Top Egress Window Replacement & Installation in Spokane Valley, Washington Ranked

Adding an egress window to your Spokane Valley home is a significant upgrade that enhances safety, increases natural light, and can transform a basement into a legal, livable bedroom. These specialized emergency escape and rescue openings are not just standard windows; they are carefully engineered to meet strict building codes designed to protect your family. If you're considering converting a basement space or ensuring your home meets safety standards, understanding the local requirements for egress window installation is the essential first step. This guide will help you navigate the key specifications, permit process, and considerations for finding qualified professionals in the Spokane Valley area to handle this important project.

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 Egress Window Requirements in Spokane Valley

An egress window serves a critical life-safety function, providing a clear path of escape from a bedroom or other habitable space in the basement during an emergency, such as a fire. In Washington State, and specifically within the City of Spokane Valley, these installations are governed by the International Residential Code (IRC) as adopted locally. The rules are precise because lives depend on them. For any basement room to be legally considered a bedroom, it must have a compliant means of egress, which is most commonly a window ^{1 2}.

The core requirements focus on the window's size, its operability, and the accessibility of the escape path. It's not enough to simply install a larger window; the entire assembly, from the interior sill to the exterior well, must be designed for easy, unaided exit. These regulations apply to new construction, basement finishing projects, and often to the replacement of existing non-compliant windows in sleeping areas. Always confirming the latest codes with the City of Spokane Valley Planning & Development Services is a crucial step before any work begins ^{3 4}.

Minimum Size and Dimensions

The most fundamental rule concerns the size of the clear opening. The code specifies a minimum net clear opening of 5.7 square feet^{5 6}. This is the unobstructed space a person must be able to pass through. To meet this area requirement, the opening must also have minimum dimensions of 20 inches in width and 24 inches in height^{7 8}. These are net clear measurements, meaning they represent the open space after the window is fully opened, not the size of the window frame or sash.

• 5.7 Square Feet: This equals 821 square inches. A common egress window size that meets this is roughly 24" x 36", which provides 864 square inches.
• 20" x 24": This is the absolute smallest width and height allowed. Many installers recommend going larger to ensure comfort and compliance.
• Sill Height: The bottom of the clear opening cannot be more than 44 inches above the finished floor^{5 9}. This ensures that children and adults can easily climb out.

Operability and Accessibility

A window that meets size requirements is useless if it can't be opened quickly in a panic. The code mandates that the egress window must be operable from the inside without the use of keys, tools, or special knowledge^{6 10}. Locks, if present, must be simple and obvious to disengage. Casement and sliding windows are popular choices for egress because they typically offer large, easy-to-open clearings. Double-hung windows can also qualify if the total openable area meets the 5.7 sq ft minimum.

For basement installations, the window well-the excavated area outside the window-is part of the escape system. If the depth of the well (measured from the finished floor to the bottom of the well) exceeds 44 inches, the code requires a permanently affixed ladder or steps to allow escape ^{7 8}. The ladder must be sturdy, corrosion-resistant, and securely attached. The well itself must also provide adequate space for the window to open fully and for a person to exit.

The Permit Process for Egress Windows in Spokane Valley

Virtually all egress window projects in Spokane Valley require a building permit. This is especially true when the project involves cutting a new opening in a concrete foundation wall, which is structural work. The permit process exists to ensure the installation is planned correctly and inspected for safety and code compliance. Attempting this work without a permit can lead to fines, difficulties when selling your home, and, most importantly, an unsafe installation.

Steps to Obtain Your Permit

1. Application: You or your contractor must submit a formal building permit application to the City of Spokane Valley. Historical records reference application forms like BLD-2015-0492 for egress window projects ³.
2. Plan Submission: Detailed plans are required. These should illustrate:
   • The proposed window's size, type, and location on the foundation wall.
   • The design of the window well, including dimensions, drainage, and the location of the permanent ladder if the well is deeper than 44 inches.
   • Structural details, especially if cutting into concrete, which may require engineering.
   • Cross-sections showing the relationship between the interior floor, window sill, and well bottom ¹¹.
3. Plan Review: City plan examiners will review your submission against the current building codes, including structural, safety, and zoning requirements.
4. Permit Issuance & Fees: Once approved, the permit is issued upon payment of fees. Permit fees can range from around $50 for simpler projects to over $500 for complex installations involving significant structural excavation and engineering^{12 13}.
5. Inspections: After the permit is issued, the city will require inspections at critical stages, such as after the foundation is cut and framed, and a final inspection once the window, well, and ladder are fully installed ¹¹.

Project Scope and Cost Considerations

The total cost of an egress window replacement or installation in Spokane Valley varies widely based on the project's complexity. It's rarely just the price of a window.

• Simple Replacement: If you are replacing an existing basement window with a new, code-compliant egress unit that fits the existing rough opening, costs will be lower. This involves less labor and may not require a full structural permit if the opening isn't being enlarged.
• New Installation (Cutting Concrete): This is the most common and involved scenario for creating a legal basement bedroom. It involves:
  • Excavation outside the home down to the foundation footing.
  • Cutting a new, larger opening in the concrete foundation wall (often using saw-cutting or core drilling equipment).
  • Installing a structural header to support the weight above the new opening.
  • Installing the egress window unit itself.
  • Building a code-compliant window well with proper drainage and a ladder.
  • Backfilling and restoring the landscaping.

For a full new installation, total project costs can range from several thousand dollars to significantly more, depending on the depth of excavation, soil conditions, the need for engineering, and the quality of materials chosen ^{12 13}.

Choosing Materials and Professionals

Selecting the right window is important. Look for egress-rated units specifically designed for basement applications, often made from durable materials like vinyl or fiberglass that resist moisture. The window well should be constructed of sturdy, non-corrosive material like galvanized steel, polymer, or concrete block, and must include a drain at the bottom connected to the foundation drainage system.

Given the structural, safety, and regulatory complexities, hiring an experienced professional is highly recommended. A qualified contractor will:

• Understand local Spokane Valley codes and permit procedures.
• Handle the excavation and concrete cutting safely.
• Ensure proper waterproofing and drainage to prevent future leaks.
• Coordinate and schedule the required city inspections.
• Guarantee the installation meets all life-safety standards.

Frequently asked questions

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