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24 post(s) First 1 2 > Last
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garage / breezeway / house
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Re: garage / breezeway / house By  peach!!

Posts: 0

1/11/2006 3:57:00 PM

the separation needs to occur at the garage in any case.. depending on how big an area this is, additional fire separation may be required.. this is now an attached garage..


   

Re: garage / breezeway / house By  InspectorGift

Posts: 0

1/11/2006 4:34:00 PM

Greeko,

Suppose that the breezeway was later enclosed as a sunroom or family room; what would the requirement be then? Wouldn''t we only require 1/2 inch drywall on the garage side, as per IRC 309.2? And yet, wouldn''t the risk be greater rather than lesser? Or have I missed something?

And suppose that we consider the breezeway, garage, and house as only one building -- all one residence. (Which is exactly what it sounds like to me.) Wouldn''t the separation requirements be the same as above?

This sounds like a residential question, so you are is using the 2003 IRC right?

[QUOTE][b]2003 IRC
R309.2
Separation required.[/b]
The garage shall be separated from the residence and its attic area by not less than 1/2-inch (12.7 mm) gypsum board applied to the garage side. Garages beneath habitable rooms shall be separated from all habitable rooms above by not less than 5/8-inch (15.9 mm) Type X gypsum board or equivalent. Where the separation is a floor-ceiling assembly, the structure supporting the separation shall also be protected by not less than 1/2-inch (12.7 mm) gypsum board or equivalent.[/QUOTE]I find it helps me to follow these 6 steps when faced with a building code problem:[list=1]
[*]Identify the problem.
[*]Identify the options.
[*]Indentify the risks.
[*]Identify the applicable code sections.
[*]Select the solution.
[*]And remember to SMILE while selling the solution.
[/list]

Terre
:)


   

Re: garage / breezeway / house By  peach!!

Posts: 0

1/11/2006 5:19:00 PM

see my post in non-structural issues.. too tired to re type


   

Re: garage / breezeway / house By  inspbuild

Posts: 0

1/11/2006 6:29:00 PM

InspectorGift is right on the money. Only a 1/2" drywall seperation would be needed to seperate the garage from the dwelling.
See R309.2

I would would even consider permitting only a 1/2" drywall seperation done in the breezeway which is even cheaper to do if properly detailed in the plans. This method is often done in seperating Two Dwellings at the common carport of a duplex in our state. Hmmmmm

Good Luck


   

Re: garage / breezeway / house By  permitguy

Posts: 0

1/11/2006 6:37:00 PM

I don''t see a problem with it. The garage is separated from it''s attic as if attached. There is no common wall, so there are no openings between the garage and the residence and they''ve gone beyond minimums by sheetrocking the garage walls. I agree with peach that this is now attached, and as such they don''t need to mess with fire separation distance (projections).

We have several of these going in right now. It was supposed to be "traditional neighborhood design" with detached garages off of alleys. As it turns out, there was a reason that people started attaching garages to houses. People don''t like to get rained on when coming and going from their $500k+ houses, so they are all requesting breezeways now. It doesn''t look very traditional down there anymore!


   

Re: garage / breezeway / house By  inspbuild

Posts: 0

1/11/2006 6:45:00 PM

InspectorGift at the fire safety post is right on the money. Only a 1/2" drywall seperation would be needed to seperate the garage from the dwelling.

2003 IRC
R309.2
Separation required.
The garage shall be separated from the residence and its attic area by not less than 1/2-inch (12.7 mm) gypsum board applied to the garage side. Garages beneath habitable rooms shall be separated from all habitable rooms above by not less than 5/8-inch (15.9 mm) Type X gypsum board or equivalent. Where the separation is a floor-ceiling assembly, the structure supporting the separation shall also be protected by not less than 1/2-inch (12.7 mm) gypsum board or equivalent.

I would would even consider permitting only a 1/2" drywall seperation done in the breezeway which is even cheaper to do if properly detailed in the plans. Ther is no requirement for it to be in the common wall. It just has to be seperated This method is often done in seperating Two Dwellings at the common carport of a duplex in our state. Hmmmmm

Good Luck


   

Re: garage / breezeway / house By  peach!!

