Building inspector approves garage firewall violation
Q. I am buying a new home that was just approved by the building department, so I didn't expect my home inspector to find any defects. To my surprise, he found a firewall violation in the garage. At the back wall, the water heater and furnace are installed on a platform. The front of the platform is covered with drywall, but the top of the platform is OSB wood paneling. My inspector says the platform is part of the firewall and should be covered with drywall. The builder refuses to correct this, so I went to the building department. The building inspector says the platform meets code because the garage has fire sprinklers and because there is fire blocking inside the platform. Who is right, the building inspector or the home inspector?
A. The International Building Code contains a straightforward, unambiguous fire separation requirement for any garage that is attached to a dwelling. The code simply says: "The garage shall be separated from the residence and its attic area by not less than half-inch gypsum board applied to the garage side."
This code requirement does not contain any exceptions. It says nothing about fire sprinklers or fire blocking, and it mentions no exclusions for equipment platforms or other wall surfaces. What's more, the requirement is so basic to residential construction that its implementation is routine for every knowledgeable contractor and should be a no-brainer for any municipal building inspector. Why your builder and the building inspector are at variance with the requirement is a mystery. Perhaps each of them is too embarrassed to admit having made a professional error.
If you'd like to take this deadlock to the next level, here is an option. If the building inspector you spoke with is not the head of the building department, make an appointment to speak with the chief building official. When you meet with the official, don't mention your current situation, but simply ask, "If I install a water heater platform in my garage, am I required to cover it with drywall for firewall compliance?" If the answer is affirmative, you can disclose your current controversy and insist on enforcement of the code.
Q. I recently installed a new thermocouple and pilot assembly in my gas-log fireplace. The pilot flame is now smaller than it had been before. Is there any way to adjust the size of this flame?
A. Pilot flames in most gas-log fireplaces are larger than necessary to ignite the burner, and this needlessly increases the monthly gas bill. Why fireplace manufacturers make the pilot flame so large is puzzling. A small flame, such as normally occurs in a furnace or water heater, would be sufficient.
If the flame from your new pilot assembly is able to ignite the burner, that is all that matters. Adjusting to a larger flame would be pointless. However, if the installation was not done by a qualified expert, you should have it professionally checked to make sure it is safe and correctly installed.
• To write to Barry Stone, visit him on the web at www.housedetective.com, or write AMG, 1776 Jami Lee Court, Suite 218, San Luis Obispo, CA 94301.
© 2016, Action Coast Publishing