Section R319 — EMERGENCY ESCAPE AND RESCUE OPENINGS

Basements, habitable attics, the room to which a sleeping loft is open, and every sleeping room shall have not less than one operable emergency escape and rescue opening. Where basements contain one or more sleeping rooms, an emergency escape and rescue opening shall be required in each sleeping room. Emergency escape and rescue openings shall open directly into a public way, or to a yard or court that opens to a public way.

Exceptions [SFM]: 1. Basements with a ceiling height of less than 80 inches (2032 mm) shall not be required to have emergency escape and rescue openings. 2. Emergency escape and rescue openings are not required from basements or sleeping rooms that have an exit door or exit access door that opens directly into a public way or to a yard, court or exterior egress balcony that opens to a public way. 3. Basements without habitable spaces and having not more than 200 square feet (18.6 m [2] ) in floor area shall not be required to have emergency escape and rescue openings. 4. Storm shelters are not required to comply with this section where the shelter is constructed in accordance with ICC 500. 5. Where the dwelling unit or townhouse unit is equipped with an automatic sprinkler system installed in accordance with Section R309, sleeping rooms in basements shall not be required to have emergency escape and rescue openings provided that the basement has one of the following: 5.1. One means of egress complying with Section R318 and one emergency escape and rescue opening. 5.2. Two means of egress complying with Section R318.

R319.1.1 Operational constraints and opening control devices. Emergency escape and rescue openings shall be maintained free of any obstructions other than those allowed by this section and shall be operational from the inside of the room without the use of keys, tools or special knowledge. Window opening control devices and fall prevention devices complying with ASTM F2090 shall be permitted for use on windows serving as a required emergency escape and rescue opening and shall be not more than 70 inches (178 cm) above the finished floor. The release mechanism shall be maintained operable at all times.

Such bars, grills, grates or any similar devices shall be equipped with an approved exterior release device for use by the fire department only when required by the authority having jurisdiction.

Where security bars (burglar bars) are installed on emergency egress and rescue windows or doors, on or after July 1, 2000, such devices shall comply with California Building Standards Code, Part 12, Chapter 12-3 and other applicable provisions of this code.

Emergency escape and rescue openings shall have minimum dimensions in accordance with Sections R319.2.1 through R319.2.4.

R319.2.1 Minimum size. Emergency escape and rescue openings shall have a net clear opening of not less than 5.7 square feet (0.530 m [2] ).

Exception: The minimum net clear opening for grade-floor emergency escape and rescue openings shall be 5 square feet (0.465 m [2] ).

R319.2.2 Minimum dimensions. The minimum net clear opening height dimension shall be 24 inches (610 mm). The minimum net clear opening width dimension shall be 20 inches (508 mm). The net clear opening dimensions shall be the result of normal operation of the opening.

R319.2.3 Maximum height from floor. Emergency escape and rescue openings shall have the bottom of the clear opening not greater than 44 inches (1118 mm) measured from the floor.

R319.2.4 Emergency escape and rescue openings under decks, porches and cantilevers. Emergency escape and rescue openings installed under decks, porches and cantilevers shall be fully openable and provide a path not less than 36 inches (914 mm) in height and 36 inches (914 mm) in width to a yard or court.

Where a door is provided as the required emergency escape and rescue opening, it shall be a side-hinged door or a sliding door.

An emergency escape and rescue opening where the bottom of the clear opening is below the adjacent grade shall be provided with an area well in accordance with Sections R319.4.1 through R319.4.4.

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BUILDING PLANNING

R319.4.1 Minimum size. The horizontal area of the area well shall be not less than 9 square feet (0.9 m [2] ), with a horizontal projection and width of not less than 36 inches (914 mm). The size of the area well shall allow the emergency escape and rescue opening to be fully opened.

Exception: The ladder or steps required by Section R319.4.2 shall be permitted to encroach not more than 6 inches (152 mm) into the required dimensions of the area well.

R319.4.2 Ladder and steps. Area wells with a vertical depth greater than 44 inches (1118 mm) shall be equipped with an approved, permanently affixed ladder or steps. The ladder or steps shall not be obstructed by the emergency escape and rescue opening where the window or door is in the open position. Ladders or steps required by this section shall not be required to comply with Section R318.7.

