Increase your home’s value and add living space with this one feature
Egress windows are a type of emergency exit.
These windows must follow several building code requirements for size and height.
You’ll likely come across egress windows in the basement.
Egress windows cost an average of $4,100, including permit costs and labor.
You may only think of your basement as a storage space you don’t want to spend too much time in. But if you want to convert it into a cozy living area like a bedroom or den, you’ll need to install an egress window. Learn more about these windows, including what they cost, why you need one, and what options to choose from below.
“Egress” in building code speak means exit, departure, and get-the-heck-out-in-case-of-an-emergency. Egress windows serve as your basement’s emergency exit, but they can also add light and airflow to your living space.
Fun fact: “Egress” actually comes from the Latin word egressus, meaning “come out,” “a departure,” or “going out.” So, you can see where we get the meaning and why it’s so appropriate for this type of window.
“Converting an unfinished basement into a liveable and calculable space is the best investment a homeowner can do,” says Bob Tschudi, Expert Review Board Member and Raleigh, N.C.-based general contractor. “The selling price of your house is based on livable square footage, so if you can add 1,000 square feet of livable footage in a market that commands $200 per square foot, then you have increased the value of your home by $20,000.”
An egress window is a must if you’re looking to turn your basement into a living space, and they have both advantages and drawbacks. Let’s explore the pros and cons so you know exactly what you’re getting into (or out of, in an emergency).
The biggest plus of installing an egress window is that it allows you to turn otherwise limited-use space into valuable square footage of living space. Local codes may vary, but these windows are necessary for converting a basement. They also allow light into dark areas and improve airflow, alleviating the stale air and mustiness in many basements.
On the other hand, egress windows do have some drawbacks. These windows are often more likely to leak than others, leading to foundation damage and potential flooding. They’re also pretty pricey to install, averaging between $2,600 and $5,600 per window. Installing an egress window can involve excavation, foundation work, installing a window well, and the cost of the window itself—all of which can add up quickly.
While there are a variety of styles and sizes to choose from, all egress windows have specific rules to follow. The International Residential Code requirements for egress windows include:
A minimum opening of 5.7 square feet (20 inches high by 24 inches wide)
No higher than 44 inches from the floor
A glass area of no less than 8% of the room’s total floor area
An opening area of no less than 4% of the room’s total floor area
Additionally, the opening needs to be fully functioning and unobstructed at all times. This means no hedges or fences can be blocking the path.
If the bottom of your egress window is below ground level, you must also have a window well installed outside. This is a barrier made from strong materials, such as polycarbonate plastic, that keeps the window clear from debris and protects people or pets from falling in.
Although egress windows must meet certain code requirements, that doesn’t mean they all look the same. The type of basement window you choose has a big impact on how much an egress window can cost.
A casement window opens by means of a hand crank to let in fresh air. They have side hinges and can open wider than a regular window without taking up more wall space. Casement windows cost anywhere from $200 to $500, depending on the material you choose.
A sliding window (also called a horizontal window) can slide open to the left or right and works well in rooms with narrow window wells. Sliding egress windows typically cost between $150 and $700, depending on whether you choose single- or double-paned glass.
A single-hung window has a top and bottom panel, but only the bottom panel opens. This is the most affordable option, ranging from $100 to $400.
Double-hung windows look like their single-hung cousins, but their top panel opens as well. These types of windows are great for warm climates and allow hot air to escape easily. Double-hung egress windows cost between $250 and $500.
In-swing windows are hinged on the left or the right of the frame and swing inwards. They’re common in older homes with basements that feature smaller window openings. They usually cost between $350 and $700.
Apart from labor and the cost of the window itself, you should consider a few other factors when looking at egress window costs.
Installing egress windows will likely require initial inspections and a building permit. Creating or replacing a window well may require additional excavation. Permits can cost $50 to $300, depending on your location.
“When you are converting an attic or basement, always make sure that you get the right permits,” says Tschudi. “Otherwise, you can’t list the improved space as liveable and your return on investment will be much less. People pay for total approved square footage, so make sure that that increased value goes to you.”
For your initial inspection, you might have to hire a local land surveyor, a professional electrician, or structural engineers (or even all three). These fees could range anywhere between $200 and $1,400 in total, depending on which pros you need to hire.
Your region's building codes may require a specific size and number of windows for a certain room. Areas like basements, bathrooms, and kitchens all have window code requirements. Your window pro can walk you through the details and ensure your project is up to code.
Here’s the thing: Egress windows need to meet very specific requirements, so it might not be the best project to tackle on your own. Hiring a local egress window contractor is a wise move, as they’ll have the skills, tools, and know-how to do the job right and make sure your space is up to code.
Even if you have extensive carpentry skills and have read up on local building codes, keep in mind that this project could still require the help of excavation professionals or structural engineers. It will also take a DIYer several days or weeks to install an egress window correctly and dig a well around the window. That’s why this is a project you shouldn’t attempt alone.
Paige Bennett contributed to this piece.
Most modern egress windows installed in basements open outward into a window well, although some older homes have in-swing windows. Egress windows, like casement windows used in other parts of the home, such as bedrooms and bathrooms, may open inward, and these windows are often larger than outward-opening windows.
Egress windows can significantly add value to your home. Adding an egress window allows you to market your basement as a living space, increasing your home’s value. In most cases, the increase in value will allow you to fully recover the installation cost, if not more, when it comes time to sell.
Egress window installation usually takes one day for professional installers from start to finish. If excavation, structural work, or significant foundation work is required, it may take two or three days for the pros to complete the job. DIY egress window installation, which isn’t recommended if you don’t have significant experience, can take three days to a week or more.
Keep your egress window from flooding by ensuring that the drainage system in the window well is clear and in good working condition. Inspect the window well every few months to remove any blockages and test the drainage system. It’s better to discover potential problems before your window well fills with water during heavy rain.
