abrousse

Several questions need to be answered: Does the town/city enforce the IRC/IBC? What type of dwelling are we looking at? There is a big difference between a townhouse, condo or apartments. The definition of a townhouse is- A single family dwelling unit constructed in a group of three or more attached units in which each unit extends from foundation to roof and with open space on at least two sides. In New Jersey, a townhouse NOT MORE than 3-stories in height is constructed according to the IRC; more than 3-stories or less than 2 sides open, than it's like a condo and it's constructed according to the IBC. If it's a true 'Townhouse' and it's built to the IRC, than the following would apply- Each townhouse shall be considered a separate building and shall be separated by fire-resistance-rated wall assemblies meeting the requirements of section R302 for exterior walls. The fire resistance-rated wall or assembly separating the townhouses shall BE CONTINUOUS from foundation to the underside of the roof sheathing, deck or slab. The fire-resistance rating shall extend the full length of the wall or assembly, including wall extensions through and separating the enclosed accessory structures. It goes on to talk about needing a parapet or installing a fire-rating 4 feet each side of the separation wall. If this dwelling is built to the IBC, there are many, many variations on separation. I read somewhere (here or IN) where someone stating they were looking at a townhouse that had part of another living space under it; it wasn't a townhouse if there is a living space under it. You need to know what your looking at before you can determine what's right or wrong. Darren, That's exactly how I read it in the IRC. This building is in fact a "townhouse". It was built in 2007 with that intent. There are 3 units, hence 2 common walls. Thanks for the input..

Got to love those gray areas!!

The interesting thing is, when I reference the 2009 IRC, I see that this section has a lot of revisions. There is one section addressing TOWNHOUSES, and another for TWO-FAMILY DWELLINGS. There is mention of having a fire-rated wall OR floor/ceiling in the section for two-family dwellings. However, only a fire-rated wall is mentioned in the townhouse section.

Thanks for the info Marc!

Wayne, This townhouse was actually built recently in 2007. My opinion is that it doesn't look right, should have gypsum board on this side of the studs as well. Thanks for your help!!

New at this and needed a little help. Posted a picture of the firewall in the attic between two units in a townhouse. It's 5/8" gypsum board and fire rated but shouldn't it be on both sides of the studs or is this acceptable? Also do the joints have to be taped? Thanks to anyone willing to help! Click to Enlarge 24.56 KB