Egress Windows in New Brunswick: What Home Buyers Need to Check Before They Buy
How to spot non-compliant bedroom windows during showings — and protect your investment before you make an offer.
By Jonathan Gogan, RHI
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Last Updated: February 18th, 2026
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12 min read
KEY TAKEWAYS
Roughly 30% of homes inspected in Southern New Brunswick have at least one bedroom window that doesn't meet egress requirements.
Egress windows must provide a minimum 3.8 sq ft of unobstructed opening, with no dimension less than 15 inches.
Correcting a non-compliant basement window typically costs $2,000–$4,000 per window in the Saint John area.
You can check for basic compliance during showings using the "shoulder test", no tools required.
Finished basements in 1970s–80s homes are the most common source of defects across Southern NB.
WHY THIS MATTERS
In over 10 years inspecting homes across Southern New Brunswick, I've completed thousands of inspections in Saint John, Hampton, Rothesay, Quispamsis, Sussex, and Grand Bay-Westfield.
Here's what surprises most buyers: approximately 30% of the properties I inspect have at least one bedroom with windows that don't meet egress requirements.
If you're viewing 10 homes this month, roughly 3 of them have a safety issue most buyers won't catch until it's too late. Most people haven't heard the term "egress window" until their home inspection report. By then, they're already emotionally invested and facing an unexpected safety concern that could cost thousands to correct.
What Is an Egress Window?
Egress (pronounced ēˌgres) means the action of going out of or leaving a place. In building code terms, an egress window is your emergency exit when the primary exit, usually a door, is blocked by fire or other emergency.
According to the National Building Code of Canada (NBC 2020, updated from the 2010 edition), every bedroom and any room used for sleeping must have a proper egress window. This isn't a suggestion, it's a life safety requirement that's been part of Canadian building code for decades.
Why Egress Windows Matter
When I explain egress requirements to buyers during home inspections, I put it simply: if there's a fire and the hallway is blocked, can everyone get out through the bedroom window?
The window needs to be:
✓ Large enough for an adult to climb through
✓ Easy to open without tools or keys
✓ Low enough to reach from inside the room
✓ Unobstructed by the window itself when fully open
Many 1970s–80s bungalows in Rothesay and Quispamsis have finished basements with bedrooms that were added years after the home was built. The original small basement windows often remain, creating a serious safety gap that most buyers don't notice during showings.
What Are the Egress Window Requirements in Canada?
The NBC 2020 (Part 9, Section 9.9.10) provides specific requirements for bedroom egress. Here's what the code requires:
Minimum Opening Size
The unobstructed opening must be at least 0.35 m² (3.8 square feet) in area, with no dimension less than 380 mm (15 inches).
Important "unobstructed opening" explained:
This means the actual clear space available when the window is fully open. You measure between the jambs, sills, and sashes — not the overall window frame size. A window that looks large when closed might have a much smaller actual opening.
Maximum Sill Height
The window sill cannot be more than 1,118 mm (44 inches) from the finished floor. This ensures someone can reach and climb through the window during an emergency.
Window Well Requirements (for Basement Windows)
If the window is below grade and requires a window well:
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The well must extend at least 760 mm (30 inches) out from the window
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The well must be at least 760 mm (30 inches) deep
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This provides space to climb out and maneuver safely
How to Check Egress Windows During Your Home Showing
Here's my practical checklist for buyers viewing homes in the Saint John area. You can do this during any showing without special tools:
Identify All Sleeping Rooms
Walk through the home and identify all rooms currently used as bedrooms, basement rooms that could be bedrooms (rec rooms with closets, finished spaces advertised as "potential bedroom"), and any room where someone might reasonably sleep.
Measure the Window Opening
You don't need precise measurements during a showing. Use your hand span (most adults have 8–9 inches from thumb to pinky). If the window opening is less than two hand spans wide or tall (about 15 inches), it likely fails.
The "shoulder test": Could you fit your shoulders through that opening? Could an average sized adult escape through it?
