We build about 50 homes per year in Southwestern Virginia- most with a bedroom in the basement that requires an egress type of window that goes into a window well. The local building official just developed a stance that requires a guardrail around the window well if it is over 30″ deep.
1) Has anyone dealt with this issue, & what have your solutions been?
2) A railing for protection is one solution, but also a grate cover is another solution. However, a grate must be removable from inside to be used for egress.
3) There are some window well manufacturers that solve the egress issue, but none that I can find that resolve the railing issue.
Any thoughts?
Replies
We had a Bilco unit put in. It has a clear plastic "bubble" cover that is obviously removable from the inside. Would that meet their requirements?
Edited 4/28/2005 12:15 pm ET by omnimax
Yes, the bubble is removable from the inside, plus it also lets in light. But a bubble is not stong enough to prevent a person from falling into the window well. If a company made a bubble that was strong enough, then this could be the solution.
Our building official is treating the window wells the same way he treats any other abrupt change in elevation. Like a porch deck.
Yes, a person could get hurt from a fall into a window well. But is it our job to prevent any possible accident in any possible scenario? A window well is not a place for people to gather, like on a porch.
Try this site ScapeWEL Window Wells
Thank-you Dudley. I have checked Scapewell. They also do not address the issue of protecting someone against falling in, plus allowing for emergency egress from the bedroom window.
Seems like the grate here would work. The clips attaching it look like the same ones that came with the cover I have. Hard to see them in the picture, but there are three of them along each side.
http://www.bilco.com/foundations/store/shopdetail.asp?type=add&product=1WW%2DG&name=Steel+Cover+Grate&desc=Keeps+window+well+area+clean+of+debris+while+providing+maximum+ventilation%2E+Cover+is+constructed+of+steel+and+protected+with+a+baked+on+primer+finish%2E+Sizes+are+available+for+all+standard+size+ScapeWEL+Window+Wells%2E++++++++++++++++++++++++++++++++++++++++++++++++++++++++&image=scapewel%2Dgrate%2D200%2Ejpg&weight=0&taxable=True&oversized=0&freight=0&fspecial=&tspecial=&start=1&category=116
"If you are flammable and have legs, you are never blocking a fire exit."
-Mitch Hedberg
The clips, or the manner in which the grate is attached is probably not the issue. It is more of a weight problem. A weak or small person may not be able to open the grate if they are egressing (escaping) from the bedroom window.
The other idea - that of a barrier set back from the edge of the window well may be effective. While it would not stop a person from falling into the well if they were next to it, it would tend to keep people away.
Building officials generally have good intentions. But they sometimes get carried away with their self imposed mission, lose focus of reality, & impose unrealistic standards.
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sobriety is the root cause of dementia.
I was just about to go look through my product literature "file"..................
Good work Rez.
There it is Kim, pretty sure that's the one I had in mind.
EricI Love A Hand That Meets My Own,
With A Hold That Causes Some Sensation.
[email protected]
A rail would cause even more problem, could easily trap the people in the well and it would be hard to remove when you are in the well.
Now this would take more land, but want about a barrier that is say 2 ft from the edge of the well. That barrier could be landscape or other decorative items to keep people away from the well so that there would not be a problem of them falling into it.
Now that is not an automatic solution. But it might be something to discuss with the AHJ.
And you migth want to ask that at a building inspectors forum.
Kim F.......Kind of a side bar......I am approching 60 yrs old and two years ago I stepped across a window well and trapped my left foot in the back fill and went upside down into the window well ,pins, screws and a plate in my left ankle cause's me to cover the wells with a sheet of plywood. I've never been seriously hurt in over 30yrs as a builder but I don't walk top plates any more and I stay off 14/12's
Which kind of brings up the point of when to cover them I'm in favor of when the well is installed even though it irritates a framer who would rather be lifting a wall. Whatever product you decide to use in my humble opinion it's worth it.
Someone makes an egress well with a flip open grate that will support an average human.
I have seen them in magazines. I may even have the literature here.
If you hit a dead end email me and I will look for you.
I don't believe you are looking hard enough. You are concentrating on the problem rather than the solution.
Eric
I Love A Hand That Meets My Own,
With A Hold That Causes Some Sensation.
[email protected]
Eric,
Thanks for your input. I have googled window wells & talked with suppliers, with no luck. If you do come across any information re the flip open grates, then I would be most grateful.
Kim, one suggestion would be to step the window well back on all sides so it is more like a set of stairs than a standard well.
Another suggestion, which might be practical for the volume you do, would be to have something custom designed and manufactured. Something like an anodized aluminum frame, stainless steel hinges, and a laminated safety glass top.
If you do find something you like, please let us know. It would be good information to keep on hand.
Mike
Hello neighbor.
It doesn't surprise me coming from Montgomery county. I can look out of my bed room window in Floyd county into Montgomery county.
Where are these houses going in at, I would love to drop by and have a look see.
DaneI will always be a beginner as I am always learning.
When my customers don't want to spend the money for a custom made window well cover that has hinged escape doors, I have been making a simple cover by using part of a cattle panel from a farm supply store, which is make of 1/4" galv. wire, fastened to the house with small pipe hangers. 1/4" plexiglass is fastened to this wire grid, with some plastic hangers found in the electrical section of the local hdwr. store. The entire thing costs about $100 , compared to $600+ for the custom made cover. Sometimes we will make a wooden curb to provide an angle for the cover to lay on around the perimiter, and sometimes the top of the retaining wall is sloped to provide the angle for drainage.