We are trying to convert the top of an 80 yr old carriage house to a living area for our daughter. The code inspector came back with all the usual requirements, arc, gfic, insulation, even to the numbers on the house, also there for over 80 years. He has 15 requirements, ok. I am paranoid about fire and safety and this is my daughter we are talking about, so fine.
There is a stairwell at the back of the building and double doors on the front of the building where saddles were hauled up to the secong floor.
The ceiling of the carriage house/garage is beadboard and he says we have to cover it up with 5/8" gypsum. He also wants the steel lolly columns covered with gypsum. We added the columns on the first floor just to be safe with any additional weight on the second floor.
We will follow instructions to have the hard wired ,110 volt smoke detectors with battery backups on both levels and everything else.
The ceiling on the first floor is 3/4" wood with 8 to 9" space that will be filled with fire resistant insulation and then the floor on the second level is another 3/4" wood so I'm not sure what the "burn" value is. This is what he said....
"We are in agreement that the use of a 'Limited Area Sprinkler System'
to protect the garage area only would be an approved alternative.
You would need to have an approved contractor verify by calculation
but most likely 2 or at most 4 sidewall sprinkler heads would be
needed to protect that area.
In reference to IRC R102.7, & 102.7.1, these code sections do apply
to your project; the addition of a habitable space with a sleeping
area raises the hazard level in the building and causes the project
to need to meet the requirements of new construction as indicated in R102.7.1"
We checked into sprinklers but that is an unbelievably expensive way to go.
I know code is code but consider this, 1. it is less than 12 feet from the first story to the ground (Jumpable)
2. it is less than 15' from the sleeping area to the double doors (old carriage house secnd story doors)
3. there is a fire hydrant less than 200 feet from the carriage house
4. The fire company is .04 miles away
5. the sleeping area is not above the garage area but is above a couple of rooms secondary to the garage area
One other question, how fire safe is the house with a hand troweled cement basement with three brick thick walls?
This is a great site, thanks.