Fire regulations

The Scottish Building Regulations 2004 and their associated 'Technical Handbooks' (available to download free from here) provide the followiing guidance on 'Escape Windows' under Domestic part 2, fire:

2.9.4 Escape windows (E2.17)

The normal means of escape from a dwelling in the event of a fire will be by way of the internal stairs or other circulation areas.

In order to provide the occupants with early warning of the outbreak of fire, mains operated fire detection should be installed in circulation routes (see guidance to standard 2.11). The early detection of smoke should allow the occupants sufficient time to evacuate the building safely. However in some cases the circulation area may become impassable due to smoke or heat and openable windows large enough to escape through should be provided from every apartment from which the occupants could make their escape by lowering themselves from the window.

The use of an escape window will be the last resort for the occupants and inevitably involves some risk.

An escape window should be provided in every apartment on an upper storeyat a height of not more than 4.5 m. In addition, escape windows should also be provided in every apartment that is an inner room on any storey at a height of not more than 4.5 m. Escape windows are not necessary from apartments where there are alternative routes from the apartment to circulation areas or other rooms.

Escape windows should be a window, or door (french window) situated in an external wall or roof; and having an unobstructed openable area that is at least 0.33 m2 and at least 450 mm high and 450 mm wide (the route through the window maybe at an angle rather than straight through). The bottom of the openable area should not be more than 1100 mm above the floor.

Locks and safety fittings for many types of windows continue to present practical difficulties. This is because the design of the fittings needs to consider child safety, safe cleaning and security as well as escape in the event of a fire. At present there is no guidance provided on the type of lock or fastening that can provide both security and escape, and the occupants of dwellings can choose to fit devices most suitable for their situation. Devices that should be prohibited are permanent obstructions such as fixed security grills. The intention is to assist escape, but not to prohibit the use of locks, restrictors or other safety devices.