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  1. #1
    Join Date
    Feb 2010
    Location
    Irvine, California
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    47

    Default laminate on the garage floor

    A creative home owner installed laminated flooring panel on the whole garage floor
    I mentioned about it but the seller and buyer both liked it
    what should I tell them? there is anything in the garage but water heater is in the corner

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  2. #2
    Join Date
    Mar 2007
    Location
    Ormond Beach, Florida
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    25,936

    Default Re: laminate on the garage floor

    Quote Originally Posted by Ben Im View Post
    what should I tell them?
    Tell them that the code requires the garage floor to be non-combustible (concrete is the code stated garage floor material) ... and that they can do whatever they want with the floor, but you are advising them that is could catch on fire and cause serious injury, death, or eve burn the entire house down ... but all you can do is to provide advice ... that what they do with that advise is up to them ... it stays in my report as a fire hazard.

    Jerry Peck, Construction / Litigation Consultant
    Construction Litigation Consultants, LLC ( www.ConstructionLitigationConsultants.com )
    www.AskCodeMan.com

  3. #3
    Join Date
    Feb 2010
    Location
    Irvine, California
    Posts
    47

    Default Re: laminate on the garage floor

    Of cause, I told them the code violation, but their question is what makes the garage has more potential of fire, parked cars?


  4. #4
    Join Date
    Mar 2007
    Location
    Ormond Beach, Florida
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    Default Re: laminate on the garage floor

    Quote Originally Posted by Ben Im View Post
    ... but their question is what makes the garage has more potential of fire, parked cars?
    Correct.

    Cars, gasoline, mowers, any and all gasoline powered items, along with anything which drips oil (cars) and produces heat (engines, exhaust pipes, etc).

    That's why the garage is required to be separated from the living space with a wall which has certain requirements that other walls don't have.

    Jerry Peck, Construction / Litigation Consultant
    Construction Litigation Consultants, LLC ( www.ConstructionLitigationConsultants.com )
    www.AskCodeMan.com

  5. #5
    Join Date
    Feb 2010
    Location
    Irvine, California
    Posts
    47

    Default Re: laminate on the garage floor

    I see.
    Would you tell me just few major 'certain requirements' for the wall between living space?
    thanks a lot



  6. #6

    Default Re: laminate on the garage floor

    Also, this is unlikely to an approved use as per most laminate manufactures specifications.

    Jeff Zehnder - Home Inspector, Raleigh, NC
    http://www.jjeffzehnder.com/
    http://carolinahomeinspections.com/

  7. #7
    Join Date
    Feb 2009
    Location
    Southern Vancouver Island
    Posts
    4,494

    Default Re: laminate on the garage floor

    Or ...
    They need to keep gasoline out of there, and get a permit for the added living space.

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

  8. #8
    Join Date
    Mar 2007
    Location
    Ormond Beach, Florida
    Posts
    25,936

    Default Re: laminate on the garage floor

    Quote Originally Posted by Ben Im View Post
    I see.
    Would you tell me just few major 'certain requirements' for the wall between living space?
    thanks a lot
    - Minimum 1/2" gypsum board on garage side

    - Minimum 1-3/8" solid wood, 1-3/8" foam filled steel, or 20-minute rated door.

    - All openings sealed around to block the passage flame.

    - Other requirements related to separation between garage and living space and it's attic.

    Jerry Peck, Construction / Litigation Consultant
    Construction Litigation Consultants, LLC ( www.ConstructionLitigationConsultants.com )
    www.AskCodeMan.com

  9. #9
    Join Date
    Dec 2008
    Location
    Maryland
    Posts
    2,716

    Default Re: laminate on the garage floor

    If it is sold as an attached unheated storage area with a roll up door not a problem. Not selling it as a garage is the key, since it has been altered. It was a garage but it is not anymore.


  10. #10
    Join Date
    Mar 2007
    Location
    Ormond Beach, Florida
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    25,936

    Default Re: laminate on the garage floor

    Quote Originally Posted by Garry Sorrells View Post
    If it is sold as an attached unheated storage area with a roll up door not a problem. Not selling it as a garage is the key, since it has been altered. It was a garage but it is not anymore.
    What it's called doesn't matter, what it's used for is what matters.

    Explain it in logical terms to the client and in the report, state that because it appears to be, and for all you know it is, "a garage" and garages require ... blah, blah, blah ...

    If they don't use it as a garage is no different than a bedroom not being used as a bedroom (used as an office, for example).

    Jerry Peck, Construction / Litigation Consultant
    Construction Litigation Consultants, LLC ( www.ConstructionLitigationConsultants.com )
    www.AskCodeMan.com

  11. #11
    Join Date
    Dec 2007
    Location
    Holladay, UT
    Posts
    563

    Default Re: laminate on the garage floor

    Water heater TPR drain line discharging onto floor.

    Tom Rees / A Closer Look Home Inspection / Salt Lake City, Utah

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