Defect type
High · 2–4/5
Missing Fire Separation Between Attached Garage and Dwelling
I inspected the wall and door between an attached Class 10a garage and the Class 1a living areas and found no functional fire separation. The common wall shows single-sided plasterboard or unsealed service penetrations, and the internal door is a hollow-core leaf with no self-closer. In a vehicle or stored-fuel fire I would not expect this assembly to hold. Reference: NCC 3.7.2.
Causes
- Original build predates current NCC separation provisions for attached garages
- Internal door replaced during renovation without reinstating a fire-rated leaf or self-closer
- Electrical, plumbing, or HVAC penetrations cut through the separating wall and left unsealed
Symptoms to look for
- Hollow-core timber door between house and garage with no self-closing device
- Plasterboard installed on the house side only, leaving studs exposed in the garage
- Gaps around pipes, cables, or exhaust ducts penetrating the common wall
Remedies
- Line the garage side with fire-grade plasterboard; check the build against NCC 3.7.2
- Install a self-closing solid-core or fire-rated door between the garage and house
- Seal all service penetrations with an approved fire-rated sealant or collar
Critical
Get an inspector through this property.
Findings in this category skew high severity. If you are under contract, we can usually book inside the cooling-off window. Every inspection includes 12 months of free advice.
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