Table of Contents
Quick Takeaways of the post:
Any window can serve as a fire escape window if it meets the necessary requirements.
Size, openable area, and staying in place are the most important factors.
There is no such thing as too many fire escape windows.
Manchester Window Factory can provide and install compliant fire escape windows.
Did you know that for the year ending September 2024, fire and rescue services attended 38,375 building fires (dwelling and other building fires)?
While this number is decreasing year on year, it is still essential to ensure your home has the proper safety measures in place. This is where building regulations come in.
Aside from energy efficiency and security, one of the primary functions of UK building regulations is to ensure our houses have the correct fire safety provisions in place.
One aspect they consider is whether your fire escape windows are compliant with the latest legislation.
Unless you have undergone renovation recently, you may not be aware of the updated building regulations and how they relate to your windows.
In this blog, we will explain what constitutes a fire escape window, outline the key requirements, identify common mistakes, and discuss how regulations may differ for listed buildings and conservation areas.
What Is a Fire Escape Window?
First things first, what makes a window a fire escape window?
A fire escape window is a window that can be used as a safe, unobstructed exit from a building in an emergency, such as a house fire.
Also known as an egress window, it must be top-hung or side-hung and must meet certain size and height criteria to be compliant.
- The window must stay in place without being held when fully opened to provide an exit from the building.
- It must be easily accessible from the floor, so the lowest part of the window opening cannot be higher than 110mm above the finished floor.
- To avoid the need for toughened glass, the window’s clear opening should be more than 800mm above the floor.
- The window must also open to a place free of dangers and obstructions, such as a street, footpath, or enclosed garden.
Minimum Size, Dimensions & Sill Height Explained
To qualify as a fire escape window, it must be unobstructed, with a minimum clear opening of 0.33 square metres: at least 450mm in width or height, with the other measurement a minimum of 750mm. But the sill height cannot exceed 1,100mm from floor level.
That does not necessarily mean the route through the window must be straight; it can be at an angle, provided it has the required openable area.
Certain types of roof windows can be fire escape windows. A high-pivot window is acceptable as the pivot point moves to the top of the window, creating a clear opening. However, centre-pivot roof windows are not compliant as the central pivot point restricts the opening.
Why Fire Escape Windows Matter
Failing to stay up to date with the latest fire safety building regulations could cost you time, money, and in extreme circumstances, your freedom.
Safety
Your family’s safety is your first priority. But inadequate fire escapes could put them in danger. In a house fire, every second counts.
If a fire breaks out in a ground-floor room, such as the kitchen where most house fires start), occupants can become trapped in adjoining rooms, unable to reach the door through smoke and flames.
Providing a clear fire escape route in each ground-floor room ensures that your loved ones can reach safety quickly.
Legal
Then there are the legal ramifications.
Failing to comply with UK fire safety building regulations is a criminal offence. You can be prosecuted and either fined an unlimited amount of money or face prison for up to two years, depending on the circumstances of the case.
Sale Delays
Having non-compliant fire escape windows can also make it much harder to sell your home in a timely fashion. Not having the correct paperwork can stall potential buyers. Alternatively, you may have to significantly reduce your asking price to sell without a compliance certification.
Where Fire Escape Windows Are Required
According to UK building regulations, all ground-floor rooms must have either a fire escape door or window. The only exception is rooms with access to a fire-protected hallway leading to a final exit.
Where a first-floor window is no more than 4.5m above ground, there must be access to a fire-protected hallway, or you must install a fire escape window.
Fire escape windows are not required for rooms more than 4.5 m above the ground – second floor or higher – but you must have access to a fire-protected stairway.
There is no limit to the number of fire escape windows you can have in your home. So, even if your property meets the minimum requirements, adding more can only improve your fire safety provisions. Other benefits include increased natural light, ventilation, and energy efficiency.
UK Building Regulations: Key Requirements
Building Regulations are a series of country-specific legal requirements for designing, constructing, and altering buildings, to ensure they are as safe, healthy, and energy-efficient as possible.
New builds and renovations do not require planning permission if they fall under permitted development rights. However, they must be compliant with the latest building regulations.
The section of UK Building Regulations relating to fire safety is Approved Document B.
Window compliance varies depending on the window’s location and the room’s function. For example, compliant escape windows for loft conversions must be in every habitable room if it is being used as a living space. Sleeping room rules apply even if the space’s primary use is an office or snug.
If your basement does not have a staircase leading directly to the ground floor, it must have a fire escape window leading outside with no obstructions.
Window Styles & Opening Types That Qualify
Some types of windows make better fire escape windows than others:
- Casement (side-hung) – often ideal
- Tilt & turn – sometimes
- Sash – often restricted or non-compliant
- Top-hung – usually unsuitable
Fire escape windows must not rely on a key to open them, so consider the security implications. There cannot be child locks unless they can be quickly and easily disabled.
Windows can also feature a ‘flying mullion’, where the central section of the frame dividing two casements can be moved to open both casements and create a fire exit. There are also glazing options to combine style with security and fire safety compliance.
Heritage, Listed Buildings & Older Properties: What to Watch Out For
Original sash windows on heritage homes typically do not meet the requirements for fire escape windows. Not only do they often lack the correct size openable area, but they may also be difficult to operate. The sill height may also fail to meet the minimum criteria.
