I looked at a job today where there’s a question about a fire rated wall. A previous owner had bumped the dining area wall into the garage to make two large pantries. There’s a smaller, separate, bump out for a microwave. The garage side has what looks like 5/8″ drywall, nicely taped and painted.
The customer is making an offer on the house and I need to let them know if this is a major problem – or just a somewhat goofy looking “improvement”. I couldn’t tell if there were any structural issues (the wall is non-bearing), but the fire rating has me a little baffled. The house is in San Jose, CA.
Any opinions would be appreciated.
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Actual code answer I don't have in front of me, but on my jobs you need both sides of the wall to have 5/8" rock on them to equal 1 hour rating.
I rarely do a house, but I have mostly seen 1/2" on the inside & 5/8" on the garage side & that was called a 1 hour rating.
Two things, first you need to see what the EXACT code is for you city (or state it they issue it). There are lots of variation about what is required for a garage wall.
For example the IRC only requires 1/2" and that is only on the garage side.
They you need to see if the wall meets that code.
Just because it was bumped out I don't see where that affects anything. Unless there is something in the code that limits the number of jogs in the common wall I don't see any problem.
California is under the 97 UBC (legacy code), between garage and living space must be 1 hour rated wall to the underside of the roof or to underside of garage ceiling( 5/8 fire rated rock on the garage side, taped and joint compound applied). Inside wall must be minimum 1/2 rock, again with tape and joint comp. applied. No penetrations of fire rated wall without fire rated foam fill or caulk.
No receptacles on opposite sides of the wall in same stud bay and your good to go, with insulation in the wall fixed in place. Any duct work that enters garage must be metal duct continuous on garage side none of this wire wound flex duct with plastic inside and out and one hour fire door, with factory labels attached, self closing.
These bump outs need rock on both side of wall not just one side. Need to verify that. Also, must have had a permit to do these changes and record on file with building dept. If no permit, it has got to be disclosed to buyer and there will likely be a problem with obtaining insurance.