Expert: Dan Griffin - 6/29/2008

Question
QUESTION: I am the owner of a space and I am trying to build a hair salon in Kissimmee Florida. I got a permit with the walls built in steel framing (constructio type II-B), but my contractor ended up building the walls with wood. Now the city inspector did not approve the work because wood is a combustible material. Is there a way to fix this problem without demolish the existing wood framing?. Or do I have to change all the framing to metal anyways?

ANSWER: Carlos,  it sounds like someone who did not know much about commercial construction tried to use a product they knew about instead the ones required. The simple answer for everyone is to rip it out and perform with the proper materials.  You might be able to keep the wood framing if you sprinkle the building and reduce the size of the areas of separation.  These processes will cost a great deal more than changing out to non combustible framing.  The simple answer for the building department is no.  YOu would need to fund any "board of exceptions" petitions or provide independent engineering  for an alternate solution.

The only things that you might discuss with your inspector(s) would be: chemical treatment to the wood framing with fire retardant.
Additonal layers of drywall to raise the hour rating of the wall assemblies.
Sprinkler system or modification of sprinkler system to form a "water curtain".
If the wall in question is separating your space from another tenant, you might be able to add an additonal properly rated wall, but this will be very subject to the steel design as your space would need to be able to fail without pulling down anyone else's space.

I wish there would be some compromise ground to offer to you, but I don't hold out much hope for your situation.

---------- FOLLOW-UP ----------

QUESTION: Thanks for your quick answer.
I was checking on line about a fireproof coating that could be applied to the wood. Do you think this could be accepted?
Other thing I was checking was: what happen if we change the type of construction (II-b) to another type? Is it possible to build a commercial space with wood framing? Does the code agree with this?

Thanks.

Answer
Carlos, do you own the entire structure or just one tenant space?  Is this a cement block building with concrete floor and steel superstructure (my assumption)?  If the building has been framed in wood, you will need to go through the permitting process again.    Any change of basic conditions like type of construction will require a total rework of the permit process.  Some of these issues may be covered by ordinance, covenanant, local code, or zoning which would require certain types of construction for certain usage in certain locations.  Your insurance may also require a specific construction type.

I suggested the fire treatment as a discussion point to discuss with the inspector.  I have no idea whether the inspector will consider it; their interest in working with you is very much influenced by attitude, knowledge (your ability to read and interpret code), sincerity, etc.  "Because it's going to cost more money" has very little or no influence on the conversation.  When I mentioned it I was thinking about an interior, room creating type wall, certainly not exterior load bearing walls.

How on earth did you draw, design, and submit 2 B and then build 5C?  All the detail sheets and wall sections would have shown metal.  Something just does not add up in this conversation.