However, you can replace them with traditional-style heritage fire escape compliant sash windows in timber or UPVC. They look like the real thing, but meet modern building regulations. For example, spring-assisted sash windows can be easily opened with one hand, making them fully compliant with the guidelines.
If you cannot lower the height of the window sill, you can sometimes alter the floor junction with some clever joinery.
For all fire escape windows, they must not stand out too much and look odd against your decor. This is particularly true of heritage properties, listed buildings, and those in conservation areas.
Common Mistakes / What Inspectors Look For
Fire safety inspectors have only one concern: does the window provide a clear, easily openable, and unobstructed exit route that could be used to help occupants reach safety in an emergency?
Inspectors have a three-pronged checklist, based on first look, function, and the proposed escape path from the window.
First Look:
- Is there any damage to the window? – cracked, warped, or painted shut
- Are there any fixed bars or obstructive glazing?
- Are there any CE markings or British Standard EN 14351-1 stamps?
Function:
- Does the window open fully?
- Is it quick and simple to open?
- Does it stay open without help once released?
- Can a child or a frail/elderly person open it without tools or help?
Escape Path:
- Is the area outside the window clear and safe?
- Could you land safely without potential injuries?
- Is the escape route heading towards a road or a garden?
Some of the common mistakes people make that fail inspection include:
- Fitting a compliant window but not checking the escape route once out of the house.
- Replacing side-hung windows with top-hung windows – side-hung hinges are preferred.
- Having handles that are too high or that are hard to operate.
- Obstructive glazing or child restrictors
- Locks that require a key
- Retrofitted secondary glazing or dual-sash systems that create an inadequate opening
- Having too high window sills, especially in period properties
Last but not least, failure to obtain the proper certification. Without this, even a compliant window may not pass inspection.
Cost & Considerations
Egress windows can be more expensive than standard windows of the same type due to needing a larger opening, stronger, more robust materials, and specific features. There is also the potential need for wall cutting and internal obstruction removal.
The average cost of a fire escape window in the UK is approximately £1,800 – £3,700, compared to £600 – £1,800 for a standard UPVC casement window.
However, the biggest determinations of cost per window are still the type, size, location, and frame material.
You must also factor in long-term maintenance, as fire escape windows, more than any others, must have lubricated hinges, clean glass, and airtight seals.
How Manchester Window Factory Can Help
At Manchester Window Factory, all our installation experts are CERTASS-certified. We can install your fire escape-compliant windows and issue the correct approval paperwork.
With our bespoke windows and doors service, we can help you design egress windows that blend beautifully with your home while offering the safety and fire protection you need.
We are also authorised to check existing windows and advise on any necessary alterations.
Summary & Key Takeaways
A fire escape window must have specific dimensions, open easily, and lead to a safe escape route outside the building. It must adhere to the latest UK building regulations, be intuitive and easy to operate for children, the elderly, or infirm.
They cost a little more than standard windows, but are much cheaper than the potential fines you face for non-compliant egress windows. They also offer you peace of mind, knowing your loved ones have easy access to a safe escape route, should a house fire occur.
Conclusion
Remember, failing to comply with UK fire safety building regulations is punishable by fines or even prison.
Legalities aside, ensuring you have compliant fire escape windows is something that every UK homeowner should check. Whether you are getting ready to sell your property or live in your forever home, you should aim to have as many safe and clear fire exits as possible.
If you would like an honest assessment from one of our CERTASS-certified experts, please don’t hesitate to get in touch.
How to Get in Touch
To request a free brochure, you can call us on 0161 976 4739, use our contact form or chat with us via the chat button at the bottom right of this website. If you live locally, you can also visit our Altrincham showroom, and check our contacts page for up-to-date opening hours.
We look forward to hearing from you!
FAQs
A fire escape window must have:
- An openable area of at least 0.33 square metres.
- 450mm in height or width
- With the other measurement at least 733mm
- It must also be unobstructed for its full openable area
However, a new bay window may require planning permission. Because they protrude from the wall, bay windows are treated as an extension, and the usual rules apply. Adding a bay window to the side or back of your property may not require planning permission. Incorporating a bay window in the front of your house, however, will likely require planning permission. If you live in a conservation area or a listed building, always consult your local authority before planning any significant work.
Yes, provided a sash window meets the above size requirements and the operation criteria, it can be a fire escape.
Yes, listed buildings need fire escape windows in accordance with building regulations. However, there is some flexibility due to architectural interest, and all alterations to existing windows or the installation of new windows must be approved by the local authority.
There are both legal and financial consequences to failing to comply with fire safety building regulations. Firstly, not doing so is a criminal offence, with punishments ranging from unlimited fines to up to two years’ imprisonment.
Fire and Rescue Authorities are authorised to issue alteration notices, enforcement notices, and prohibition notices. Failing to comply can carry its own penalties.
Absolutely. Fire escape windows can have bespoke designs, ensuring they blend into your architecture and decor. From traditional sash windows to a Scandi aesthetic, there’s no reason your fire escape windows cannot be attractive and enhance the look of your home.