Windowless Apartment Bedrooms: Legal Or A Health Hazard?

Whether a bedroom in an apartment is required to have a window depends on the location and the building's age. In the US, the International Building Code requires every bedroom to have at least one egress window, but this may not apply to older buildings. Some states and municipalities have their own guidelines, which may require a window, or may only require ventilation and light, which can be provided by artificial means.

International Building Code requirements for windows

The International Building Code (IBC) is the foundation of the complete Family of International Codes. It is a model code intended to be adopted and adapted by governmental jurisdictions to preserve public health and safety. The code is revised every three years by the International Code Council (ICC) through a consensus code development process.

The IBC is in use or has been adopted in 50 states, the District of Columbia, Guam, the Northern Mariana Islands, New York City, the U.S. Virgin Islands, and Puerto Rico. It is also used in the Caribbean Community and Common Market (CARICOM), which comprises 15 Caribbean countries, as well as in several countries outside the U.S., including Abu Dhabi, Saudi Arabia, Afghanistan, Georgia (Eastern Europe), Mexico, Colombia, and Honduras.

The 2018 IBC addresses the design and installation of innovative materials that meet or exceed public health and safety goals. It encourages the use of new and smarter technological advances and emphasises both prescriptive and engineered solutions.

According to the IBC, every bedroom must contain at least one egress window or opening. This requirement is also specified in the International Residential Code (IRC). Specifically, the window must:

• Be operable (not fixed)
• Have an opening that begins no higher than 44 inches (111.76 cm) above the floor
• Have an opening that is at least 20 inches (50.8 cm) wide
• Have an opening that is at least 24 inches (60.96 cm) high
• Have an opening that measures at least 5.7 square feet (0.53 square metres) or 5.0 square feet (0.46 square metres) if the window is on the ground floor

These requirements ensure that bedrooms have a second means of egress during an emergency, separate from the bedroom door.

Safety and emergency exits

In the event of a fire, having two exits—typically the bedroom door and a window—can be lifesaving. Windows provide a means of escape when the primary exit is blocked or inaccessible. This requirement for a secondary exit is outlined in the International Building Code, which mandates that bedrooms must have at least one egress window.

The size and accessibility of the window are also important factors. The code specifies that the window must be operable, with an opening that is easily reachable and large enough for someone to fit through. The minimum requirements are typically around 20 inches wide, 24 inches high, and 5.7 square feet in total opening size, with the bottom of the opening no higher than 44 inches from the floor.

In certain cases, such as high-rise buildings with comprehensive fire safety features, an exception may be made for the presence of a window. However, this is generally the case only when other safety measures, such as sprinklers, fire alarm systems, and egress stairways, are in place.

In addition to providing a means of escape, windows also play a role in ventilation and natural lighting. Proper ventilation is essential for maintaining air quality and reducing the risk of carbon monoxide buildup, further emphasising the safety aspect of windows in bedrooms.

While the specific regulations may differ based on location and type of building, the overarching theme is the same: bedrooms must have a window to provide a secondary means of escape in case of emergencies, contributing to the overall safety of the occupants.

Natural light and ventilation

Natural Light

Access to natural light is crucial for maintaining healthy living conditions and can also positively impact your mood and mental well-being. Most building codes, such as the International Building Code (IBC), require bedrooms to have a source of natural light. This can be achieved through exterior glazed openings, such as windows, that meet a minimum size requirement. For example, the IBC mandates that bedrooms have windows of at least 5.7 square feet, with an opening no higher than 44 inches from the floor. However, in certain cases, artificial light can be used as an alternative to meet lighting requirements. The 2015 IBC states that artificial light should provide an average illumination of at least 10 foot-candles over the room's area at a height of 30 inches above the floor level.

Ventilation

Proper ventilation is essential for maintaining air quality and a comfortable living environment. Building codes typically require bedrooms to have either natural or mechanical ventilation. Natural ventilation can be achieved through operable windows that allow for the circulation of fresh air. Mechanical ventilation, on the other hand, involves the use of systems like exhaust fans or ductwork to facilitate air exchange. In some cases, a combination of natural and mechanical ventilation methods may be employed to ensure adequate air quality.

Combined Benefits of Windows for Natural Light and Ventilation

Windows serve the dual purpose of providing natural light and ventilation. By incorporating windows that meet the minimum size and operability requirements, you can enhance the natural lighting and ventilation of your bedroom. Operable windows also offer an additional means of egress in case of emergencies, further improving the safety of the space.

