built-in garage

[Susie Seibert]

Hey Gang!

I was at a place yesterday that has a basement that has a one car built-in garage attached. The stairway to the main floor is open and the walls surrounding the garage portion of the basement are not enclosed. There are unfinished partitions for walls.

This is a conventional mortgage. It seems unsafe to me for it to be used for car storage since the fumes could go right up the stairs into the living area.

Anyone have a ruling on this? I hesitate to credit it as a garage. It could be for storage or something else.

Thanks as always for your time.

 

[Kevin A. Spellman]

I can only state what I have seen in writing here in MA. The floor of the garage must be at least one inch lower than the basement floor. The purpose of the lowering of the garage floor is to allow the products of combustion that may release from the exhaust after the car is shut off to fall to the floor. The gases are heavier than the air and they will fall to the floor and then these gases should seep out through the garage door. Most garage doors are not that tight between the rubber of the garage door bottom and the concrete floor.

I would make the adjustment to complete the installation of the drywall to qualify the area as adequate auto storage or state the basement should not be used for auto storage as it could easily adversely affect the occupants of the home.

 

[Susie Seibert]

Thanks Kevin,

The floor was lower and I was wondering why. Now I know! Thanks for your input.

 

[Mr Rex]

In most codes for new construction there should be a 1 hour fire barrier between any garage and the living area. That's why new garages require drywall on the wall common with the living area and the ceiling of the garage if there is living area above. The entry door between the garage and living area also must be a 1 hour door, that's why you typically don't see half glass doors between the living area and garage, although they are available, but more expensive with 1 hour glass etc.

 

[Mike Kennedy]

The stairway to the main floor is open

Ditto Kevin plus installation of an interior door - suggest checking building code for requirements.

 

[Walter Kirk]

You said that the garage is attached. if it is attatched than no part of the living area is above it. If it is under the living space within the foundation walls than it is built in.

Since there walls are unfinished this is probably a violation of the building code and a cost to cure would be required.

 

[Thomas Fiehler]

Susie-I would check the local code for that item. It is not common in Cincinnati, but if I cross the river into Kentucky, it is quite common and appears to be accepted by the market.