Highlights from our home inspections and news you can use as you buy or sell a home.
Thursday, April 26, 2018
Fire Separation Doors from the House to the Garage
I’d like everyone to take a minute to think about two potentially very dangerous situations. Both of them have to do with your garage. If your garage is attached to your house, you should have a door between them. The door needs to be able to withstand a fire in the garage, as well as help keep deadly gasses from seeping through (like Carbon Monoxide). Because of these threats, the door must meet some very specific requirements. These are addressed in the International Residential Code:
“R302.5.1 Opening protection. Openings from a private garage directly into a room used for sleeping purposes 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, equipped with a selfclosing device.”
Fire resistance: The door must be able to withstand a fire in the garage long enough for you to get out of the house. Preferably long enough for the fire department to get there and extinguish the fire. One of the most common defects I find in my area is that the door isn’t thick enough. The common practice here is to use a solid wood door, which would normally be fine. However, a flat panel door doesn’t seem to fit in the decor of all the houses here, so most often I see 6-panel doors. These doors are about 1-5/8″ – 1-3/4″ thick, but if you measure the thickness at the recesses in the door, it’s less than 1-3/8″. These doors do not meet the stated requirement, and should be replaced with a door that does.
Self-Closing: This requirement is there for one purpose, to make sure the door is fully closed so that it can do its job. It can’t keep fire and carbon monoxide out of the house if it’s open. The way the requirement is written, a lot of people read it that a self-closing device is only required on 20-minute fire-rated doors. The confusion comes about because of the oxford comma before the last requirement. I reached out to the International Code Council (the group that writes the International Residential Code) for clarification, and they replied: “The self-closing device is a requirement for all the types of doors mentioned in Section R302.5.1”
So, please take a minute and go check the door to your garage. If it looks like the door in this picture, you probably have an improper door. Also make sure that the self-closing devices reliably close the door to the point the latch catches. If not, have them adjusted. Your safety could depend on it.
Improper Fire Door
Of course this is just one of the many things we inspect during our comprehensive home inspection. To book your inspection, call 210-202-1974, or click here to book online.