Top Egress Window Replacement & Installation in Spokane, Washington Ranked

Adding an egress window is a critical home improvement that transforms a basement or lower-level room into a safe, legal, and more valuable living space. These specialized emergency escape and rescue openings are not just windows; they are a vital safety feature required by building codes for any bedroom or habitable room below the fourth story. If you're considering creating a new bedroom, finishing your basement, or updating an older home, understanding the specific requirements and process for egress window installation in Spokane is essential. This guide will help you navigate the local codes, permit process, and key considerations, empowering you to connect with qualified professionals who can ensure your project is done correctly and safely.

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

Building codes in Spokane, governed by the International Residential Code (IRC) and enforced by either the City of Spokane or Spokane County, have strict specifications for what qualifies as a legal egress opening. These rules are designed to ensure that in an emergency, occupants can escape and first responders can enter. The requirements are non-negotiable for creating a legal bedroom or adding living space.

The core specifications focus on size, operability, and accessibility:

• Minimum Net Clear Opening: The space through which a person must climb must be at least 5.7 square feet¹. For windows installed below the surrounding ground level (grade), the minimum is 5.0 square feet².
• Minimum Dimensions: The opening must be at least 20 inches wide and 24 inches high^{1 2}. These are minimums; the actual opening must still meet the 5.0 or 5.7 sq. ft. area.
• Maximum Sill Height: The bottom of the clear opening cannot be more than 44 inches above the finished floor^{1 3}. This ensures occupants, including children, can reach and use the window easily.
• Operability: The emergency escape window must open from the inside without the use of keys, tools, or special knowledge. It cannot be blocked by furniture or window treatments^{4 5}.

The Critical Role of Window Wells

If your egress window is installed below ground level, a window well is mandatory. The well serves as a transitional space, allowing the window to fully open and providing a path to the yard. Spokane codes have specific rules for wells:

• The well must provide the full minimum required clearance for the window to open 100%².
• If the depth of the well exceeds 44 inches, a permanently attached ladder or steps are required to assist in escape^{1 6}. These steps must be corrosion-resistant and capable of supporting a load of 1,000 pounds.
• The well should be designed to drain properly to prevent water accumulation that could damage the window or foundation.

Navigating the Spokane Permit Process

Installing an egress window typically involves cutting into your home's foundation or exterior wall, which is considered structural work. Therefore, a building permit is almost always required in Spokane^{1 7}. Skipping the permit can result in fines, forced removal of the work, and problems when you sell your home. The process generally involves these steps:

1. Application: Submit a permit application to either the City of Spokane or Spokane County Development Services, depending on your location. You will need to provide detailed plans, including a site plan, floor plan, and specifications for the window and well^{1 8}.
2. Plan Review: A building official will review your plans to ensure they comply with all local building codes, including size, location, structural integrity, and well requirements².
3. Permit Issuance & Fees: Once approved, you pay the permit fee and receive your permit to begin work. Fees can range from $50 to over $500, depending heavily on the project's complexity and whether significant structural engineering review is needed^{7 8}.
4. Required Inspections: The permitting agency will require inspections at critical stages, such as after the foundation is cut and framed, after insulation is installed, and a final inspection to approve the completed work^{1 2}.
5. Final Approval: Passing the final inspection provides official documentation that your new egress window and the associated room meet all safety codes, making the space legal and increasing your home's value.

Associated Costs for Egress Window Projects

The total investment for an egress window installation in Spokane varies widely based on the existing structure, window choice, and site conditions. It's helpful to understand the cost components:

• Permit Fees: As noted, typically $50 - $500+^{7 8}.
• Window Unit: A code-compliant egress window itself can cost between $300 and $1,500+, depending on size, material (vinyl, wood, fiberglass), and style (casement, slider)^{3 9}.
• Window Well: A prefabricated or masonry well ranges from $200 to $800+, influenced by material (galvanized steel, polymer, stone) and depth^{10 9}.
• Labor & Installation: This is the most variable cost, typically between $500 and $2,000+. It covers excavation, concrete cutting/sawing, structural framing, waterproofing, well installation, window setting, and interior finishing^{3 10}.

A straightforward replacement of an existing basement window with a larger, code-compliant model might start around $1,000 to $2,500. A brand-new installation in a solid foundation wall, requiring excavation, concrete cutting, and a deep well with a ladder, can easily range from $3,000 to $5,000 or more⁹.

Key Considerations for Spokane Homeowners

Beyond the basic codes and costs, several local factors are crucial for a successful project.

Structural Integrity and Engineering: Cutting a new opening in a concrete foundation or structural wall is a job for professionals. The new opening must be properly framed with a steel or wood lintel (header) to support the weight above. In some cases, a structural engineer's review may be required by the building department^{7 11}.

Glass Type and Safety: Modern building codes require safety glazing (often tempered glass) in hazardous locations, which includes egress windows. If you are replacing an old, non-compliant window, the new unit must meet current tempered glass standards¹².

Smoke and Carbon Monoxide Detectors: Washington State building and residential codes require that smoke alarms be installed in every bedroom, outside each sleeping area, and on every level of the home, including basements. For new bedroom creation, these alarms are often required to be interconnected and hardwired with a battery backup^{5 13}. This is a separate but concurrent requirement with the egress window itself.

Official Documentation: For the most authoritative guidance, refer to documents like Spokane County's BP-59: Basic Requirements for Emergency Escape and Rescue and the City of Spokane's Basement Remodel-Finish Guidelines^{2 11}. These provide the official language that contractors and inspectors will follow.

Choosing the Right Installation Professional

Given the technical and regulatory complexity, selecting an experienced contractor is paramount. Look for a professional who:

• Is licensed, bonded, and insured to work in Spokane or Spokane County.
• Has specific experience with egress window cut-outs and installations, not just standard window replacement.
• Understands the local permit process and can handle the application and inspections on your behalf.
• Provides clear, detailed quotes that break down material, labor, and permit costs.
• Can explain how they will address waterproofing, structural support, and final grading/drainage around the new well.

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