Check the Sill Height
Stand in the room and look at the window sill height. Is it chest-height or lower? Likely compliant. Is it above your head when standing? Likely too high (exceeds the 44-inch maximum).
Try Opening the Window
Actually open the window during your showing. Does it open easily without keys or tools? Does the window stay open on its own, or does it need a prop? When fully open, is there clear space to climb through, or does the window sash block the opening?
Look for Red Flags
Based on thousands of inspections across Hampton, Saint John, and surrounding areas, watch for casement windows with center hinges, awning windows, small slider windows, and multiple small windows instead of one large one.
Common Red Flags I Find Throughout Southern NB
⚠️ Casement windows with center hinges: When opened, the window sash sits in the middle of the opening, reducing the clear space. These often fail egress requirements unless they have special "egress hinges."
⚠️ Awning windows: These windows hinge at the top and open outward. The crank mechanism typically occupies space needed for egress, making most awning windows non-compliant.
⚠️ Small slider windows: Older basement windows are often small horizontal sliders. Even when fully open, they rarely provide 3.8 square feet of unobstructed opening.
How to Calculate Window Opening Size
If you want to be precise during your showing, here's the simple math:
Example 1: Window opens to 19" wide × 22" high
19 × 22 = 418 square inches
418 ÷ 144 = 2.90 square feet
❌ FAILS — less than 3.8 sq ft required
Example 2: Window opens to 20" wide × 30" high
20 × 30 = 600 square inches
600 ÷ 144 = 4.17 square feet
✓ PASSES — exceeds 3.8 sq ft required
Remember - both dimensions matter:
Both dimensions must also be at least 15 inches (380 mm). A window that's 10" × 55" might calculate to 3.8 square feet, but it fails because one dimension is less than 15 inches.
Common Egress Violations in Southern New Brunswick Homes
In my experience inspecting properties throughout Saint John, Hampton, Rothesay, Quispamsis, Sussex, and Grand Bay-Westfield, I see these scenarios repeatedly:
Scenario 1: The Finished Basement (Most Common)
Many 1970s–80s bungalows in Rothesay and Quispamsis have finished basements with bedrooms added years after original construction. The builder installed small basement windows adequate for ventilation and emergency escape from a utility room, but inadequate once the space became a bedroom.
What it costs to fix:
Cutting into concrete foundation walls, installing new larger windows, and creating proper window wells typically runs $2,000–$4,000 per window in the Saint John area. This work requires permits and must be done by qualified specialists.
Scenario 2: Window Replacement Without Egress Awareness
A homeowner decides to replace old drafty windows throughout the house. They work with a window company and choose attractive, energy efficient windows, but nobody discusses egress requirements for bedroom windows.
The new windows are installed, often with casement windows that have standard hinges instead of egress hinges, or awning windows that can't meet code requirements.
Scenario 3: DIY Projects
Well meaning homeowners tackle window replacement as a DIY project. Without understanding building code requirements, they install windows that look good but don't meet egress standards.
What Questions Should You Ask During Showings?
When viewing homes in the Saint John and Hampton areas, ask the listing agent or homeowner:
"Were building permits obtained for the basement finishing?"
If yes, egress was likely verified. If no, there's a higher chance of violations.
"Have the windows been replaced? Were permits obtained?"
Replacement windows should maintain or improve egress compliance. Unpermitted window work is a red flag.
"Are these rooms legally considered bedrooms?"
If the homeowner is uncertain or evasive, the rooms may not meet code. Legal bedrooms must meet egress requirements.
"Can I open the bedroom windows to check them?"
This is a reasonable request during any showing. If the homeowner or agent seems uncomfortable, investigate further.
What Happens When Your Inspection Finds Egress Violations?
When I identify egress violations during an inspection, here's what typically happens:
Your Options as a Buyer
Request the seller correct the issue before closing
The seller hires a qualified specialist to install compliant windows; work is completed and inspected before you take possession.
