Tempered would not be required by the 2009 IRC (I just had this discussion with my inspector and we both puzzled over the requirements), but it could be required in a more recent version or locally (e.g. if you are in a coastal or high wind zone). Easiest thing to do is to ask your inspector.

common Snese rule should apply in addition to asking the Inspector. Why take a chance when safety is an issue. If you have Children or Animals. and glass is less than 18" AFF I would always default to Tempered.

To my knowledge, that code has not changed. That said, most local inspectors simply defer to the 18" measurement. For that reason, I, like many others defer to it as well. Once upon a time I argued with an inspector about it, and it is generally not a fruitful endeavor. I give homeowners the option on whether they want to take up that battle or not, as I need to keep a good relationship with these inspectors that I work with daily... That, and as stated above, nothing wrong with added safety.

I say why pay for something that is not needed, this can be a huge expense depending on size and amount of windows.. There are many other exceptions for tempered glass and I use them all. The 9 square feet rule is meant to to prevent a walk-through hazard and has nothing to do with other impacts. I have had problems with inspectors in the past but we are all on the same page now. I would never throw this problem on the homeowner and is a battle I will gladly take up since I feel that is my job to deal with inspector and to eliminate unneeded expenses.

Not "throwing it on the homeowner", just picking battles my with inspectors to save strife for me AND the homeowner. Local municipalities, much like homeowners associations and condo associations can enforce regulations over and above code if they so choose. In one specific instance, I battled with an inspector all the way up to the city board meeting, at which point they sided with him for the reasons given above. I also found that the inspector then nit-picked some other remodeling that this client had going on, as well as found some DIY work that was completed without a permit and flagged it. If the inspector asks for it, just do it. Simple and painless for all.

I had another instance recently that dealt with the 60" above walking surface on a stair landing. We tempered the lower, inspector wanted the upper too for some reason. Battled. Lost. I ate the cost of two Marvin ultimate upper sashes with tempered glass to the tune of over $500... and that's the reason for our company policy, because I'd NEVER pawn that off on my customer. I prefer to prevent problems before they become problems. I find this policy serves my clients well in providing them an added benefit of safety, and also saves them from other potential headaches. Perhaps the local authorities in your area are more congenial.

Lastly, the reference to a "walkthrough" is silly. I don't know many people that could walk through a 3'x3' glass panel. Furthermore, is a 2' wide by 3' tall panel any less of a hazard in reality? Especially if the homeowners have dogs or children? Of course there are exceptions to every rule, so if I am looking at a house full of 40 windows, all under the 18", there may be a discussion with the inspector. Same for a few 14"x 24" awnings or some small units like that. I'm all for saving my clients money, but I am more in favor of recommending what is in their best interest whether that means a few extra bucks or not.

Thank you all for your advice. Now I feel in a better position to make an informed decision. We have 50+ windows, half of which less than 18 inches from the floor, so it does add up.

Sounds like it's at least worth exploration given the quantity... Post back an update

Did the condo association have regulations in place you did not follow or was it some unknown policy just made up for you? Was this for tempered glass less than 18"?
The tempered in the stair I can understand since the upper sash can be lowered.
I think the best interest for my customer is to let them decide and my job is present options and recommendations. I often will recommend tempered glass in locations not required by code but let them decide. Since windows is mostly what I do I have taken the time to understand the rules and to make sure I'm on the same page as the inspectors, even if means telling them they are wrong. I also warn homeowners doing any projects that they might come under scrutiny especially if done without permit.
Weather or not the walk through hazard seems silly that is why there is the 9 square foot rule. If you read all the exceptions this would enforce that. I would imagine the rule is there to protect those that are shorter than you, Sliding doors are tempered for this reason as well. For me if there is 1 or 100 windows there is a discussion with the inspector.

jxs81; If you are told you need tempered glass I would ask why and if there are any rules or ordinances they have that supersede the IRC rules. It is not uncommon for inspectors to know every rule as they do look at alot more things then windows. I still keep copies of tempered glass rules with me at all times.

The tempered glass requirements for bathrooms/tubs shown in your link would now be incorrect in MN and more than likely in your area as well. It would now be required to be tempered 5' from waters edge and then less than 5' from standing surface.

Thanks, toddsimmpns.

I'm willing to pay extra above the code requirement when justified, Otherwise, I'd rather use the fund on the long list of things the old house need...

Are those questions for me Todd? I never mentioned a condo association, only that municipalities -like condo associations- have some leeway in what that choose to enforce. My example above was regarding the 18"/9sq ft rule, and was with a city inspector. Could I have won a legal battle had I pursued it, maybe, but not worth it. It went too far to start with, and becomes nothing more than a battle of egos over a couple hundred dollars. Regarding the stairwell, even though the top sash can come down, it is still shielded by the tempered lower sash in front of it (upper sash can't move past lower sash below) so again that does not make much sense either.

Seems like we are debating semantics here... I guess my main point is that the tempered glass code is not a simple open and shut issue. There are other things to weigh depending on circumstances, including safety concerns and the potential of making an enemy out the the inspector. I'm sure we agree that there are situations where these points warrant consideration, just as I'm sure we can agree that the OP would be wise to explore the issue given the high volume of potential tempered glass in his project.

great discussion all given the qty's I agree with ToddSim and would have Todd send you one of his copies of the rules for referral. I do also agree with HomeSealed arguing with your inspector can cost a client more in delays. One should pick ones battles and i am sure HomeS knows the ones he can win and ones that he tells the homeowner its not worth it. Having a great relationship with your inspector can save a lot more than the cost of laminated glass in the long run.

There is a company that is in your area called "Windows on Washington". They will steer you in the right direction. Ask for the owner, his name is Eric and he is the most knowledgeable window contractor that i have come across in that area. He is also a very nice man and will do whats in your best interest, not his.

Replacing a single pane window with just regular non-tempered insulated glass increases the strength and resistance of breaking that same window by 3x the necesary amount of force. No argument that tempered is even stronger. Just saying.

I just noticed your location, and I would have to recommend windows on Washington as well if you have not already chosen a contractor. Excellent operation over there, and a highly regarded contributor to this forum

heinz9, I am curious if you have any references that changing from single pane to dual pane glass in a window increases strength and break resistance of the glass by 3X?

Also, I third the endorsement for Windows on Washington. You won't do better than Eric.

+1 Oberon.

I am wondering where that "fact" is from as well.

I do have a reference from an independent field study. I've seen my 28 oz. framing hammer bounce of IG and have also seen it completely shatter single pane with approximately equal force. I said 3x as a low point of reference but believe regular IG is probably stronger than that. It's not like I'm making an outlandish statement and I'm sure Eric would agree that regular IG is stronger than typical residential single pane. On the other hand, tempered IG is ridiculously strong. I've seen it take 7 blows from the same hammer before it would shatter. Sandwiching any glass between a vacuum makes it very difficult to break and tremendously stronger. It's almost like increasing the glass thickness to the full IG thickness. Try it for yourself and tell me what kind of results you get.

Who is Eric?

Glass Test

Regular float glass (especially DS) is quite harder than single strength and especially older single pane glass. Just wasn't sure where the verifiable data was coming from.

WoW -- LOVE your glass test!! I was laughing out-loud for that one!!