Additional Considerations

While natural light and ventilation are crucial, it's important to note that specific requirements may vary based on factors such as the building's location, age, and construction type. Local and state regulations, as well as municipal jurisdictions, can also influence the requirements. For instance, high-rise buildings equipped with fire safety features like sprinklers, fire alarm systems, and egress stairways may be exempt from certain window requirements. Additionally, older buildings may only need to comply with the building codes that were in place at the time of their construction. Therefore, it is essential to consult the relevant building codes and regulations applicable to your specific location and building type.

Resale value

When it comes to the resale value of an apartment, windows are an important consideration. Here are some key points to keep in mind:

Legal Requirements

Firstly, it's essential to ensure that your apartment bedrooms meet the legal requirements for windows. According to the International Building Code, every bedroom must contain at least one operable egress window. This window should be at least 20 inches wide and 24 inches high, with an opening no higher than 44 inches from the floor and a minimum area of 5.7 square feet. These requirements are crucial for safety, providing a second means of egress during emergencies. Failure to meet these standards could result in legal consequences and negatively impact the resale value of your apartment.

Energy Efficiency

Today's homebuyers are increasingly conscious of energy efficiency, and windows play a significant role in a home's energy performance. Modern, energy-efficient windows can lower heating and cooling costs, making them attractive to buyers who are looking for long-term savings. Upgrading to energy-efficient windows can be a selling point for environmentally conscious buyers, who may be willing to pay a premium for a greener home. Therefore, investing in energy-efficient windows can potentially increase the resale value of your apartment.

Natural Light and Views

Natural light and beautiful outdoor views are highly desirable features in today's market. Plenty of natural light can make an apartment feel more inviting and spacious, increasing its appeal and value. Large, well-placed windows can frame outdoor views, adding to the overall desirability of the property. Consider the placement and size of windows to maximize natural light and showcase any attractive views your apartment may offer.

Window Quality and Condition

The quality and condition of your windows can directly impact the resale value of your apartment. Cracked or poorly maintained windows may raise concerns about the overall condition of the property. On the other hand, upgraded windows, such as double-glazed or insulated windows, can enhance the comfort and energy efficiency of the space, making them a valuable selling point. Additionally, windows with modern security features, such as locks and impact-resistant glass, can appeal to buyers who prioritize safety.

Compliance with Local Regulations

Ensure that your windows comply with local regulations regarding window installations. Different areas may have specific requirements for the type of windows that can be installed. By ensuring your windows are up to code, you can avoid potential issues during the sale process and demonstrate to buyers that your apartment meets the necessary standards.

Return on Investment (ROI)

When considering window upgrades, it's essential to weigh the costs against the potential increase in resale value. While some window improvements may not provide a dollar-for-dollar return, they can make your apartment more competitive in the market and lead to a quicker sale. Additionally, certain types of windows, such as luxury vinyl window replacements, have been shown to have a relatively high return rate, with an average ROI of 68.6%.

In conclusion, windows play a significant role in determining the resale value of an apartment. From enhancing curb appeal to improving energy efficiency and safety, investing in high-quality windows can pay off when it comes time to sell.

Local and state requirements

According to Section R310 of the IBC, every bedroom needs to have at least one emergency egress window. To meet these requirements, a window must be operable (not fixed) and, when opened, must have an opening that:

• Begins no higher than 44 inches (112 cm) above the floor.
• Is at least 20 inches (51 cm) wide.
• Is at least 24 inches (61 cm) high.
• Measures at least 5.7 square feet (0.53 square metres) (or 5.0 square feet/0.46 square metres if the window is located on the ground floor).

In addition to the IBC, local and state requirements may also include windows as a necessity to define a space as a bedroom. These requirements can vary even more by municipal jurisdiction. For example, in some cases, local jurisdictions may require a closet, a specific ceiling height, heating and ventilation sources, or a certain square footage.

In California, for instance, the California Building Code (CBC) requires natural ventilation or mechanical ventilation, natural light or artificial light, and emergency escape and rescue openings in certain types of occupancies. However, there are exceptions to these rules. For instance, sprinkled apartment buildings (R2) of construction type III-A don't require escape windows.

Frequently asked questions