Negotiate a price reduction
Get quotes from window specialists for the correction cost; reduce the purchase price to account for the required work.
Accept the condition as is
You acknowledge the non-compliance and take responsibility for corrections on your own timeline and budget.
Walk away from the purchase
If corrections are too costly or complex, or if you're uncomfortable with the safety implications.
Getting Specialist Quotes
I always recommend buyers seek qualified specialist evaluation to determine the cost to correct egress violations. The cost varies significantly based on the number of windows requiring replacement, whether foundation cutting is needed, window well requirements, and permit fees in your municipality.
Practical Advice for Home Buyers in Southern New Brunswick
After thousands of inspections across the Saint John area, here's my practical advice:
During Your House Search
Ask your realtor to note egress concerns before you view properties. Experienced local realtors know common problem homes and can flag issues early.
Pay special attention to finished basements. These have the highest rate of egress violations in Southern New Brunswick.
Don't assume newer windows are compliant. Many window replacements don't address egress requirements.
During Showings
Actually open bedroom windows. Don't just look at them, test them.
Walk the exterior to inspect window wells. Assess size, condition, and maintenance.
Take photos and measurements if you're seriously interested. Document window sizes for later reference.
Before Making an Offer
Make your offer conditional on a satisfactory home inspection. This is standard practice in New Brunswick and protects you if significant egress violations are discovered.
Budget for potential corrections. If the home otherwise meets your needs, factor in correction costs.
Knowledge Protects Your Investment and Your Family
Egress window violations are among the most common safety deficiencies I find during home inspections in Southern New Brunswick. With approximately 30% of properties showing some level of non-compliance, this isn't a rare issue, it's something every home buyer should understand and check.
The good news: armed with this knowledge, you can identify potential problems during home showings, ask informed questions, and make better decisions about which homes to pursue.
Whether you're looking at a charming 1970s bungalow in Rothesay, a renovated home in Saint John's north end, or a newer property in Quispamsis, taking a few minutes to check bedroom windows could save you thousands of dollars and ensure your family's safety.
Remember: egress requirements exist because they save lives. A window that meets code requirements today could be the exit that saves your family in an emergency tomorrow.
Frequently Asked Questions About Egress Windows in NB
Before Making an Offer
What size does an egress window need to be in New Brunswick? According to the National Building Code of Canada (NBC 2020), egress windows must have an unobstructed opening of at least 0.35 m² (3.8 square feet), with no dimension less than 380 mm (15 inches). The window sill cannot be higher than 1,118 mm (44 inches) from the finished floor.
How much does it cost to fix an egress window violation in New Brunswick? In the Saint John area, cutting into a concrete foundation wall, installing a new larger window, and creating a proper window well typically costs $2,000–$4,000 per window. This work requires building permits and must be completed by qualified specialists.
Do all bedrooms in New Brunswick need egress windows? Yes. According to the National Building Code of Canada, every bedroom and any room used for sleeping must have a proper egress window or door that provides direct emergency escape to the outdoors. This applies to all homes, including older properties and renovated basements.
What happens if a home inspection finds egress window violations? Buyers typically have four options: request the seller correct the issue before closing, negotiate a price reduction based on correction costs, accept the condition as-is and take responsibility for future corrections, or walk away from the purchase. Your real estate agent can help you navigate these negotiations.
How can I tell if a basement window meets egress requirements during a showing? Open the window fully and use the "shoulder test" — could an average adult fit through? Use your hand span (8–9 inches) to estimate dimensions. Both the width and height of the opening must be at least 15 inches, and the total clear opening must be at least 3.8 square feet. If in doubt, a professional home inspection will give you a definitive answer.
About the Author
Jonathan Gogan, RHI, WETT, CNRPP
Jonathan Gogan is the owner and operator of East Coast Home Inspection Ltd, based in Hampton, New Brunswick. With over 10 years of experience and thousands of completed inspections across Southern NB, Jonathan provides same day reporting and ongoing customer support to home buyers throughout the Saint John area and Southern New Brunswick.