Lets Talk Firewalls

[Mr Rex]

According to the local building inspector (and the codes) those pull-down stairs in the garage for attic access (the type with wood plywood facing down) are a code violation since they are not fire rated and when installed in a garage ceiling the fire barrier is breached. I don't mention them and some owners have covered the plywood with a layer of drywall to pass inspection. I also do not call out the older homes that have code-violating, wood hollow-core doors separating the garage from the house.

I've been aware of these things for many years but have never discussed or mentioned them in a report.

I guess it just depends on how much of a code-cop an appraiser wants to be.

They do make fire rated wood pull down stairs. The plywood is treated with some fire resistant chemicals. They are clearly labeled on the interior as fire rated. Also most codes have provisions for the non fire rated stairs to be covered with drywall or sheet metal in specific configurations to meet the separation requirements.

IMHO a simple common sense answer to older homes without more fire separation is to install smoke detector(s) in the garage preferably in series with the detectors inside. Certainly a more budget friendly way to address a safety concern.

For the super code cop guys are you also requiring CO detectors in the house when there is an attached garage?

 

[Terrel L. Shields]

most codes have provisions

Wondering out loud, what percent of new construction is not subject to codes?

 

[Oh No Not Him]

My take is that a missing firewall is a significant life safety issue and has been required for many years, that should be called out in FNMA/FHA appraisals (I'm not VA approved). It slows fire AND smoke, as well as carbon monoxide from passing to living area. (I don't call rooms without proper egress "bedrooms" either.)

I think it is more serious than other issues sometimes debated. I do not "pick properties apart" but believe this to be a significant Life Safety issue. I have trained on allot of building code, and firewall issues always tend to be a foundational concern.

Just my take,
Bob in CO

Thank you Bob...my thoughts completely. Of course, apparently i am an "appraiser God" or a "Code cop". Bedroom on the other side of the garage in this case. Safety issue....let someone else waive it or sign off on it. Im curious...do any appraisers NOT call for fencing around an inground pool as well?

 

[Vermonter]

Bedroom on the other side of the garage in this case. Safety issue....let someone else waive it or sign off on it.

If the bedroom has legal ingress/egress it's no more unsafe than being next to a kitchen.

Im not a code officer, but as an appraiser for 30 yrs, I do believe that it is a code & also it is a safety issue in my opinion.

Is it code or isn't it?

If I'm unsure of a situation and nothing is laid out specifically in 4000.1, I will report what I know and any impact on value/marketability. I do not make assumptions about it being an MPR.

 

[Mark K]

Im curious...do any appraisers NOT call for fencing around an inground pool as well?

I've never 'called for' (assume you mean make the appraisal 'subject to' the installation of) a fence around an in-ground pool. This is more of a liability issue than a safety issue for the owner. After all, most in-ground pool owners and their families can walk out one of several doors to the pool area, fence or not. The fence is mostly for the neighbors' safety, not the owners.

Besides, in this area, building regs call for either a fence or an automatic pool cover, not both. There are many unfenced pools that meet code, much to the chagrin of the fencing contractors.