Top Egress Window Replacement & Installation in Broken Arrow, Oklahoma Ranked

An egress window is a critical safety feature for any basement bedroom or habitable living space, providing a secondary means of escape and entry for emergency responders. In Broken Arrow, these installations are governed by specific building codes to ensure your family's safety and your home's compliance. This guide will help you understand the local requirements, process, and considerations for adding or replacing an egress window, empowering you to connect with qualified local professionals who can ensure the job is done right.

OneSource Windows & Doors

2500 W Albany St, Broken Arrow, OK 74012

OneSource Windows & Doors is a window replacement company and sliding glass door installer based in Tulsa, OK. They specialize in custom windows and doors of any style, size, or shape, offering solutions tailored to fit a variety of homes. Their products focus on energy efficiency and sustainable building practices, combining innovative design with attention to detail.

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Understanding Egress Window Codes in Broken Arrow

The City of Broken Arrow adopts building codes that set the standard for emergency escape and rescue openings. These regulations are not just suggestions; they are legal requirements designed to save lives. For homeowners in Broken Arrow, compliance starts with knowing the exact specifications for window size and operation.

The primary goal of an egress window is to provide a clear, unobstructed opening large enough for a firefighter wearing full gear to enter and for occupants to exit. The International Residential Code (IRC), as enforced locally, mandates specific minimum dimensions ^{1 2 3}.

Key Size and Operational Requirements

• Minimum Clear Opening Area: For basement and bedroom windows, the net clear opening must be at least 5.7 square feet (820 square inches). For windows at ground level, the requirement is slightly less at 5.0 square feet ^{1 2 4}.
• Minimum Clear Opening Height and Width: The opening must be at least 24 inches high and 20 inches wide. These are minimums; the opening can be larger ^{1 3 5}.
• Maximum Sill Height: The bottom of the clear opening cannot be more than 44 inches above the finished floor of the room. This ensures the window is low enough to climb out of easily ^{1 2 4}.
• Operation: The window must open from the inside without the use of keys, tools, or special knowledge. It cannot be blocked by furniture or window treatments ^{2 6}.

When is an Egress Window Required in Broken Arrow?

Knowing when you need to install an egress opening is just as important as knowing how. The codes are clear on which spaces mandate this life-saving feature.

• Bedrooms: Any room legally defined as a bedroom must have two forms of egress. Typically, this is the door and an egress window ^{2 6}.
• Finished Basements: If you are converting your basement into a habitable space-such as a bedroom, living room, or home office-egress windows are required. An unfinished storage or utility area generally does not require one ^{2 6}.

Installing a proper egress window not only brings your space up to code but can also significantly increase your home's value, natural light, and livable square footage.

The Permit Process for Broken Arrow Homeowners

Installing an egress window in Broken Arrow is not a simple DIY weekend project that bypasses city oversight. It involves excavation and structural changes to your home's foundation, which requires permits and inspections to ensure safety and compliance.

Pro-Tip: Always check the official City of Broken Arrow website or contact the Community Development department at 918-259-7000 for the most current adopted codes and permit application details ^{7 8}.

Step-by-Step Guide to Permits

1. Contact Code Enforcement: Your first step should be to confirm specific local requirements with Broken Arrow's Code Enforcement or Community Development department. They can provide you with the necessary application forms and fee schedules ^{9 10 7}.
2. Prepare Detailed Plans: You or your contractor will need to submit detailed drawings. These plans should show the window's location on the foundation, all dimensions (clear opening, sill height), details of the window well, and the location of any required ladder or steps ^{9 11}.
3. Apply for Permits: Submit your completed forms, plans, and payment for the required permits. This will typically include a Building Permit. If significant excavation is involved, you may also need an Excavation Permit ^{9 10 11}.
4. Schedule Inspections: The city will require inspections at critical stages of the project. Common inspection points include after the rough framing is complete, after the final window and well are installed, and before the area is backfilled. Do not skip these steps, as failing an inspection can lead to costly rework ^{9 10 11}.

Essential Components: The Window Well

When an egress window is installed below ground level, a window well is necessary. This isn't just a hole in the ground; it's a engineered component with its own set of requirements to ensure it functions as a safe escape path.

• Minimum Size: The well must provide at least 9 square feet of horizontal area (e.g., 3 ft. x 3 ft.), with a minimum projection and width of 36 inches from the foundation wall. This gives a person enough space to stand and climb out ^{1 3 4}.
• Ladder or Steps: If the depth of the window well exceeds 44 inches, the code requires a permanently attached ladder or steps. These must be corrosion-resistant and able to support a load of 1,000 pounds ^{1 2 4}.
• Drainage: Proper drainage is crucial to prevent water from pooling in the well and leaking into your basement. This often involves adding gravel at the bottom and connecting a drain pipe to your home's foundation drainage system ¹⁰.

Understanding the Costs Involved

The total investment for an egress window project in Broken Arrow can vary widely based on the window type, well material, soil conditions, and labor. It's important to budget for all aspects, not just the window itself.

• Permit Fees: Plan for approximately $100 to $200 or more to cover the required building and excavation permits from the City of Broken Arrow ^{9 10}.
• Materials: This includes the egress window (often a casement or sliding style that meets size requirements), the window well (metal, polymer, or masonry), framing lumber, gravel, drain pipe, and exterior finishing materials. Material costs can range from $500 to over $2,000 depending on quality and size ^{1 10}.
• Labor: Professional installation is highly recommended due to the structural and waterproofing complexities. Labor costs for excavation, cutting the foundation, installation, and backfilling can add $1,000 to $4,000 or more to the total project cost ^{1 9 10}.

Getting multiple detailed quotes from licensed and insured local contractors is the best way to understand the full scope and cost for your specific home.

Choosing the Right Window and Professional

Not all windows are suitable for egress, and not all contractors are experienced in the precise work of below-grade installation. Look for a professional who is familiar with Broken Arrow's specific codes and permit process.

A qualified installer will handle the permit paperwork, ensure the structural integrity of your foundation is maintained, and implement best practices for waterproofing to protect your new living space from moisture. They should also be able to guide you on the best window styles-like casement or double-hung egress kits-that combine easy operation with energy efficiency.

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