The Garage, a target rich environment

 The Garage, a target rich environment 
 

If you have a garage, chances are a car is not the only thing you put in there (if that).  In the home inspection field, the garage is what we call a “target rich” environment.  Rarely do we get through a home inspection without something to say about the garage.
What’s the difference between a garage and a carport?  A carport is open on at least two sides.  If it’s only open on one side, it’s a garage.
Because a garage is designed for gas powered vehicle storage, it is classified as a high fire danger area. The potential presence of flammable vapors creates an explosive zone that extends 18 inches above the floor.  No flame or spark generating devices are allowed in this zone.  That’s why a water heater or furnace is elevated above the floor.  Similarly, electrical outlets are placed above 18 inches due to the possibility of creating a spark when connecting or disconnecting. A word of caution regarding the new Flammable Vapor Ignition Resistant (FVIR) water heaters. Just because the instructions say you can put it on the garage floor, doesn’t mean you should.  If flammable vapors are present, the water heater shuts down, is not repairable and must be replaced.
When the garage is attached to or within 3 feet of the house, the common wall or ceiling is called a fire wall. This wall is typically covered with 5/8 inch type X drywall unless the house has fire sprinklers installed and then only 1/2 inch is required.  If you pulled the car in a little too far and rammed the back wall, it’s time to patch that hole!  No gaps allowed. That brings us to the entry door into the house.  It should be identified as fire rated.  Doggie doors nullify the fire rating.
Frequently, water heaters or furnaces are located in the garage. If so, you’ll want a safety bollard installed in the floor to prevent hitting them with the car.  These gas appliances need to have fresh air for combustion, so don’t block off the wall vents.
We live in California where the earth is known to move.  Water heaters are secured to the wall for a number of reasons.  If it falls over, broken gas or electric lines are a problem.  Also, if we have an earthquake the heater can be a source of fresh drinking water.  If you decide to strap it yourself, follow the instructions on the earthquake strapping kit.
The concrete slab presents other issues.  It should slope to drain to the vehicle door.  It should be a non-combustible surface.  No carpet or paint allowed.  Small cracks and fractures in the concrete are generally not a concern because the slab is most often “floating” and not structurally critical.  But if the cracks are large or offset, it’s a problem.
Garage doors and their openers have greatly improved over the years.  The old heavy wooden slab doors are not nearly as safe as the newer aluminum or roll up types.  Old springs don’t have safety cables inside.  Old installations don’t have those little electric eyes at the bottom, to reverse if something breaks the beam.  By the way, most manufacturers recommend that these eyes be mounted at 6 inches above grade.
Storage in the rafters comes with limitations.  Unless engineered otherwise, the rafters are there to hold the roof framing together.  Heavy items attached to or stored in the rafters can cause structural damage. 
We’ve touched on some of the highlights of garage inspections.  Converting a garage to living space is another matter entirely and falls under very different rules for habitable space.