BCAB #1432 - Insulation between garage and crawl space, Sentence 9.25.2.1.(1)

December 18, 1996

BCAB #1432

Re: Insulation between garage and crawl space, Sentence 9.25.2.1.(1)

Project Description

The project in question is a single-storey five-unit residential condominium. The units are built over a heated crawl space except for the garages which are slab on ground. The top of the garage floor slab is at the same level as the top of the concrete foundation wall which encloses the crawl space. The floor assemblies of the adjacent dwelling units rest on the top of the foundation wall. The garages are insulated but are not heated.

Reason for Appeal

Sentence 9.25.2.1.(1) requires thermal insulation between "... heated and unheated space, the exterior air or the exterior soil ..."

Appellant's Position

The appellant contends that insulation is neither warranted or required between the heated crawl space and the soil below the insulated but unheated garage. Building officials in neighbouring jurisdictions do not require insulation to the crawl space wall in this area because it is not considered a frost wall.

Building Official's Position

The building official maintains that thermal insulation is required by Sentence 9.25.2.1.(1) "... between heated and unheated space ..." such as the heated crawl space and the adjacent unheated garage. There have been cases of water lines freezing in the wall between a house and its garage even when the garage was "heated." This indicates sub-zero temperatures in the garage and it stands to reason there would be sub-zero temperatures below the garage floor, although heaving of the foundation/crawl space wall may not occur.

Appeal Board Decision #1432

It is the determination of the Board that thermal insulation is required between the heated crawl space and the exterior soil below the garage.

George R. Humphrey, Chair