NOTE - This is a re-post of an article I published back in 2016. It was picked up by several websites and distributed around including to Linkedin. I haven't posted here in several years, but have a TON of blogs to check out!
ARTICLE:
Are elements in your garage posing a fire risk or other dangers to your home and family?
My rule of thumb has always been, if you want to park one car in the garage, you need a two-car garage, and two cars needs a three-car garage.
Junk, errr... I mean "stuff" is almost always prevalent in most garages. Regardless of how you use your garage, if you use it for items like paint, gas for the lawn equipment, small propane tanks for your barbecue, cleaning solutions, paper or clothes, if a fire starts in your garage, you don't want it to spread to the attached house. Additionally, if you start up your vehicle in the garage, you don't want carbon monoxide entering your home.
Vapors and gases
While prevalent building codes require fire separations between residences and attached garages and their attics, they're not well-defined. These separations are often not constructed correctly, do not perform as intended and constitute health and fire safety hazards for homeowners, especially where the homeowner modifies the space.
Curiously, these building codes don't mention gases or vapors other than carbon monoxide. Even when properly configured, given the lack of clarity and comprehensiveness of the pertinent building codes (such as the International Residential Code), safety is often not maximized. So some common sense must prevail!
Pet doors
In my experience, the biggest problem area is the entry door between the garage and the residence. The IRC 302.5.1, states that a fire-rated door or its equivalent is required. I have seen people cut holes in the door to install a pet door. Yes, send your pet out into the garage to breathe in some carbon monoxide, or gas vapors! Cutting or modifying the door like this destroys the integrity of the door and is dangerous. This little opening lets vapors into your home and enables fire to spread easily and quickly throughout your home.
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A doggie door in a garage door isn't the best idea.
Gas water heaters
In the case of residences that have natural gas water heaters in the garage, you already have a flame in the garage, the pilot light, waiting for fuel to ignite. That's why codes required it to be installed 18 inches above floor height. If any vapors are present, they're heavier than air and will run across the floor in the lowest area and sit, unless enough ventilation lets them escape outdoors. You can see why garage ventilation is imperative.
Proper sealing
So, before you close in half of your garage space, think about the consequences. You should seal all holes in the drywall, both ceiling or walls. Seal any opening to the attic; even if it's pull-down stairs, the door should be sealed when it's closed.
If you're not sure, get some professional advice from a qualified contractor or your local handsome home inspector before the hammer and saw come out. It could mean yours and your families lives.
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About this Experts Contributor: Fred Hernden is the sole owner of Superior Home Inspections in Albuquerque and has been a certified InterNACHI home inspector for 11 years. Follow him on Google Plus.
As of March 21, 2016, this service provider was highly rated on Angie's List. Ratings are subject to change based on consumer feedback, so check Angie's List for the most up-to-date reviews. The views expressed by this author do not necessarily reflect those of Angie's List.
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