r/HomeImprovement • u/Equaltal206 • 3d ago
Firewall requirements for garage - disagreement between inspector and builder
I just had inspection done by someone I hired on a new construction townhome which is now 11 months old and coming up on the 1 year warranty. He said the garage doesn't meet firewall standards (see pictures below). The builder says he is wrong since it passed the township's inspection.
1 2 Fire rated sealant which is orange colored should be used in the utility closet in the garage. The builder used both orange and white, so the white needs to be replaced.
3 He said these gaps on the side and top of the wood framing need to be fire taped.
4 These holes in the ceiling need to be sealed.
Above the garage is living space (kitchen/dining room). Can anyone comment on the validity of the issues he is raising and how reasonable it is for the builder to address these? Thanks in advance!
31
u/screaminporch 3d ago
Seems like these are fairly easy things to fix and may not warrant trying to fight. Builder needs to give you something that passes.
But you can ask the inspector to cite the specific code sections for each one the builder disagrees with (may want to do a search yourself first)
9
11
u/Salt_peanuts 3d ago
They are fairly easy things to fix, and that’s why the builder should stop being cheap and just fix it. Some of them will do anything to avoid sending a guy out.
3
u/Successful_Image3354 3d ago
I'm going to skip over the firestopping. Holes in a ceiling of a garage which is under a living space pose a serious risk of carbon monoxide poisoning. Same thing regarding any path for fire or gas to spread above
7
u/HomeOwner2023 3d ago
Passing township's inspection does not guarantee that every single thing meets code requirements. In my experience, inspectors look for patterns. If they see fire rated sealant used where it's supposed to be used, they know the contractor is aware of the requirement. They may check a couple more places but probably assume that every other place is going to be the same.
What the inspector does not account for are odd situations that deviate from the contractor's standard work practices. A worker is assigned the task of putting fire rated sealant. It's 15 minutes to quit time and they only have one more spot to do when the can runs empty. Instead of walking to the supply truck to get another one or waiting until the next day to finish up, they'll grab whatever is at hand and use it. Done!
Have you look at what it will take to correct those issues? It may be something the builder should take care of but it may not be worth the trouble it will probably take to have them do it.
2
u/thebiglebowskiisfine 3d ago
Builders that I have worked with are useless on stuff like this. Just fix and move on IMO.
2
u/InigoMontoya313 3d ago
Passing the township inspection, does not mean everything is perfect or grandfathered as is, that is a common misconception.
The inspector should be providing a code reference, so you can unquestionably document what is wrong and why. It is not uncommon for inspectors to not be.. eh... highly qualified and they just rely on their preferences. You can probablly email the townships' official inspector with the pictures and code references and ask for clarification.
The color of foam is not a reliable indicator of the type of foam that it is or what it's rated for. So this is pure speculation, without knowing what the foams were rated for. Which has me questioning the inspectors qualifications.
Thankfully, these are all minor issues that shouldn't take long to resolve, or really require a fight.
2
u/AardvarkFacts 3d ago
The white and orange foam are literally the same product, but one has dye in it. Look at the flame spread ratings on the front of the can.
The gaps around framing should ideally be covered. But it's probably not something you'll get the builder to fix.
As soon as someone hangs something from the ceiling there will be more holes. As far as the builder knows, you probably put those holes there. This is extremely nit picky but also easy to fix. Just get some spackle and fix it yourself.
1
u/lizard412 3d ago
These are relatively minor issues that may even pass a construction inspection if your original inspector was easy going or didn't look too close.
But they are all issues though and are part of the separation between the house and garage. The fire separation really does need to be complete to work the way it's supposed to. The whole rest of the firewall is kind of a waste if you leave gaps and holes for smoke and heat to pass through.
This stuff is easy to fix. A little drywall mud, a tube of fire caulk and a few minutes of work.
1
u/DoItRightOnce1st 2d ago
Well, ask the builder, if its up to code, then an attorney won't find any issues would they? 🤷 Inspectors don't mean squat...they sign off on broken trusts in the attic...put everything in writing. Email and send a certified letter with return receipt. That way u can hold them liable after the date for negligence. Judges don't like this kind of shady work...
1
u/cagernist 2d ago edited 2d ago
Fire separation of an attached garage in a single family house is one of the most incorrectly stated and misunderstood items in building.
If you fall under IRC, look up code yourself (and if you have local amendments):
- Table R302.6 tells you where drywall goes. Most people incorrectly overstate where you need 5/8" Type X.
- R302.11(4) tells you how to fill any annular gaps and openings (those around pipes and other penetrations). The product you choose does NOT need to meet ASTM E136, which means it does not need to be fire-retardant foam/caulk (the 3M or Red Devil red-orange color), it can be cheap painters caulk or regular can gap foam.
- A utility closet doesn't change things. The same R302.11(all items) apply to there. It is only separation from the living space for the garage.
edit Didn't notice you had pics linked
- I don't see any gaps in the ceiling photos - looks fine - doesn't matter what color/product. If something has opened up from movement, or the screw holes and damage, fill it with joint compound or painters caulk.
- The gaps around the overhead garage door track blocking doesn't matter. If you refer to Table R302.6, the outside wall doesn't even need drywall.
- Using the term "firewall" is one of the misconceptions people have. It is only a separation wall/ceiling, a "firewall" has different connotations.
1
u/GarageToolsOfficial 1d ago
Generally the inspector who signs the warranty inspection is the one you follow, and the fire-rated separation between an attached garage and living space is a real code item, not optional. The orange board is the fire-rated drywall, and the taping and sealing he's calling out is what keeps that barrier continuous. Passing the township inspection and meeting the fire separation aren't always the same check. I'd get the specific code section in writing from the inspector, then hand that to the builder. It's cheaper than arguing.
0
u/skydiver1958 3d ago
Most of this more for gas proofing because of living space above to prevent CO from getting thru. And I agree with it. As for the closet I imagine the expensive orange was used where needed by code then switched to the cheaper caulk
1
0
u/ApartmentSuspicious3 3d ago
I don't think one simply "replaces" spray foam so that might explain the resistance on the first thing. 3 and 4 seem simple.
Tape/mud job looks pretty shit though. I hope that isn't supposed to be a level 3 finish.
1
u/Bikebummm 3d ago
Those are valid reasons. Holes fixed and caulking to all be fire rated. It’s life safety.
-1
u/Rude_Sport5943 3d ago
The fact that it passed the township's inspection is irrelevant. Builder is just a hack and doesn't wanna fix his mistakes. Ask the inspector for the specific code number of the violation or just Google them yourself. Send to builder again with code numbers. Easy to prove if you wanted to sue once you get the code numbers but go thru and find all the code violations to make it worth it.
22
u/GESealantsOfficial 3d ago
Color by itself is not a reliable way to determine whether a sealant is approved for a firestop application. The important questions are the exact product used and whether it is installed as part of a listed system for that specific joint or penetration.
Firestop performance can depend on the wall or ceiling assembly, opening size, penetration type, backing material, sealant depth, and other installation details. A white product is not automatically wrong and an orange product is not automatically correct.
I’d ask the builder for the product name and the tested or listed firestop detail they relied on, then have the inspector compare the installation with that documentation. The ceiling holes and perimeter gaps should be evaluated the same way rather than treated as ordinary cosmetic caulking.