I inspected a new house this past week and came across something that I have not seen (or at least thought of) yet in my 21 years inspecting houses and I wanted to put it out here for consideration. This house had 10’ ceilings in the bedrooms and big beautiful, 6’ tall, 4’ wide sliding windows. The window opening met all of the egress requirements, but each window had two, self locking window locks. By self locking, I mean that when you slide the window shut, it locks, without having to turn a lever. As I was unlocking the windows to test them I realized that I could barely reach the top lock and I have an 8’ vertical reach. Anyone less than 6’ tall would not be able to reach the top lock without the use of a step stool. I could not find any code or regulation that refers to a maximum window lock height but in my mind, this could prevent an average height person from being able unlock the window to exit the room in the event of an emergency. I did warn the buyer of this potential problem but wanted to get the thoughts of the inspection community on this issue. Is there a code or building practice that refers to this that I am not aware of? (Picture the window below with the top lock about 8’ from the floor)
Not aware of any codes because I didn’t research them, but common sense code would be a red flag for safety concerns. I would mention it as such.
A picture would help. If the sill is 44 inches and the 6 foot window is a twin sash the lower sash locks (on top of the sash) is 6.6 feet high. Doesn’t sound like your arrangement. How high was the sill?
Sounds like this could be deemed as falling into the “Special Tools or KNOWLEDGE” category!
Are you sure you’re not talking about WOCDs(Window Opening Control Devices R312.2)? They are pretty common on new construction nowadays. Whole point is adults are supposed to be able to open the windows for egress, but kids can’t open the windows and fall out. I guess the ICC guys think kids are more likely to fall out of windows under normal conditions rather than need to egress through windows in a fire.
Still, I’m 5’11" and I’ve never had one of these WOCDs that I had problems reaching. Maybe yours was a design flaw such that neither adults nor kids can get through?
You are referring to ASTM F2090:
IRC (2018)
R310.1.1 Operational constraints and opening control
devices. Emergency escape and rescue openings shall be
operational from the inside of the room without the use of
keys, tools or special knowledge. Window opening control
devices on windows serving as a required emergency
escape and rescue opening shall comply with ASTM
F2090.
Atch 2 - ASTM F2090 Emergency Egress Window Fall Protection.pdf - GovTribe.pdf (2.3 MB)
Imagine the top lock in the picture below about 8’ from the floor.
Op said they are sliders.
Odd dimension for sliders. 24 inch sill, 6 foot window leaves 2feet headroom. The reason the windows are self latching is fall prevention. ASTM F2090 see above. Definitely an awkward arrangement; one of a kind?
Report your opinion but forget about code, its not there
This is not related to the question in the original post.
I tend to think in practical terms. The average adult would bust the window open in a true emergency situation. I would definitely note the unfortunate lock location and recommend that they lower the locks, if possible, for both convenience and improved safety, but not make a big fuss about it.
IMO, the wrong configured window was installed in that location.
In my area, the upper sash lock is connected with the lower lock… only one single handle is utilized for both.
You need a key? Need a special device to unlock/open the latch on the sash? 21 years you say.
It is not a lock, it is self latching latch on the sash of a sliding window. Seen them many times. Like a garage door ‘closes and latches’ from an open position, independently, by means of a device, without further human intervention. EERO.
R310.1.4 Operational constraints. Emergency escape and rescue openings shall be operational from the inside of the room without the use of keys, tools or special knowledge.
We do not do code.
Hey Bob, What does your comment have to do with the intent of the original post regarding lock/latch height?
Who cares about code here? If there was a code applicable, great, but I think the majority here are overcomplicating the matter.
Its simple, this window is difficult to open for a short person. Thats it. I’m 5’7" and without a step stool, or jumping w/ luck I probably couldn’t get it open. I’d mention that, period.
But in terms of “tools”, sure you could consider a step stool a tool so in that sense it may not meet “code” requirements.
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The OP’s original post was a Code related question, thus the Code referenced replies.
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In that case would you consider a step stool to fall under the “tool” part of the code?
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Note the ALL CAPS in my prior post.
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And YES, seeing as the Sill meets the 44 inch requirement, and (most) people would need to gather a ‘step’ to reach that upper lock assembly, it would be deemed as a “special tool” needed to open the egress window… AFTER someone gained the SPECIAL KNOWLEDGE to figure out how to get the window open!
Yeah, good call. I suppose I’d agree with you on that one. And If I recall you’re taller than me and probably would have no problem reaching that top latch. Me though I’d be fucked trying to break that window in an emergency without a step stool.