R319.4.2.1 Ladders. Ladders and rungs shall have an inside width of not less than 12 inches (305 mm), shall project not less than 3 inches (76 mm) from the wall and shall be spaced not more than 18 inches (457 mm) on center vertically for the full height of the area well.

R319.4.2.2 Steps. Steps shall have an inside width of not less than 12 inches (305 mm), a minimum tread depth of 5 inches (127 mm) and a maximum riser height of 18 inches (457 mm) for the full height of the area well.

R319.4.3 Drainage. Area wells shall be designed for proper drainage by connecting to the building’s foundation drainage system required by Section R405.1.

Exception: A drainage system for area wells is not required where the foundation is on well-drained soil or sand-gravel mixture soils in accordance with the United Soil Classification System, Group I Soils, as detailed in Table R401.4.1(2).

R319.4.4 Bars, grilles, covers and screens. Where bars, grilles, covers, screens or similar devices are placed over emergency escape and rescue openings, bulkhead enclosures or area wells that serve such openings, the minimum net clear opening size shall comply with Sections R319.2 through R319.2.2 and R319.4.1. Such devices shall be releasable or removable from the inside without the use of a key or tool or force greater than that required for the normal operation of the escape and rescue opening. The release mechanism shall be maintained operable at all times.

Such bars, grills, grates or any similar devices shall be equipped with an approved exterior release device for use by the fire department only when required by the authority having jurisdiction.

Where security bars (burglar bars) are installed on emergency egress and rescue windows or doors, on or after July 1, 2000, such devices shall comply with California Building Standards Code, Part 12, Chapter 12-3 and other applicable provisions of this code.

Replacement for emergency escape and rescue openings installed in buildings meeting the scope of this code shall be exempt from Sections R319.2 and R319.4.4, provided that the replacement window meets the following conditions:

1. The replacement window is the manufacturer’s largest standard size window that will fit within the existing frame or existing rough opening. The replacement window shall be permitted to be of the same operating style as the existing window or a style that provides for an equal or greater window opening area than the existing window.
2. The replacement window is not part of a change of occupancy.

R319.5.1 Window opening control device and fall protection device height. Window opening control devices or fall protection devices shall be located at a height in accordance with Section R319.1.1 or at as low a height as the device can be installed within the existing clear opening.

Where dwelling unit additions contain sleeping rooms, an emergency escape and rescue opening shall be provided in each new sleeping room. Where dwelling unit additions have basements, an emergency escape and rescue opening shall be provided in the new basement.

Exceptions:

1. An emergency escape and rescue opening is not required in a new basement that contains a sleeping room with an emergency escape and rescue opening.
2. An emergency escape and rescue opening is not required in a new basement where there is an emergency escape and rescue opening in an existing basement that is accessed from the new basement.
3. An operable window complying with Section R319.7.1 shall be acceptable as an emergency escape and rescue opening.

New sleeping rooms created in an existing basement shall be provided with emergency escape and rescue openings in accordance with Section R319.1. Other than new sleeping rooms, where existing basements undergo alterations or repairs, an emergency escape and rescue opening is not required.

Exception: An operable window complying with Section R319.7.1 shall be acceptable as an emergency escape and rescue opening.

R319.7.1 Existing emergency escape and rescue openings. Where a change of occupancy would require an emergency escape and rescue opening in accordance with Section R319.1, operable windows serving as the emergency escape and rescue opening shall comply with the following:

1. An existing operable window shall provide a minimum net clear opening of 4 square feet (0.38 m [2] ) with a minimum net clear opening height of 22 inches (559 mm) and a minimum net clear opening width of 20 inches (508 mm).

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BUILDING PLANNING

2. A replacement window where such window complies with both of the following: 2.1. The replacement window meets the size requirements in Item 1. 2.2. The replacement window is the manufacturer’s largest standard-size window that will fit within the existing frame or existing rough opening. The replacement window shall be permitted to be of the same operating style as the existing window or a style that provides for an equal or greater window opening area than the existing window.