Minimum Egress Opening Sizes (2021 IRC §R310.2.1)
| Requirement | Measurement |
|---|---|
| Clear Opening Area | 5.7 sq ft (5.0 sq ft if window opens directly to grade) |
| Clear Opening Width | ≥ 20 in. |
| Clear Opening Height | ≥ 24 in. |
| Sill Height | ≤ 44 in. above finished floor |
Tip: Width × Height must equal 820 sq in—or larger—to hit 5.7 sq ft.
Window Wells (IRC §R310.2.3)
| Requirement | Measurement |
|---|---|
| Horizontal Area | ≥ 9 sq ft |
| Projection From Window | ≥ 36 in. (clear space) |
| Depth Requiring Ladder | > 44 in. |
| Ladder Specs | 12-in rung spacing, 3″‑7″ from wall, projects ≤ 6 in. into well |
Local Amendment: Pikes Peak Regional Building Department allows a 3″ sill buffer if interior step platform is framed (must be permanently affixed and min 18″ wide).
Common Compliance Mistakes
- Using a 48″‑wide slider window—loses opening area; a 36″ × 48″ casement is better.
- Forgetting well cover clearance—removable covers cannot require tools and must open easily from inside.
- Placing egress under low deck—IRC requires 48 in. vertical clearance above the well (local inspectors will measure).
- Sill height > 44″ after flooring—account for future carpet or LVP thickness.
Installation Process at a Glance
- Permit & Utility Locate – Submit drawing to PPRBD; call 811 for utility locates.
- Excavate & Cut – Saw‑cut foundation wall, excavate well footprint.
- Install Window & Drain – Galvanized buck, code‑rated egress window, drain to footing tile or dry well.
- Set Well & Backfill – Attach metal or composite well, secure anchors, add clear drainage stone.
- Finish Interior – Frame, insulate, trim, and add escape ladder if >44″ depth.
“Wickham’s team installed two code‑perfect casement egress windows in a single day—inspection passed first try.” — Ashley D., Stratmoor
Cost Range (Colorado Springs, 2025)
| Scope | Typical Price |
|---|---|
| Single Egress Window + Well | $3,500 – $5,500 |
| Double Egress (both sides of room) | $6,500 – $9,000 |
| Drainage Tie‑In / Sump | + $600 – $1,200 |
Financing available—see Financing & Specials.