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2023 Florida Building Code Emergency Escape and Rescue Openings

Essential Information for Short-Term Rental Owners and Operators

If you’re applying for a Certificate of Use for a short-term rental in unincorporated Pinellas County, make sure each sleeping room—including those in basements or attics—has at least one emergency escape and rescue opening. These openings must lead directly outside or to a yard or court with access to a public street. The opening must be easy to open from the inside without tools or keys.

Windows used for this purpose must meet minimum size requirements: at least 5.7 square feet (or 5 square feet if at ground level), with an opening height of at least 24 inches and width of at least 20 inches. The bottom of the opening can’t be more than 44 inches above the floor. Doors can also serve as escape openings as long as they meet these size rules.

Visit our Short-Term Rental Certificate of Use page for more information.

R310.1 Emergency escape and rescue opening required.

Basements, habitable attics and every sleeping room shall have not less than one operable emergency escape and rescue opening. Where basements contain one or more sleeping rooms, an emergency escape and rescue opening shall be required in each sleeping room. Emergency escape and rescue openings shall open directly into a public way, or to a yard or court that opens to a public way.

Exceptions:

  1. Storm shelters and basements used only to house mechanical equipment not exceeding a total floor area of 200 square feet (18.58 m2).
  2. The emergency escape and rescue opening shall be permitted to open into a screen enclosure, open to the atmosphere, where a screen door is provided leading away from the residence.

Egress Window Requirements

New allowances for permitted replacement windows: 

    • Owners now have up to one year to comply with egress window requirements if the windows are already permitted replacements.

    • Egress windows must meet all safety requirements before your Certificate of Use can be renewed.

For homes built before 1973: There may not have been a requirement for an emergency escape or rescue opening. These homes must now meet current standards, which means having a proper egress window in every bedroom, as required by Florida Building Code (see Residential, Chapter 3, Section R310 of the Florida Building Code). This is a basic, life-safety requirement included in our Short-Term Rental (STR) ordinance.

Homes built before 1973 that had replacement windows installed with permits may still not meet the current egress requirements. That’s because the Florida Building Code for existing buildings only requires that replacement windows match the largest opening available. These may or may not meet the current code required for short-term rentals.

For homes built in 1973 or later: They should already meet the rules for bedroom emergency escape (egress) windows unless the home was altered without getting the proper permits. The Southern Standard Building Code adopted around 1973 first required egress windows in bedrooms, though back then you could sometimes use two separate exit doors. We use the version of the Code that was in effect when the home was built. If it was constructed in or after 1973, it must meet those original egress window rules (unless legally modified later).

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 and fall prevention devices complying with ASTM F2090 shall be permitted for use on windows serving as a required emergency escape and rescue opening.

R310.2 Emergency escape and rescue openings.

Emergency escape and rescue openings shall have minimum dimensions in accordance with Sections 310.2.1 through 310.2.3.

R310.2.1 Minimum size

Emergency and escape rescue openings shall have a net clear opening of not less than 5.7 square feet (0.530 m2). The minimum net clear opening for grade-floor emergency escape and rescue openings shall be 5 square feet (0.465 m2).

R310.2.2 Minimum dimensions

The minimum net clear opening height dimension shall be 24 inches (610 mm). The minimum net clear opening width dimension shall be 20 inches (508 mm). The net clear opening dimensions shall be the result of normal operation of the opening.

R310.2.3 Maximum height from floor

Emergency escape and rescue openings shall have the bottom of the clear opening not greater than 44 inches (1118 mm) above the floor.

R310.2.4 Window Wells

The horizontal area of the window well shall be not less than 9 square feet (0.9 m2), with a horizontal projection and width of not less than 36 inches (914 mm). The area of the window well shall allow the emergency escape and rescue opening to be fully opened.

Exception: The ladder or steps required by Section R310.2.4.1 shall be permitted to encroach not more than 6 inches (152 mm) into the required dimensions of the window well.

R310.2.4.1 Ladder and steps

Window wells with a vertical depth greater than 44 inches (1118 mm) shall be equipped with a permanently affixed ladder or steps usable with the window in the fully open position. Ladders or steps required by this section shall not be required to comply with Sections R311.7 and R311.8. Ladders or rungs shall have an inside width of not less than 12 inches (305 mm), shall project not less than 3 inches (76 mm) from the wall and shall be spaced not more than 18 inches (457 mm) on center vertically for the full height of the window well.

