Pulldown ladders in garages

[msteger]

I see pulldown ladders in attached garages all of the time in my neck of the woods (south central PA). I call these out since they void the garage's firewall rating since the ladders are a thin piece of plywood. All you need is an overheated car to start a fire and whoooosh....the fire spreads in a few seconds to the above garage attic and into the home.

It doesn't appear that building inspectors (new homes) call this out or the actual ladder manufacturer's include install instructions stating that these should NOT be installed in garages due to the potential firewall issue.

I would guess that installing a proper fire-rated box over the pulldown ladder opening will 'reclaim' the firewall, yet who the heck is going to do that and have to remove it each time to pull the ladder down.

Some other local inspectors do not call these out for some reason...Am I the only one calling this issue out in attached garages?

Discussion..?

[ozofprev]

Is there a 2nd floor? Does the firewall extend to the roof?

[Jim Katen]

Well I already contributed my opinion when you asked the same question two weeks ago here:

https://www.inspectorsjournal.com/forum ... IC_ID=4665

- Jim Katen, Oregon

[ozofprev]

Now that's interesting [:-banghea

Thanks Jim.

[Jim Baird]

The state of GA addresses the pulldown ladder thing by requiring a 3/8" fire retardant treated panel. Local county will ok the non retardant if there is a piece of hardiboard or sheetrock fastened on the panel surface.

[Jim Katen]

Originally posted by Jim Baird

The state of GA addresses the pulldown ladder thing by requiring a 3/8" fire retardant treated panel. Local county will ok the non retardant if there is a piece of hardiboard or sheetrock fastened on the panel surface.

Do they also require that the panel be sealed at the perimeter?

How does the local county deal with the fact that the assembly won't close all the way with the added weight of hardiboard or sheetrock on it?

- Jim Katen, Oregon

[homnspector]

I always call it out. I saw one in a new construction recently that had gypsum board attached and a barrel bolt to secure it up, otherwise it would sag from the frame as Jim said. Seemed like a good solution.

The real question is, why are they manufacturing these like they are? Is there a market for a code-compliant panel?

[Jim Katen]

Originally posted by homnspector

. . . The real question is, why are they manufacturing these like they are?

Because they're cheap and they sell them by the boxcar.

Is there a market for a code-compliant panel?

Probably, but it woudn't be a profitable market.

- Jim Katen, Oregon

[homnspector]

"Probably, but it woudn't be a profitable market. "

Hah, that's what they told Gary Dahl.

[msteger]

Sorry I asked this question again.. from Jim's posting, I asked this two weeks ago and forgot I did.

[msteger]

Originally posted by ozofprev

Is there a 2nd floor? Does the firewall extend to the roof?

No, there is not a fire-resistant material to the roof in the attic above the garage. Often just a compressed paper-like building material or foil backed foam board.

I believe most building codes required at least 1/2" drywall for firewall protection on garage ceilings if not a living space, and 3/4' min drywall if there is a living space above the garage.

[ozofprev]

Check with the locals.

Just for example's sake, there is a document (titled GARAGE FIRE LID AND WALL REQ) at http://www.sjgov.org/commdev/cgi-bin/cdyn.exe/cdyn.exe/building_handouts?grp=building&htm=handouts&sid=&typ=handouts on residential garage ceilings for Joaqin County CA that specifies when they require a fire lid. (Common truss for house/garage, no firewall to roof, 2nd story...)

[Jim Baird]

"...How does the local county deal with the fact that the assembly won't close all the way with the added weight of hardiboard or sheetrock on it?..."

I've seen it applied and the unit close up just fine. The non-compliant and the compliant plywood bottom panels weigh very little, whereas the springs are fairly stout.

[Brian G]

I hate to drift here, but I did a house Monday with a new drop-stair/pulldown that was made of 2x stuff with heavy steel hinges at the joints. I've never seen one like it. Damn that was nice. Son-of-a-gun was as stiff as I used to be. []

Brian G.

Yet Another Failure of Impluse Control []

[SonOfSwamp]

One can buy a fire-rated folding stair right off the shelf.

I've told many a customer to buy one of these things. Don't know if any ever bought one, though. If I needed an attic stair that wasn't a real wood stair, I'd get one of these.

Looky here:

http://www.rainbowatticstair.com/attic- ... ladder.cfm

WJ

[Tim Maxwell]

Originally posted by Jim Baird

The state of GA addresses the pulldown ladder thing by requiring a 3/8" fire retardant treated panel. Local county will ok the non retardant if there is a piece of hardiboard or sheetrock fastened on the panel surface.

Jim,

I am not familiar with this requirement in GA and have never seen a pulldown in a garage installed this way. I had one yesterday on a ranch condo that was installed/built in 2003, same ole 1/4" plywood pulldown. It was in Marietta/Cobb Co.

I'd love a good reference to include in my report.

Thanks

[Jim Baird]

Tim,

It's in the GA amendments, but I don't think it took effect until about '06. Those amendments are posted on the state DCA website.

By the way, what's a ranch condo? Is that a duplex owned by two different parties?

[Tim Maxwell]

By the way, what's a ranch condo? Is that a duplex owned by two different parties?

The ranch condos I've seen have all been 4 per building. Ranch/slabs. 2 car garage in all units. It was really nice but best I could tell it was all retired folks living in the comuunity.