About Chris Radan Expertise New Construction
Building Safety, Residential & Commercial
Residential Inspection
Moisture intrusion
Residential Environmental Issues
CANNOT answer LOCAL building code questions, unless the jurisdiction in question is in or around Chicago, IL
Experience 22 years environmental and residential construction and private inspection experience, including design, compliance and inspection
Organizations American Society of Home Inspectors (ASHI)
National Association of Certified Home Inspectors (NACHI)
Licensed Home Inspector, State of Illinois #05-0000851
Education/Credentials B.A., Villanova University
Coursework taken for M.S., University of Pennsylvania
Question QUESTION: I'm building a house in Habersham County, GA I've read that if a window is less than 9' in area, it does not have to be tempered. Does this mean that all windows greater than 9' in area have to be tempered? My Contractor says it has to meet all of 4 criteria 1. 18" or less from the floor 2. 24" or less from a door 3. 36" or greater in width 4. 9' sq of removable glass.
I plan to install a window over the bathtub (arched, fixed sash) that is greater than 9 sq ft. I believe it has to be tempered because of proximity to the tub. Is this correct?
ANSWER: Your contractor is right-on target (though he missed at least one other circumstantial requirement which would necessitate tempered glass). In any case, it does not matter what size window you're putting in the tub enclosure or nearby. SAFETY (tempered) GLASS ONLY!!!!!!!
Chris
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QUESTION: Thanks. But what if they are over 9 sq ft? I'm building a 2 story Great Room with large windows. One is 5x6'2" fixed sash, 2 more a 3'x6'2" fixed sash, these are on the lower level Another 2 are 3'x4'6" fixed sash on the upper level and 1 more upper level 5'x5'4" fixed sash. What about these?
Thanks.
Answer The criteria your contractor laid-out apply to any glass positioned in areas where the glass is considered to be in a potentially "hazardous" location, and more specifically, the criteria he provided apply to what is considered "walk-through" hazards.
Here's how the national (International Residential Code) building standards/codes read for all safety glass requirements in single family residences:
-Tub/shower enclosure & doors/windows with lower edge less than or equal to 60" above tub floor.
-Glass in all doors if a 3" sphere can pass through
-Glass in sliding or fixed panels of sliding doors
-Sidelites with vertical edge of glazing <24" from door swing AND lower edge of glass <60" from floor
-All glass in railings
-Glazing < or equal to 3' horizontally of stairs or landings, AND lower edge <60" from floor
WALK THROUGH HAZARDS, defined as such hazards when ALL (repeat, ALL) of the following conditions are present:
-exposed area of glazing >9 sq. ft; bottom edge <18" above floor or ground; top edge >36" above floor or ground; any of the ground floor glass is located within 36" of walking surface (i.e. sidewalks, etc.)
Do not be confused. This business about lites sized greater than 9 sq. ft. is only a tempered glass issue where the walk-through hazards shown just above are ALL present. If even one of the criteria is NOT present, you won't require tempered glass at that location. I'm guessing one or more of the criteria are NOT present at your large windows (probably their lower edges are higher than 18" above the floor, and probably they are not located within 36" of a ground floor outside walking surface, like a sidewalk, etc.);
In all likelihood, you will not HAVE to have tempered glass at these locations. Hope this is clearer.
