Best Egress Window Replacement & Installation in Washington Ranked

An egress window is a critical safety feature for any basement bedroom or living space, providing a legal and accessible escape route in an emergency. In Washington, these installations are governed by specific building codes that dictate size, operation, and placement to ensure they can be used effectively by occupants and first responders. This guide explains the state's requirements, typical costs, and how you can connect with qualified local professionals to ensure your project meets code and enhances your home's safety and value.

Petr's Construction

7712 E 18th Ave, Spokane, WA 99212

Petr's Construction is a window replacement company based in Spokane, WA, specializing in egress and basement window installation and replacement. They offer full-service contracting including home remodeling, maintenance, and restoration. With over 20 years of experience, Petr's Construction has supported many homeowners in improving their homes with quality window solutions.

5.0

75 Reviews

Greystone Home Solutions

spokane

Greystone Home Solutions is a locally owned company based in Spokane, WA, specializing in roofing and egress window installation. They offer residential services including asphalt shingle roof replacement, egress window installation with minimal landscape disturbance, and interior and exterior remodeling. Their roofing services include complete tear-off, replacement of damaged sheathing, and installation of underlayment and shingles using recommended brands. The company has over 20 years of family experience in residential construction, ensuring work complies with industry standards and local codes. Greystone Home Solutions is fully licensed, bonded, and insured.

5.0

9 Reviews

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Understanding Washington's Egress Window Code

Washington State follows the International Residential Code (IRC), with local jurisdictions having the authority to add amendments. The core requirements are designed to create a clear, operable opening for escape and rescue.

The most critical measurement is the "net clear opening." This is the actual unobstructed space a person must pass through, not the size of the window frame or sash. All requirements are based on this measurement^{1 2 3}.

Key Size and Dimension Requirements

• Minimum Opening Area: For basement and sleeping rooms, the net clear opening must be at least 5.7 square feet. For ground-floor (grade-level) windows, the minimum is 5.0 square feet^{1 4 5}.
• Minimum Dimensions: The opening must be at least 20 inches wide and 24 inches high^{1 4 6}.
• Maximum Sill Height: The bottom of the clear opening cannot be more than 44 inches above the finished floor^{1 4 7}. This ensures occupants, including children, can easily climb out.

Operational and Accessibility Requirements

Simply having a large enough window isn't sufficient. It must be functional in an emergency:

• Easy Operation: The window must open fully from the inside without the use of keys, tools, or special knowledge. Locks must be simple and operable^{4 3 7}.
• Window Wells: If the window is below ground level, a window well is required. The well must be large enough to allow the window to open completely and provide space for a person to exit. Common minimum sizes are 36"x36", but local codes may require more^{5 3 6}.
• Ladders or Steps: If the depth of the window well exceeds 44 inches, a permanently attached ladder or steps are required for safe exit. These must be corrosion-resistant and easily accessible^{1 4 3}.

Cost Breakdown for Egress Windows in Washington

The total cost of an egress window project can vary widely based on the window type, excavation needs, well construction, and local permit fees. Here's a typical breakdown for Washington homeowners^{8 9 10}.

Window and Installation Costs

• Window Unit: A basic, code-compliant single-hung window can cost $100-$400. More common for egress are casement or slider styles, which range from $200 to $800 or more for higher-end models.
• Professional Installation: Installing the window itself into a newly created or enlarged opening typically costs between $2,500 and $4,000+ for a minimum code-compliant size. This includes cutting the foundation, framing, and sealing.

Additional Project Components

• Window Well: A basic galvanized steel well starts around $500. Larger, decorative wells made of stone, brick, or composite materials can cost $2,000 or more.
• Excavation: Digging out the area for a below-grade window is a significant cost factor, ranging from $1,500 to $3,000+, depending on soil conditions, accessibility, and depth.
• Structural Reinforcement: If a new header is required above the window opening to support the foundation, this can add $50 to $500+.
• Permits: Building permits in Washington typically cost between $50 and $200, depending on your city or county.

Total Project Cost

For a full project involving excavation, a code-compliant window, a basic well, installation, and permits, homeowners should budget $5,000 to $8,000 or more per window. Complex projects with difficult access, rocky soil, or decorative finishes will be at the higher end of this range or exceed it^{8 9}.

Choosing the Right Window Type for Egress

Not every window style can meet the net clear opening requirements. The most suitable types are those where the entire opening area is unobstructed when open.

• Casement Windows: A top choice for egress. They are hinged on the side and open outward like a door, often providing 100% of the frame area as clear opening.
• Sliding Windows (Horizontal Sliders): These open by sliding one sash horizontally past the other. They can meet code if the sliding portion provides enough clear area (at least 20"x24").
• Double-Hung Windows: These are generally not suitable for egress unless they are a specially designed "egress double-hung" where both sashes can be removed or pivoted easily from the inside to create a full opening. Standard double-hungs do not provide a large enough clear opening.

The Importance of Permits and Professional Installation

Installing an egress window is a major structural modification that involves cutting into your home's foundation. Skipping permits or using an unqualified installer can lead to:

• Code Violations: An illegal bedroom, which can cause issues during a home sale or insurance claim.
• Safety Hazards: Improperly supported foundations can crack or settle.
• Water Intrusion: Incorrect flashing and sealing can lead to chronic basement leaks and mold. A licensed contractor will handle the permit process, ensure the structural integrity of your home, and provide a final inspection to certify the work is up to code.

Frequently asked questions

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