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  1. #1
    Join Date
    Jul 2010
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    Washington
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    Default Garage floor level with living space.

    What kind of recommendations can be made if the garage floor is level with the living space of the home. It doesn't seem reasonable to recommend raising 1700sf of living space floor or dropping 300sf of garage slab. The only thing I can think of is the construction of an elevated threshold but that seems like a tripping hazard and a pain in the arse. Any ideas?

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  2. #2
    Join Date
    Mar 2007
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    Succasunna NJ
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    Default Re: Garage floor level with living space.

    If you are using the IRC; there is no requirement for a step-up from the garage to the house.

    Darren www.aboutthehouseinspections.com
    'Whizzing & pasting & pooting through the day (Ronnie helping Kenny helping burn his poots away!) (FZ)

  3. #3
    Ray Norton's Avatar
    Ray Norton Guest

    Default Re: Garage floor level with living space.

    I have heard alot about the infamous "gas curb" over the years, but I could not find it's requirement in my search of different codes. I am not even sure where the requirement originally came from. Maybe some jurisdiction has it somewhere, I don't know.

    The portion of the floor used for parking cars must pitch to the vehicle door or to a drain. IRC 309. That's it.


  4. #4
    Join Date
    Mar 2011
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    Sparks,NV
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    109

    Default Re: Garage floor level with living space.

    I do see these here also but only in newer construction. Often it's in retirement communities. What I find here is that often the garage floor has a steeper slope.

    Nevada IOS#1730
    Nevada Energy Auditor #30
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  5. #5
    Join Date
    Apr 2007
    Location
    state of jefferson
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    520

    Default Re: Garage floor level with living space.

    no requirement for a curb or change of elevation.


  6. #6
    Join Date
    Mar 2007
    Location
    Healdsburg, CA
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    1,741

    Default Re: Garage floor level with living space.

    Recommend they lower the garage floor.

    Jerry McCarthy
    Building Code/ Construction Consultant

  7. #7
    Join Date
    Feb 2009
    Location
    Southern Vancouver Island
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    4,546

    Default Re: Garage floor level with living space.

    How about a little ramp that goes up and tapers back down past the threshold?
    There should at least be a door sill, because you want a tight seal to keep fumes out of the house.

    John Kogel, RHI, BC HI Lic #47455
    www.allsafehome.ca

  8. #8
    Join Date
    Dec 2008
    Location
    Colorado
    Posts
    17

    Default Re: Garage floor level with living space.

    I typically recommend an automatic closer be installed on the door


  9. #9
    Join Date
    Dec 2008
    Location
    Maryland
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    Default Re: Garage floor level with living space.

    Quote Originally Posted by Jerry McCarthy View Post
    Recommend they lower the garage floor.
    Jerry,
    What do you base recommendation of lowering the floor?
    Original post made no mention of floor being sloped, though seldom not sloped to some degree.


  10. #10
    Join Date
    Jul 2010
    Location
    Washington
    Posts
    70

    Default Re: Garage floor level with living space.

    Garry. I think Jerry was being facetious.
    There was a negative grade into the home from the exterior drive that had a sub-grade grated drain in front of the garage car door. If the garage floor had a slope to it it was very slight. These compounded to my concern that a high density gas would have no options but to flow towards the interior. No gas appliances in the home but the garage was large and had shop space so it still seemed possible to have noxious gasses around (vehicle exhaust as well).
    I commented on this condition as an FYI to the client but didn't recommend he lower the slab. The man door was solid wood and had an auto closing mechanism and a good seal. It's a challenge to ride the line between being reasonable and ridiculous wrt safety hazards.


  11. #11
    Join Date
    Dec 2008
    Location
    Maryland
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    Default Re: Garage floor level with living space.

    Luc,
    Sometimes I can't tell.
    The possibility for the garage to flood with gasoline and then have that gas flow into the living area is one of those potential freak situations. You can not guard against very situation. The fact that there appears to be no code requirement is enough to not make it an issue.

    If anything you might recommend CO detector for area adjacent to garage entrance.


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