They specialize in installing code-compliant basement and egress windows with stamped engineering approval. The company offers custom window designs with a focus on safety, aesthetics, and quality craftsmanship.

5.0

73 Reviews

Egress, Inc.

2963 W 91st Pl, Denver, CO 80260

Egress, Inc. is a family-owned window replacement and egress window contractor based in Denver, CO. They specialize in egress window and window well installations, water mitigation, and replacement windows, serving homeowners and businesses throughout Colorado. With over 25 years of experience, the company uses a skilled in-house team to ensure quality workmanship and offers a 5-year written warranty on all work.

4.9

119 Reviews

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Understanding Egress Window Requirements in Broomfield

Egress windows and doors are governed by strict building codes designed to save lives. In Broomfield, these regulations align with the International Residential Code (IRC) and have specific local interpretations. The primary purpose is to create a clear, unobstructed passage large enough for occupants to escape and for emergency responders to enter.

For any room classified as a sleeping room or basement bedroom, you must provide a compliant emergency escape opening. This is a non-negotiable safety feature that is rigorously checked during permit reviews and final inspections. Failure to comply can result in failed inspections, fines, and serious complications when you try to sell your home ^{1 2}.

Key Code Specifications for Size and Operation

The dimensions and operability of your emergency egress window are precisely defined. Here are the critical specifications you must meet in Broomfield:

• Minimum Clear Opening: The net clear opening (the space you can actually climb through) must be at least 5.7 square feet. For windows at grade level, this minimum can be 5.0 square feet ^{3 4}.
• Minimum Dimensions: The opening must be at least 20 inches wide and 24 inches high. These are minimums; the opening cannot be 22" x 30", for example, because while the area meets 5.7 sq ft, the height is insufficient ^{3 5}.
• Maximum Sill Height: The bottom of the clear opening cannot be more than 44 inches above the finished floor. This ensures the window is low enough for occupants, including children and elderly individuals, to climb out ^{6 7}.
• Operability: The window must be operable from the inside without the use of tools, keys, or special knowledge. It should open fully and easily. If security bars are installed, they must have an approved quick-release mechanism ^{4 8}.

The Critical Role of Window Wells

If your basement egress window is below ground level, a window well is required. The well isn't just a hole in the ground; it's a safety component with its own set of rules:

• Minimum Well Size: The well must provide a minimum of 9 square feet of horizontal area (typically 3' x 3') with a minimum projection of 36 inches from the exterior wall ^{3 4}.
• Ladder or Steps: If the depth of the window well exceeds 44 inches, a permanently attached ladder or steps are required. The ladder must not encroach on the minimum required well dimensions ^{3 5}.
• Drainage: Proper drainage at the bottom of the well is essential to prevent water accumulation, which can lead to leaks and foundation damage. This often involves adding gravel and a drain tile connected to your foundation drainage system.

The Step-by-Step Process for Egress Installation

Installing an egress window is a significant project that involves planning, permits, and skilled construction work. Following the correct process is vital for safety, legality, and the long-term integrity of your home.

1. Initial Research and Design Start by reviewing Broomfield's official "Window and Door Replacement Handout" and other building guides ^{6 5}. Determine the best location for the window, considering the interior room layout, exterior obstacles, and foundation structure. You'll need to decide on the window type (e.g., casement, sliding) that can meet the clear opening requirements.

2. Structural Review and Engineering Cutting an opening in your home's concrete foundation is a major structural modification. The City of Broomfield will almost certainly require a letter from a licensed professional engineer. This letter must detail the proposed structural reinforcement, such as a new steel lintel or reinforced concrete header, to support the load above the new opening ^{9 10}. Skipping this step will result in a permit denial.

3. Permit Application A building permit is mandatory for egress window installation in Broomfield ^{1 2}. You'll need to submit your application to the Broomfield Building Department, including:

• Completed permit application forms.
• Detailed site plans and floor plans showing the new window.
• The engineer's structural letter and details.
• Product specifications for the window, showing it meets code.
• Details on the window well and ladder (if applicable). Permit fees can range from $50 to over $500, depending on the project's valuation and complexity ^{3 9 10}.

4. Professional Installation Once the permit is approved, installation can begin. This process typically involves:

• Excavating the exterior down to the foundation footing.
• Precisely cutting the concrete foundation wall.
• Installing the structural header.
• Framing the rough opening.
• Installing the window with proper flashing and waterproofing.
• Building the window well and installing drainage.
• Backfilling and final grading.

5. Final Inspection After installation, you must schedule a final inspection with the Broomfield Building Department. An inspector will verify that the window size, sill height, operability, well dimensions, ladder, and structural work all comply with the approved plans and building codes ^{3 2}. Only after passing this inspection is your project officially complete and legal.

Cost Considerations for Egress Windows

The total cost of an egress window project in Broomfield can vary widely based on several factors. It's important to budget for all components, not just the window itself.

• Permit and Engineering Fees: As noted, plan for $50 to $500+ for permits, plus the cost of hiring a structural engineer, which can add several hundred dollars more ^{3 9 10}.
• Window Cost: The price of the egress window unit itself depends on its size, style (e.g., casement vs. sliding), material (vinyl, wood, fiberglass), and energy efficiency features.
• Labor and Construction: This is often the most significant cost. It includes excavation, concrete cutting and removal, structural reinforcement, framing, installation, waterproofing, and backfilling. The complexity increases if there are buried utilities, rocky soil, or complicated drainage issues.
• Window Well and Accessories: The well (metal, polymer, or concrete), gravel, drain tile, and a permanent ladder add to both material and labor costs ^{11 12}.

Given these variables, it's essential to get detailed estimates from experienced contractors who understand local code requirements. The cheapest bid may not include necessary steps like proper engineering or drainage, leading to costly problems down the road.

Why Compliance is Non-Negotiable

Beyond the obvious safety imperative, there are practical reasons to ensure your egress installation is fully permitted and compliant. An unpermitted or non-compliant egress window can become a major liability. During a future home sale, a savvy buyer's inspector or appraiser will flag it, potentially derailing the sale or forcing you to pay for costly retrofits or repairs to bring it up to code ^{1 2}. Investing in a proper, permitted installation from the start protects your family and your financial investment in your home.

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