To further explain, the bedroom would not have direct access to the dwelling unit without going outside and around the garage. The garage is a different occupancy classification than the residence and obviously has a fire wall. This would mean the bedroom would be outside the residential occupancy envelope.
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How do you treat requests to add a bedroom onto a side of a dwelling unit but separated from the dwelling unit by a garage?
- Thread starter TKat
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- bedroom separate building
steveray
SAWHORSE
Same as any other bedroom....If there is an opening into the garage, it is not allowed.....Did you have a specific question?
Yes.... how is it a part of the dwelling when you are separated by a fire wall and has no "communication" or direct access to the dwelling unit?
This could also lead to the question, can you have a bedroom without having a residence? I find nothing in the IRC that says a sleeping room is not allowed if it is not within a dwelling unit. It would seem logical for the IRC, but it is not in there.
steveray
SAWHORSE
Can you have a bedroom in an outbuilding? We have plenty of master suites above garages or bonus rooms...
Inspector 102
REGISTERED
Other than the inconvenience of access to the kitchen / restroom / laundry, I am not aware of anything that would prohibit the bedroom being separated from the other living spaces. It would require the proper protection on the garage side of the common wall, no openings, and smoke detectors would have to be installed and interconnected. Bad design, but not sure a code violation.
But those typically are accessed through the residence and not the garage. Correct?
steveray
SAWHORSE
Yours can not be accessed through the garage either:
R302.5.1 Opening Protection
Openings from a private garage directly into a room used for sleeping purposes shall not be permitted.
Mr. Inspector
SAWHORSE
how you know it's a fire wall? Nothing in the IRC about fire walls.
Even in the IBC you can the same occupancy on both sides of a fire wall.
Even in the IBC you can the same occupancy on both sides of a fire wall.
Yankee Chronicler
REGISTERED
There's a fire wall between the residence and the garage? Really?
Is this a commercial building with one or more dwelling units in it, or is this a single family residence under the IRC? I find it extremely hard to imagine an actual fire wall between a garage and a dwelling unit.
Check with the Planning Dept.
Yankee Chronicler
REGISTERED
The plan does not appear to be adding a "bedroom." It doesn't (as drawn) include a kitchen or kitchenette, but it has a full 3/4 bathroom with a washer and dryer, it has a living room, and a sleeping area. It's fairly obvious that it's intended to be an accessory dwelling unit and someone is playing games to try to get it approved. Do the local zoning regulations not allow ADUs?
Inspector Gadget
REGISTERED
Y'all got yourself a duplex, methinks.
tmurray
SAWHORSE
Can the garage open directly onto a sleeping room? It looks like that is what you have.
Without a kitchen, I'd have a hard time calling it a dwelling unit, but I would want to make sure I speak with the owner to confirm there is no intent to install a kitchen and verify one is not installed at final. Document, document, document.
Without a kitchen, I'd have a hard time calling it a dwelling unit, but I would want to make sure I speak with the owner to confirm there is no intent to install a kitchen and verify one is not installed at final. Document, document, document.
Inspector Gadget
REGISTERED
Aye. We've run into issues like this around here. The key is the electrical service. Or
"You said the space above the garage was just an office."
"Yup. It's an office."
"So ... why does the electrical rough-in have a dryer outlet?"
"Oh, that's just so I can wash my work-clothes without using the house washer."
"Uh-huh. And the rough-in for the stove?"
"....."
tmurray
SAWHORSE
"You can't tell me I can't have a second washer, dryer, stove, and air exchanger in my house". - said by developer
Nope. But I can call it a second dwelling unit. Planning can tell you that you can't have a second dwelling unit though. Also, have fun with your septic field that was already maxed out for the lot.
Inspector Gadget
REGISTERED
SDS
REGISTERED
Not all that uncommon. I've designed SFR/ADU plans with fire separation to reduce area for fire flow. Once upon a time the garage fire separation in SFR's was required and had to go right up to the roof sheathing.
An existing SFR/ADU being added onto could will have fire separation at the garage depending on the design.
Never, ever discount what you might find when remodeling an existing building.
The laundry sink can be a kitchen sink. A microwave and a hot plate are the cooking facilities. This is a rental setup. Planning Departments tend to frown on additions that do not communicate with the main dwelling.
tmurray
SAWHORSE
SDS
REGISTERED
Ahh, yes you are correct
Mr. Inspector
SAWHORSE
Looks like a R1 to me.
Remove queen size bed and the wording new sleeping are and its an L-shaped living room, rec-room, play-room, bonus room or man/she cave!
As drawn:
Bedroom has a smoke detector and egress openings. If the existing living are can be reached may need to be interconnected or Wi-fi type SD system.
A fire separation wall between the new garage and living room/new bath would be required all the way through to the truss roof rafters with fire rated drywall.
Door between the new garage and living room would need to be 1-3/8 solid core wood door or 20-min steel door with closer.
Will need attic access to new area because where its located in garage would be breeched if allowed to go through separation wall in attic.
HVAC, How? Are the plumbing drain lines figured out?
A place for mother?
As drawn:
Bedroom has a smoke detector and egress openings. If the existing living are can be reached may need to be interconnected or Wi-fi type SD system.
A fire separation wall between the new garage and living room/new bath would be required all the way through to the truss roof rafters with fire rated drywall.
Door between the new garage and living room would need to be 1-3/8 solid core wood door or 20-min steel door with closer.
Will need attic access to new area because where its located in garage would be breeched if allowed to go through separation wall in attic.
HVAC, How? Are the plumbing drain lines figured out?
A place for mother?
steveray
SAWHORSE
Here is the wacky part...If you don't call it "part of the dwelling unit" or a dwelling unit....you don't get smokes and CO's.....