What is Egress in Real Estate?
Egress in building code refers to the means of exiting a building in an emergency. Egress requirements specify that every habitable room (particularly bedrooms) must have at least two ways out — typically a door and a window that meets minimum size requirements. These requirements exist so that occupants can escape during a fire even if one exit route is blocked.
For real estate investors, egress matters because it directly affects bedroom count, which directly affects property value and rental income. A room without proper egress cannot legally be called a bedroom, regardless of its size, closet, or other features. An appraiser will not count it as a bedroom, a listing agent shouldn't market it as one, and a tenant occupying it as a bedroom creates liability for the landlord.
Egress window requirements
The International Residential Code (IRC), adopted in most jurisdictions, specifies minimum egress window dimensions:
Minimum opening area: 5.7 square feet (5.0 sq ft for ground floor windows)
Minimum opening height: 24 inches
Minimum opening width: 20 inches
Maximum sill height: 44 inches from floor
Note: The window must be operable without tools, keys, or special knowledge.
These are the opening dimensions when the window is open, not the overall window size. A 36x36 double-hung window may only open 36x18 (half the height), which fails the minimum height requirement. Always verify the actual opening dimensions, not the frame size.
Egress and basement bedrooms
Basements present the biggest egress challenges because windows are often small and positioned high on the wall. Converting a basement to a legal bedroom requires either an egress window (meeting the above dimensions) or an egress well — a below-grade window well with a ladder or steps that allows emergency exit. Egress wells add $2,000-$5,000 to renovation costs but can add a legal bedroom, which may increase property value by $15,000-$30,000.