R310 10.2.4.2 Drainage

Window wells shall be designed for proper drainage by connecting to the building’s foundation drainage system required by Section R405.1 or by an approved alternative method.

Exception: A drainage system for window wells is not required where the foundation is on well-drained soil or sand-gravel mixture soils in accordance with the United Soil Classification System, Group I Soils, as detailed in Table R405.1.

R310.2.5 Emergency escape and rescue openings under decks and porches

Emergency escape and rescue openings shall be permitted to be installed under decks and porches provided that the location of the deck allows the emergency escape and rescue openings to be fully opened and provides a path not less than 36 inches (914 mm) in height to a yard or court.

R310.2.6 Replacement windows

Replacement windows installed in buildings meeting the scope of this code shall be exempt from the requirements of Sections R310.2.1, R310.2.2 and R310.2.3 provided the replacement window meets the following conditions:

1.The replacement window is the manufacturer’s largest standard size window that will fit within the existing frame or existing rough opening. The replacement window is of the same operating style as the existing window or a style that provides for an equal or greater window opening area than the existing window.

2.The replacement window is not part of a change of occupancy.

    R310.3 Emergency escape and rescue doors

    Where a door is provided as the required emergency escape and rescue opening, it shall be permitted to be a side-hinged door or a slider. Where the opening is below the adjacent grade, it shall be provided with an area well.

    R310.3.1 Minimum door opening size

    The minimum net clear height opening for any door that serves as an emergency and escape rescue opening shall be in accordance with Section R310.2.1.

    R310.3.2 Area Wells

    Area wells shall have a width of not less than 36 inches (914 mm). The area of the area well shall allow the emergency escape and rescue door to be fully opened.

    R310.3.2.1 Ladder and steps

    Area wells with a vertical depth greater than 44 inches (1118 mm) shall be equipped with a permanently affixed ladder or steps usable with the door in the fully open position. Ladders or steps required by this section shall not be required to comply with Sections R311.7 and R311.8. Ladders or rungs shall have an inside width of not less than 12 inches (305 mm), shall project not less than 3 inches (76 mm) from the wall and shall be spaced not more than 18 inches (457 mm) on center vertically for the full height of the exterior stairwell.

    R310.3.2.2 Drainage

    Area wells shall be designed for proper drainage by connecting to the building’s foundation drainage system required by Section R405.1 or by an approved alternative method.

    Exception: A drainage system for area wells is not required where the foundation is on well-drained soil or sand-gravel mixture soils in accordance with the United Soil Classification System, Group I Soils, as detailed in Table R405.1.

    R310.4 Bars, grilles, covers and screens

    Bars, grilles, covers, screens or similar devices are permitted to be placed over emergency escape and rescue openings, bulkhead enclosures, or window wells that serve such openings, provided that the minimum net clear opening size complies with Sections R310.1.1 to R310.2.3, and such devices shall be releasable or removable from the inside without the use of a key, tool, special knowledge or force greater than that required for the normal operation of the escape and rescue opening. The temporary installation or closure of storm shutters, panels, and other approved hurricane protection devices shall be permitted on emergency escape and rescue openings and egress doors during the threat of a storm. Such devices shall not be required to comply with the operational constraints of Section R310.1.1 or R312.2. While such protection is provided, at least one means of escape from the dwelling or dwelling unit shall be provided. The means of escape shall be within the first floor of the dwelling or dwelling unit and shall not be located within a garage without a side-hinged door leading directly to the exterior. Occupants in any part of the dwelling or dwelling unit shall be able to access the means of escape without passing through a lockable door not under their control.

    R310.5 Dwelling additions

    Where dwelling additions occur that contain sleeping rooms, an emergency escape and rescue opening shall be provided in each new sleeping room. Where dwelling additions occur that have basements, an emergency escape and rescue opening shall be provided in the new basement.

    Exceptions:

    1. An emergency escape and rescue opening is not required in a new basement that contains a sleeping room with an emergency escape and rescue opening.

    2. An emergency escape and rescue opening is not required in a new basement where there is an emergency escape and rescue opening in an existing basement that is accessed from the new basement.

      R310.6 Alterations or repairs of existing basements

      An emergency escape and rescue opening is not required where existing basements undergo alterations or repairs.

      Exception: New sleeping rooms created in an existing basement shall be provided with emergency escape and rescue openings in accordance with Section R310.1