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  1. #1
    Join Date
    Dec 2008
    Location
    Erwin, TN
    Posts
    305

    Default Fire Separation Standards

    Does anyone know the IBC for a condo built in 2014, garage has no fire separation ceiling installed. I'm assuming its different from the IRC, condos go by the IBC correct and not the IRC ?

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  2. #2
    Join Date
    Mar 2007
    Location
    Ormond Beach, Florida
    Posts
    27,590

    Default Re: Fire Separation Standards

    Condos are under the Building Code, not the Residential Code, correct.

    The Building Code is more restrictive than the Residential Code.

    The photos don't even meet the Residential Code.

    Are you sure those are "condos" and not "townhouses"?

    One way to make an initial judgment call is: do the units go vertically from the foundation to the roof? I.e. no unit crosses over or goes under another unit (badicslly speaking, if a unit burned down, the units to each side would still be standing).

    "Condominiums" is a type of ownership, the correct way to think 'code speak' is "apartments" as codes do not address condo buildings, the codes address apartment buildings (where there is one structure which contains multiple units, where each unit is separated from other units, and each unit is also separated from common areas).

    Depending on the the type of structure ... a townhouse would require 5/8" type x gypsum board at the ceiling, but would not be a rated floor-ceiling assembly ... an apartment building would require a rated floor-ceiling assembly (unless that private garage was entirely within the rated separation walls of that one unit, in which case it might be treated the same as if it was a townhouse - I'd have to look that scenario up).

    One way, and maybe the best way, to find out (if available this way in your area) is to look at permits online and see what it says, some county property appraiser websites may also give clues as to what it is.

    The limited photos don't show enough to get an idea if each unit is vertical all the way from foundation to roof, or if units are stacked above each other.

    Jerry Peck
    Construction Litigation Consultant ( www.ConstructionLitigationConsultants.com )
    www.AskCodeMan.com

  3. #3
    Join Date
    Dec 2008
    Location
    Erwin, TN
    Posts
    305

    Default Re: Fire Separation Standards

    The units go all the way vertical, garage (basement), 1st floor, 2nd floor bedrooms and attic. Listed on Remax website as Single Family Residential Townhouse.
    Property Type
    Single Family Residence / Townhouse
    Property Type

    Single Family Residence / Townhouse


  4. #4
    Join Date
    Mar 2007
    Location
    Ormond Beach, Florida
    Posts
    27,590

    Default Re: Fire Separation Standards

    Townhouse means IRC.

    With living space above, the IRC requires minimum 5/8" type x gypsum board on the ceiling and minimum 1/2" on supporting walls and structure.

    Added with edit: to clarify - the 1/2" gypsum board on the walls and supporting structure is not required to be type x (as the above could be read as implying it was).

    Last edited by Jerry Peck; 04-15-2021 at 06:24 AM.
    Jerry Peck
    Construction Litigation Consultant ( www.ConstructionLitigationConsultants.com )
    www.AskCodeMan.com

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