Posts: 0

1/11/2006 6:58:00 PM

a confusing thread.. but this is now an attached garage and needs to be separated from the house by min 1/2" drywall somewhere..

the breezeway is EITHER part of the house or part of the garage..a separation is required somewhere


   

Re: garage / breezeway / house By  InspectorGift

Posts: 0

1/11/2006 7:06:00 PM

Inspbuild and Peach,
Thanks. It is satisfying to see that we can agree on so many things. I am re-posting my resoponse to Greeko below for those who haven''t been reading the other [url=http://www.iccsafe.org/cgi-bin/ultimatebb.cgi?For those who haven''t been reading the other board, ]board.[/url] T.
:)

-------------------------------------------------

Greeko,

Suppose that the breezeway was later enclosed as a sunroom or family room; what would the requirement be then? Wouldn''t we only require 1/2 inch drywall on the garage side, as per IRC 309.2? And yet, wouldn''t the risk be greater rather than lesser? Or have I missed something?

And suppose that we consider the breezeway, garage, and house as only one building -- all one residence. (Which is exactly what it sounds like to me.) Wouldn''t the separation requirements be the same as above?

This sounds like a residential question, so you are is using the 2003 IRC right?

[QUOTE][b]2003 IRC
R309.2
Separation required.[/b]
The garage shall be separated from the residence and its attic area by not less than 1/2-inch (12.7 mm) gypsum board applied to the garage side. Garages beneath habitable rooms shall be separated from all habitable rooms above by not less than 5/8-inch (15.9 mm) Type X gypsum board or equivalent. Where the separation is a floor-ceiling assembly, the structure supporting the separation shall also be protected by not less than 1/2-inch (12.7 mm) gypsum board or equivalent.[/QUOTE]I find it helps me to follow these 6 steps when faced with a building code problem:[list=1]
[*]Identify the problem.
[*]Identify the options.
[*]Indentify the risks.
[*]Identify the applicable code sections.
[*]Select the solution.
[*]And remember to SMILE while selling the solution.
[/list]

Terre
:)


   

Re: garage / breezeway / house By  peach!!

Posts: 0

1/11/2006 7:42:00 PM

A separation is required between the house and the attached garage... whether it''s between the garage and breezway or the breezeway and the house..

HOW you chose to achieve the intent of the code is up to you.. what is best financial alterative is up to the owner..need to look at draftstopping and firewalls.. where do they best fit with the existing construction


   

Re: garage / breezeway / house By  greeko

Posts: 0

1/12/2006 8:16:00 AM

would all the windows be allowed, and would anyone require any special doors?


   

Re: garage / breezeway / house By  permitguy

Posts: 0

1/12/2006 8:58:00 AM

Better make them move the window in the wall "separating" the garage from the residence per 309.1. :rolleyes:


   

Re: garage / breezeway / house By  pwood

Posts: 0

1/12/2006 9:11:00 AM

approve as submitted. if this was a carport no seperation would be required in this "hood".a breezeway is even less hazardous than a carport which usually has a vehicle,gas cans ,lawn mowers stored etc...common sense should prevail here :D


   

Re: garage / breezeway / house By  InspectorGift

Posts: 0

1/12/2006 10:23:00 AM

Before we jump to conclusions about the window, let''s look at what The IRC says:

[QUOTE][b]309.1
Opening protection.[/b]
Openings from a private garage directly into a [i]room used for sleeping purposes[/i] shall not be permitted. Other openings between the garage and residence shall be equipped with solid wood doors not less than 1 3/8 inches (35 mm) in thickness, solid or honeycomb core steel doors not less than 1 3/8 inches (35 mm) thick, or 20-minute fire-rated doors.[/QUOTE]We have allowed fixed windows but not openable windows. Isn''t the intent of 309.1 to prohibit "OPENINGS" between the garage and a sleeping room?

I didn''t see any mention of there being a window between the breezeway and a bedroom. In fact Greeko said that, "None of the windows in the house wall are for egress." (And besides, we aren''t talking about a garage, but a breezeway, so 309.1 doesn''t apply.)

Keep it simple.

Terre
:)


   

Re: garage / breezeway / house By  LEC

Posts: 0

1/12/2006 11:47:00 AM

Why would you not require a rated window between the garage and the covered porch?


   

Re: garage / breezeway / house By  crcasteve

Posts: 0

1/12/2006 12:03:00 PM

LEC
Because there is no requirement to do so in the IRC


   

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