Top Egress Window Replacement & Installation in Overland Park, Kansas Ranked

Adding an egress window to your basement is one of the most significant home improvement projects you can undertake in Overland Park. It transforms a dark, non-conforming space into a safe, legal, and valuable living area, such as a bedroom, home office, or family room. This guide will walk you through the critical code requirements, permit process, and installation considerations specific to Overland Park, helping you understand what's involved in creating a safe emergency exit from your basement.

One Source KC, LLC.

100 Electronics Pkwy, Belton, MO 64012

One Source KC, LLC. is a home improvement contractor based in Belton, Missouri, serving the Kansas City, MO area. They specialize in egress window installation, siding solutions, and full basement finishing. The company uses premium products like ProVia egress windows and James Hardie fiber cement siding, ensuring durable and safe home improvements. With 50 years of combined experience, One Source KC is locally owned, licensed, and insured, focusing on quality craftsmanship and customer satisfaction.

5.0

53 Reviews

Foundation King

4901 W 136th St, Overland Park, KS 66224

Foundation King is a family owned and operated foundation repair contractor based in Kansas City, MO. They provide a range of services including foundation repair, concrete repair, egress window installation, basement waterproofing, crawl space encapsulation, and carbon fiber crack repair. Serving the entire Kansas City metropolitan area as well as North Missouri and Topeka, Kansas, Foundation King focuses on maintaining the structural integrity of homes and businesses with skilled workmanship and customized solutions. The company has decades of experience and offers some of the best warranties in the business.

4.7

144 Reviews

Keystone KC LLC

1530 Duck Rd, Grandview, MO 64030

Keystone KC LLC is an egress window contractor based in Kansas City, MO. They offer a range of foundation and structural repair services, including settlement repair, helical piers, wall anchors, waterproofing, and the installation of egress windows. Their team applies engineering principles to secure building foundations and improve long-term stability. Keystone KC LLC also handles commercial projects and water management solutions. The company is known for careful excavation techniques that minimize disruption to existing landscaping and infrastructure.

4.8

36 Reviews

Columbia Glass & Window Co

1600 N Jackson Ave Apt 915, Kansas City, MO 64120

Columbia Glass & Window Co is a window replacement company based in Kansas City, MO. They specialize in custom windows and doors for both replacement and new construction projects. With 60 years of experience, they focus on designing and crafting quality windows and sliding glass doors tailored to client needs.

3.2

41 Reviews

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Understanding Egress Window Codes in Overland Park

Egress windows are not just a good idea; they are a legal requirement for any basement room used for sleeping or as a habitable living space. The City of Overland Park adopts and enforces the International Residential Code (IRC) with local amendments, which sets strict standards for these emergency escape and rescue openings ¹. The primary purpose is to provide a clear, unobstructed exit path for occupants and an entry point for firefighters in an emergency.

For homeowners, this means that finishing a basement with a bedroom, or even a den that could be used as a sleeping area, legally requires the installation of a compliant egress window. The codes are designed for safety, and adhering to them is non-negotiable for passing city inspections and ensuring your family's well-being.

Detailed Egress Window Requirements

The specific dimensions and clearances for an emergency egress window are precise. Here's what you need to know for an Overland Park installation:

• Minimum Opening Size: The net clear opening must be at least 5.7 square feet (5.0 sq. ft. for ground-level or below-grade openings) ^{2 3}. This is the space you can actually crawl through, not the size of the window frame.
• Minimum Dimensions: The opening must be no less than 20 inches in width and 24 inches in height ^{4 5}. Many standard basement windows do not meet these minimums.
• Maximum Sill Height: The bottom of the clear opening (the sill) must be no more than 44 inches above the finished basement floor ^{6 7}. This ensures that children and smaller adults can reach and use the exit.
• Window Wells: If the window is below grade and requires a well, the well must provide the same minimum clear dimensions. If the well is deeper than 44 inches, it must have permanently attached steps or a ladder for escape ^{8 9}. The ladder rungs must be spaced no more than 18 inches apart and project at least 3 inches from the wall.
• Unobstructed Operation: The window must open fully without the use of keys, tools, or special knowledge. Bars, grilles, screens, or security covers must be easily removable or openable from the inside without any special effort ⁵.

The Overland Park Permit Process: A Step-by-Step Guide

Installing an egress window in Overland Park almost always requires a building permit, as it involves structural changes to your foundation and potentially excavating a window well ^{10 1}. Skipping the permit can lead to fines, failed home inspections when you sell, and, most importantly, an unsafe installation.

1. Pre-Application & Planning: Before you start, it's wise to contact the City of Overland Park's Building Permits division to discuss your project. You can confirm specific requirements and get a list of necessary documents. Having detailed plans is crucial.
2. Apply for the Permit: Submit your completed building permit application along with the required documents. This typically includes detailed construction plans showing the window's size, location, framing details, and the dimensions of any window well. A site plan may also be required ^{10 2}.
3. Plan Review: City officials will review your submitted plans for compliance with all applicable building, fire, and residential codes. This review process ensures your project is designed safely from the start.
4. Permit Issuance & Fees: Once approved, you will pay the permit fee. For egress window projects, these fees can vary widely, often ranging from $50 to over $500, depending on the project's complexity and valuation ^{10 11}.
5. Scheduling Inspections: The city will require inspections at critical stages of the project. Common inspections include a footing/foundation inspection after the hole is dug but before concrete is poured for a new well, a framing inspection, and a final inspection to ensure the completed window meets all code requirements ⁹.

Cost Considerations for Egress Window Projects

The total cost of an egress window installation in Overland Park can vary significantly based on the scope of work. It's important to budget for all components:

• Window Unit: A code-compliant egress window (often a casement or sliding style) typically costs between $500 and $2,000+, depending on size, material, and energy efficiency features ¹¹.
• Labor and Installation: This is the most variable cost. A simple replacement of an existing window that already has a well may cost $1,000 to $2,500. A full installation involving cutting a new opening in the foundation, excavating a well, installing drainage, and finishing the interior can range from $2,500 to $4,000 or more ¹⁰.
• Window Well: If a new well is needed, add several hundred to over a thousand dollars for materials (metal or composite well, gravel, drainage pipe) and excavation labor.
• Total Project Range: A straightforward project might start around $1,500, while a complex, full-scale installation with a large well and significant interior finishing can easily reach $5,000 to $6,000+ ¹¹.

DIY vs. Hiring a Professional

Homeowners in Overland Park are often allowed to perform work on their own property, and permit fees may be waived for owner-occupants doing their own work, though all code requirements still apply ¹¹. However, an egress window installation is a major project.

DIY is only advisable if you have advanced carpentry, masonry, and waterproofing skills. You are responsible for understanding and meeting all code requirements, passing city inspections, and ensuring the structural integrity and water-tightness of your foundation.

Hiring a licensed contractor is strongly recommended for most homeowners. A professional installer will:

• Understand local code nuances.
• Handle the permit application and inspection scheduling.
• Have the proper tools and expertise for foundation cutting and waterproofing.
• Ensure the installation is safe, legal, and protected against water intrusion.

Ensuring a Safe and Code-Compliant Installation

Beyond the initial installation, proper maintenance and awareness are key. Ensure the window opens smoothly at all times and is never blocked by furniture or storage. Window wells should be kept clear of leaves, snow, and debris to allow for easy escape and prevent drainage issues. Regularly check the well's ladder or steps to ensure they are secure.

Investing in a compliant egress window installation not only makes your home safer but also increases its livable square footage and overall market value. It's a project that pays dividends in peace of mind and property appeal.

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