Hi,

Looks like you have a long punch list. The most critical question is did you pay your money. If yes then it is not likely that your builder would be back. If not then do not pay until you are happy.

As for insulation around fireplaces, I am not sure if you should have any there due to the fire risk. I know it is ventless but is it also zero clerance? Something I would check out before installing lots of insulation there.

Insulating your garage before you drywall is a good idea. Foam is one method, just make sure you are O.K. with the out gassing as the stuff dries out, also as you mention check for fire regulations. I am more of a fiberglass bats man myself. That way if you mess up, it is relatively easy to remove. Also double check on the fire codes for garage insulation.

Note make sure that your insulation is done right, you do not want damp and condensation issues later due to incorrect vapour barriers, blocked vents or ice dams forming on your roof.

The bathroom fans I guess are NuTone. They are the cheapest and sound like a aircraft on take off. You can replace these I suppose. Try Panasonic, they are quieter but more expensive, and I guess this is a replacement so you have already sunk money into your existing NuTone fans.

All the best, Mike.

Thanks, Mike. Yep, we paid and didn't do any holdbacks. At the time, we weren't aware of any significant problems. The builder lost a large sum (& has reminded me of that over and over.) He came back to do a few things, but made such a mess that I would have been better off taking care of some of the problems myself.

The FP manufacturer says we should have fire rated insulation around the box and behind the wall. I'm trying to get that in writing.

I hadn't thought about out-gassing being an issue with foam insulation...will need to look into that. Thanks for the heads up. I tried to find a rock wool installer for a previous house, and no one around here seems to use it. I want whatever we use to be fire rated.

Anyone else have suggestions on the insulation? Thanks!

I've learned that the area bldg. assoc. got an exception to code several years ago to enable local builders to not drywall basement garage ceilings beneath finished living space. It explains the builder's comment about being code compliant when everything I read online indicated otherwise. Now I wonder what other exceptions have also been negotiated.

That's rather interesting. I don't think a local can negate the state and/or county code. Make the codes stricter, yes; but set aside a safety feature? Doesn't sound right.

Sounds like you need someone familiar with state codes in your corner, if for nothing else, to give you knowledgeable advice.

Meldy nva, sorry that I wasn't clear. The local home builders' assoc. persuaded the county in which we live to make that code exception (& most likely some others.) I was informed by a county official. My guess is that they did the same in the adjoining county, in which they also operate, since we've seen similar unfinished garages beneath living space in new construction there. From what I've read of city council meeting minutes, it seems that the various cities within these counties may also make exceptions to or be more stringent than the IRC.

Perhaps code adoption varies from state to state. We've lived in other states, but never paid attention to building code practices before. Here it's all about local (city or county) rule. In the counties where we live, or have lived, builders and developers are often very powerful politically.

The good news is that both the county fire marshall and the bldg. inspectors have been very cordial and helpful. They clearly aren't used to someone who wants to go above and beyond the minimum requirements, and have expressed a willingness to help.

County regulations are usually out-ranked by the laws and regulations of its state; where do you live that is otherwise?

Link has plain-English summary re IRC and UBC codes for garages. Note that this is a safety issue, not a structural integrity issue.

Frankly, I would be appalled if any responsible fire department offical would accept anything less. However, I am aware that there are political situations in which a great deal of pressure can be brought to bear upon local committees and the people serving those committees who literally don't know better than to undermine basic safety regulations. Please keep in mind that not only does an in-house or attached garage present opportunities for fire damage; the vehicles emit carbon monoxide which is odorless and tasteless and deadly. If you don't bring the garage up to safe standards, do invest in CM detectors throughout the living areas.

Here is a link that might be useful: Summary of building code for garages

Re: the fans. Are they vented or just stuck up there with no place for the moisture to go? (You can probably guess how I know to ask that. LOL)

Meldy nva, I'd rather not post location as I've already posted too much personal info. I have verified what I was told.

Chisue, yes they're vented. My sympathies if you've dealt with the problems caused by unvented fans. We previously owned a new construction house that had all bathroom exhaust fans vented into the attic. The bldg. inspector there had no problem with the practice and thought I was silly to pay someone to extend the ducts through the roof. We also had a house built some years back, and the idiots who installed the fans "forgot" to vent the one for the master shower; the others they ran through the soffits. That bldg. inspector missed all of their mistakes. Fortunately, the builder was reasonable and willing to listen, even to my "new fangled" ideas.