Expert: Ted Barnhill (Principal, Design45 LLC) - 5/12/2009

Question
I am building an addition to my home. I have two questions: first, what is the building policy regarding building bedrooms/living space over garages.  Second, what is the best/proper way to drain sump pump water from foundation.

Answer
Ron,

Living space can be built over garages; however, there must be a fire separation of 5/8" drywall on the garage ceiling, and 1/2" on the walls.  Any columns within the garage must also be wrapped in 1/2" drywall.  You should be especially careful to control noxious fumes; keeping car emissions out of your home should be a top priority, and is not simple.  I recommend that you ventilate the garage well, and ideally use spray foam insulation in the garage ceiling to provide a better air/vapor barrier than poly.  Any HVAC should be very well sealed to prevent drawing fumes back into your house.

To you second question; a sump can be pumped to any place where the water won't cause problems, except into your sanitary sewer.  Options include a "dry well" under your yard, a storm sewer, or "to daylight," meaning on the surface far away from your home, possibly into a garden.

I hope this helps.  Feel free to post any follow-ups you may have.

-Ted Barnhill