Replies

1. 
   Guest_ | Sep 19, 2000 04:50am | #1

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   Cameron,

   Do you have a local building department in your area? If so, I'd give them a call. I'm not familiar with regulations in your area, but where I'm at, a 19 year old home wouldn't be required to conform to todays building standards, thus the fire-rated design your buyer's building inspector mentioned wouldn't be required (where I'm at).
   However,the rating he's suggesting is a good idea, and often is fairly simple to acheive. The most commom way to construct a fire-rated assembly is to use a gypsum (drywall) product called type "X". Proper finish at penetrations and joints is required to complete this job satisfactorly, and is often the most time consuming and can be difficult due to space constraints. There are other products available that have a fire-rated performance test, but the most common is the type "x" gyp. board and a fire rated door. Also make sure your furnace room has an adequate combustion air source, especially if your replacing a louvered or ventilated door. Again, I'd check with my local building department.

   Best,

   J.R.

1. 
   Guest_ | Sep 19, 2000 09:52am | #2

   *Perhaps you've run into one of the obscure areas of home inspections.Typically, homne inspectors don't do "code" inspections, we inspect for safety, and try to determine if components are aging properly and functioning as intended. (Personally, I do inspections in about 15-20 different code jusrisdictions; codes change every 3 years, +/-, and I often don't know when a compoenet was installed or modified, thus it would be impractical to determine whether a component complied with code when installed.)Sometimes, we'll see sonmething that's dangerous, but probably/possibly met code when installed. It becomes a judgment call as to whether one "calls it out."For example, an exposed electrical knife switch in a 90+/- year old house. I don't think there was an electrical code where I live, but I'll call it out as a safety hazard.As J.R. says, you'll have to check with your local building officials re fire rating enclosures, but be sure they understand that you're enquiring as to code applicable when the house was built.You'll also have to check the agreement for sale of the house as to the consequences of problems found during the HI. The applicable clauses are all over the place on that one.Also, J.R. is dead on right re combustion air; in my opinion, it would be a much bigger hazard if the combustion air supply got screwed up than the fire-rating of the enclosure.BTW, thank the buyer's bank for me, I think all banks should require home inspections Bob

1. 
   Guest_ | Sep 19, 2000 10:43pm | #3

   *Oh for such easy problems...there is only one answer to this question, get the facts. The two governing sets of rules are the local building code and the State Fire Code. The Fire Code is usually integrated into the Building Code, but not always. So, talk to your local building inspector. You don't say where you are so I am assuming there is one in your town.The other source is the Fire Marshall's office. Depending on where you live this will be either your local community or the State. A little investigation will tell you which. Then you can get the facts on what applys to your installation.By the way, it is VERY common for bank appointed inspectors to be all wet with their facts, especially if they aren't familiar with your specific community. So, you might be able to short circuit the whole thing by demanding(nicely) that you be shown the specific Fire or Building Code reference. You can then check it out.If in the end you need to install a 1-hour wall again check with the local officials. There are a couple different ways to do a 1-hour wall that complies with code and does not mess with the safe air flow.

2. 
   Cameron_A._Campbell | Sep 19, 2000 10:49pm | #4

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   I am in the process of selling my 19 year old home. The buyer's bank required a home inspection. The home inspector says that my oil-fired boiler (which is located in a closet off the living room) must be in a one hour fire rated enclosure consisting of 2 layers of 5/8 drywall and one hour rated doors. Another home inspector I asked about this states that the one hour rating is only for commercial structures, not residential and that my setup should be fine as is. Who is correct? I am located in Western Alaska, and if the enclosure has to be modified then I'm the one who will have to do it, and I'm afraid it may be beyond my skills. Can anyone help me with advice, please?