By Barry Stone
Dear Barry,
My house was built in 1955, before firewalls were required in garages. My buyers have asked that I upgrade the garage to comply with current fire safety requirements, as recommended by their home inspector. I've cooperated with their request by patching several holes in the firewall. But now, they insist that I replace the door between the garage and the kitchen. This door is hollow core, but it has been covered with sheet metal for increased fire resistance. Isn't this safe enough? -Gene
Before answering your questions, I must clarify one essential point: Homes built in 1955 do not predate the fire separation requirement for garages. Firewalls between homes and garages have been specified in the Uniform Building Code since the first code book was published in 1927. Modifications to the code have been enacted since that time, but the basic firewall requirement still applies to 40-year-old homes.
The purpose of this code is to delay the spread of fire from a garage to a dwelling. In order to comply, wood-framed walls and ceilings between garages and dwellings must be finished with plaster or 5/8 inch drywall, and all doors must be solid core or labeled as fire-rated by the manufacturer.
When your home was built, these codes were not universally enforced, especially in rural areas. Consequently, many hollow core doors were errantly installed in attached garages. In those years, a common upgrade for such doors was the application of sheet metal. Although this modification does not comply with current fire standards, most building departments regard these doors as "legal nonconforming," which means that replacement is generally not mandated.
Another pertinent upgrade in the fire code, which has taken effect since your home was constructed, is the requirement that fire doors be self-closing. The addition of a self-closing device would be an advisable upgrade to your garage door, but it is not a legal requirement for homes built in the 1950's.
As to the disagreement between you and your buyer, the best way to resolve disputes involving fire safety compliance is to err on the side of caution. My advice would be to upgrade the garage door to current safety standards. It is not your obligation to make these improvements on the buyers' behalf, but they could certainly upgrade the quality of the fire door after closing escrow.
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